30 24 26018 https://digitalcollections.library.gvsu.edu/files/original/c5b564f1cbf5b7dfcd24b2e350b8b2b9.pdf f79dff98943d86feaa72cd6c237a6e88 PDF Text Text -, .... I I ,,~' j lI I j 1 i I i -· i , I l A ,t j i 1' . J f • / ; I i / '' ' �. CITY OF ST. JOSEPH COMPREHENSIVE PLAN August, 1976 AMENDED - January, 1977 - PREPARED BY CITY OF ST. JOSEPH PLANNING COMMISSION James Heathcote, Chairman Ray Freridge, Member Neil Berndt, Vice Chairman Richard Lambrecht, Member Bu.rton Baker, Member Donald McGrath, Member John Fetters, Member James Mason, Member Gratten Nowlen, Member A note of appreciation to Carl Conklin, Director of Building & Inspection Gerald Heppler, City Manager Richard Kiesel, Assistant City Manager Technical Assistance Provided By Southwestern Michigan Regional Planning Commission Thomas Sinn, Past Executive Director John Kowalski, Senior Planner James Muldoon, Senior Planner S.B.D. Marks, Graphics Lana A. Veine, Secretary �-- I CITY OF ST. JOSEPH PLANNING COMMISSION ADOPTION RESOLUTION ST. JOSEPH MASTER PLAN WHEREAS, the Municipal Planning Act, Act 285, P~A. 1931, states that planning commissions shall make and adopt a master plan for the ur ose of encoura in and guiding orderly and efficient future growt an development o e c1 WHEREAS, in accordance with Act 285, P.A. 1931, as amended, notice of a public hearing has been duly published and on August 5th ;1976, the public hearing was held at the St. Joseph City Hall for the purpose of making public explanation of the £_reposed master plan and downtown development plan and receiving public comments and ·recommendations regarding the plan; and WHEREAS, the St. Joseph Planning Commission has given due consideration to the public comments presented at the hearing: BE IT THEREFORE RESOLVED, that the St. Joseph Planning Commission hereby approves and adopts the St. Joseph Master Plan and Downtown Development Plan dated August, 1976, as requ1rea by the-aforementioned state legislative act to encourage and guide future growth and development of the city in an orderly manner. RESOLVED ON THIS Second DAY OF September, 1976, AT A REGULAR MEETING OF THE ST. JOSEPH PLANNING COMMISSION ACCORDING TO THE FOLLOWING VOTES OF THE PLANNING COMMISSION MEMBERS: Yes Burton Baker Neil Berndt John Fetters Ray Freridge -Richard Lambrecht Donald McGrath James Mason Gratten Nowlen James Heathcote No Absent X X X X X X X X X J~s Heathcote, Planning Commission Chairman L & _.--t?4,1 / ·> f c ~(j_;{/L;..;/ (__/ · Carl ConkYin, Recordinq Secretary I �I • CITY OF ST. JOSEPH PLANNING COMMISSION AMENDMENT RESOLUTION '. ST. JOSEPH MASTER PLAN WHEREAS, the Municipal Planning Act, Act 285, P.A. 1931, states that planning commissions shall make and adopt a master plan for the purpose of encouraging and guiding orderly and efficient future growth and development of the city; and WHEREAS, in accordance with Act 285, P.A. 1931, as amended, notice of a public hearing has been duly published and on January 6, 1977, the public hearing v1as held at the St. Joseph City Hall for the purpose of making public explanation of the proposed rev1s1ons to the master plan as adopted on September 2, 1976 and for receiving public comments and recommendations regarding the plan; and WHEREAS, the St. Joseph Planning Commission has given due consideration to the public comments presented at the hearing: BE IT THEREFORE RESOLVED, that the St. Joseph Planning Commission hereby approves and adopts the revisions to the St. Joseph Master Plan dated January, 1977, as required by the aforementioned state legislative act to encourage and guide future growth and development of the city in an orderly manner. RESOLVED ON THIS SIXTH DAY OF JANUARY, 1977, AT A REGULAR MEETING OF THE ST. JOSEPH PLANNING COMMISSION ACCORDING TO THE FOLLmHNG VOTES OF THE PLANNING COMMISSION MEMBERS: Yes Burton Baker Neil Berndt John Fetters Ray Freridge Richard Lambrecht Donald McGrath James Mason Gratten Nowlen James Heathcote Absent No X X X X V I\ X X X X Jame~Heathcote, Planning Commission Chairman r· __. /4P/-~ £:1iL:·"-. l -~ -~ :,'..,L~ / - L-::___ _ _ _ _ _ __ Carl Conklin, Recording Secretary �CONTENTS SECTION I . POPULATION SECTION I I LAND USE SECTION III SECTION IV . . HOUSING .... SECTION V SECTION VI .... . . • ECONOMIC PROFILE ' ... . . . .. PARKS AND RECREATION ... . SECTION VI I . . • . . PUBLIC FACILITIES AND UTILITIES . • . . TRANSPORTATION SYSTEM ANALYSIS SECTION VII I . . RECOMMENDATIONS Maps Page .. Neighborhood Analysis Areas Existing Land Use · . . . . . . . . .. .. .. Water Distribution System II-5 ... VI-3 Sanitary &Storm Sewer System 1972 Traffic Flow VI-5 .• . VII-4 ... 1972 Street Network ... . Existing Network of Streets Serving Principal Traffic Flow . . . . . Proposed Street Cl ass i.fi cation System .. .. ... . . .. . . . . . . . . . . ;• ... . . . .. . Tables, Charts, and Graphs Sex by :Age (1970) ..... . . . ....... . VII- 11' . VII I-4 VIII-12 I-2 Percent Change in Total Population (1960-1970) St. Joseph, Michigan Population VII-9 Page ...... .. 1973-74 Household Characteristics for St. Joseph VII-6 . VII-7 Existing and Committed Street System Improvements for the Year 2000 Dial-A-Ride Zones ... Future Land Use Plan . I-8 I-2 .. . . I-4 I-7 �I CHARTS and GRAPHS 1973-74 Household Characteristics for St. Joseph by Neighborhoods Existing Land Use . . . . . . . . I-9 ..... II-4 Comparative Land Use Changes for St. Joseph .. .. 1940-70 Housing Trend for St. Joseph . . III-3 Owner-Rental Occupied and Single and Multi-Family Housing Unit Distribution for St. Joseph and Neighborhoods in 1974 . . . . . . . Housing Unit Transiency and Vacancy Rates for St. Joseph and Neighborhoods in 1974 . . . . . . . . . . . . . . . . . . IV-2 1970 Economic Base Indicators for St. Joseph IV-6 . . . . . 1950-60-70 Employment by Occupation for St. Joseph IV-10 1958-72 Manufacturing Employment and Value Added for St. Joseph . 1954-72 Selected Services Establishments and Total Receipts for St. Joseph . • . . . . . . . . . . . . . . . . . . . . . . . . IV-11 . . . . Inventory of Park and Recreational Facilities for St. Joseph 1975. Past Trends and Projected Demands for St. Joseph Water Treatment Plant Inter-Zone Trips . . . . . DART - O&D Trip Patterns IV-7 IV-8 1958-72 Retail Payroll, Sales, and Establishments for St. Joseph .. III-4 III-6 1963-72 Area Industrial Interrelationship for St. Joseph 1950-60-70 Employment by Industry for St. Joseph II-9 IV-12 V-3 VI-2 . VII-12 . VII-13 �. NT R O DUC T I ON -I --- ------Every community has its own unique development parameters. The City of St. Joseph is located in the core of the Twin Cities urban area. It and Benton Harbor were the original centers for urban development in the area, and therefore contained the majority of the area's older housing units and neighborhoods. The city has a small potential for new development (dis- counting redevelopment) because of its minimal amount of vacant land. St. Joseph is the are~ •s center for industrial employment and one of the area's major centers for retail sales , The purpose of this report is to present a realistic comprehensive plan and the information that led·~ to that plan for the City of St. Joseph. Urban planning is a concept which refers to the continuous advisory process of guiding land development in accordance with established policies and toward predetermined goals. environment. It represents continuous efforts to shape the physical Its ultimate aim or objective is the welfare-of -those who live and will live in the community insofar. as control of the physical environment will contribute to this end. The planning process must be comprehensive. It should consider all major physical elements that affect both public and private property. Special emphasis within the plan will be placed upon the land use, housing and transportation elements of the report because they encompass critical issues the city is presently fac i ng. �I. POPULATION Population growth, characteristics and distribution are of critical importance t in land use planning and zoning. Not only do these factors have an effect on planning and zoning, but planning and zoning, in turn, have effects on the future population of a given area. The city's future housing market will depend, to a large extent, upon the expected number and size of families, while future t_rf:_n_d_s _a_nd age composition will play the major role in determining school and park needs, special housing - ------- - - - - facilities and labor force p~rticipation. ----- -- -- -~- -- - -- -- - - - -- -- - ---- Overall, population changes influence a need and potential for expansion of commercial and industrial development and the demand for public services and facilities. CITY-WIDE DEMOGRAPHIC CHARACTERISTICS Within the past 24 years, the City of St. Joseph has experienced approximately an 11% increase in population. Between 1950 and 1960 there was a 5% increase in the city's population (adjusting for annexation) compared to a -6% population decrease from 1960-1970. The U.S. Bureau of Census population estimates establish the city's population at 11,262 as of July l, 1973, indicating an average yearly population growth rate of approximately 0.6% between 1970 and 1973. The 1973 and 1974 R. L. Polk City Directory surveys show a 0.6% popu- lation increase between the surveys. As indicated in Graph I-A, the age distribution of the city's 1970 population _ is disproportionately hig~ in the male and female 50-70+ age group and low --- ---- - - -- - . in the male and female 0-14 and 25-39 age groups when compared with age break- ---------- downs for the county and the state. I-1 Also illustrated in Graph I-A is the �bl' dPll 1 - A SEX BY AGE (1970 ) PERCENT CHANGE IN TOTAL POPULATION (1960 - 1970) ST. JOSEPH CI T Y (X 100) MALE 98765432 FEMA L E 1234 5 6789 1 460 ----252 302 324 350 355 300 239 - ·•· ?98 -- 341 -~- •. ·- ·- ·-· --~- -- .. - 231 - 392 412 4?7 340 528 ?42 - 460 _ - - - 385 322 . -. 479 529 10 - + 0 10 20 40 30 50 ••••••••••••••••••••••••••• 11'54 _; 111111 10 .2 65-69 60 - 64 11 11 u• 12.4 11111111111 70.6 - ■■■ ■ 111111111 73_5 1111 7. 6 4.6 Ill 26. 7 111111111111111 45 ,Q 11111111••··••1••··~ ·••1 37_1 1111 • 11111111 • 1111111 lt ■ Ull l 0. l 1 ···············•• • 111111111 •_11 21. 9 10- )4 382 3B4 -- 20 15- 19 1Z!l -- 30 70- 74 30-34 75-29 20- 74 313 . 40 75+ 35-J? -· 50 55- 59 50-54 _4 5-59 40-44 ,......._. - 33 2 407 AGE •••• 33 _9 Q. . . . . . . , 11 17 _4 11• ■■ •1111 5-9 34.3 ••················· BERRIEN COUNTY (X IO00) MALE 98765432 2 , 239 FEMALE I 2 3 4 5 6 7 8 9 J 759 AGE 2 .330 2.6 75 40 30 20 10 - 4 'i95 •H1 ■.!_1_•_1_1-'-1t;"'"·""<_ ____ • ■■■ 1•••11• ' I . I _ • 1111 • 11 u 11 21.9 45_4q 255]~:~~~~= ~~~~iiii:1; 4~ 495 --==== ~4=·tf4l3!5~ 0~6{7: : : ~ ~~ .71 8 5 549 5 157 50 4.0 11 - - - - - - - -- - - - ,1-•_11111 40-44 5 345 40 ··················••37_4 50-54 ___ 5 , l 5G 4.437 30 20 10 • 2. 7 3 9?9 4 354 + 0 - -- -- - ------1 ' 1"17 4 ,4) 7 50 75+ 70-74 65- 69 _________ I 17 . 91111111111 30-34 10.s 11111 • 20-?4 -2§.L _ 8. '@___ 8,fi.!2.____ __ _ 7 .639 15-1 9 JLl.12 10- 14 8 .331 5-9 0-4 7 . 36 5 6 ■■ •1111111111 71. 25-29 6 .452 7.3 16 ------- _ · - - - - 35-39 lI 6 2. 5 I _ ___ ________,_•··············~•-■-■~!.'!..!L.l_ _•_•_•_•_ •_ ■■~-•-■...■ 1111113 s . e __________ __ _._._._.._._._._._17_._7______ I 2.1 14 . S 1111111• 20 10 - MICHIGAN STATE (X 100,000) MAL E 9 87 65 4321 701 328 257 814 759 354 230 493 ?39 490 293,503 328 .837 436 4?0 498 844 471, 266 4JQ_.QQ, FEMALE 23456 7 209 .925 246,220 27 1 .407 268.G96 243 579 749.275 300 .095 373 907 436 .204 430 42 1 452 , 552 194. )67 89 A GE 50 40 30 + 0 10 20 30 40 50 75+ ••••••••••••••••••••••• 40.9 70-74 li5-69 60-64 55-59 50-51\ ....... 10. 3 111 5. 0 111111111 14. 8 .......... 16. 6 14.7 ........ 11111111 ! 3 .8 --- 9 .3 111111 ............... 25.3 ,•.......................... - - - - - -- --- --- ----- 20-24 15- l <J ----------··························· ••••••••••••••1111 J l . 7 . 10- 14 1111 S. 1 5-9 11 Q.... ...... 0-4 L? -- ---- 20. 0 -- - 14. 7 11 111111111111 45-49 40- 44 35-39 30 -34 25 - 79 1970 ~- - _. 57. 7 1111 Ill ~4. 7 �fact that the aforementioned relatively disproportionate concentration of age groups within the city were initiated or have been reinforced by age group shifts occurring between the 1960 and 1970 census counts. The city's 50-70+ age group increased 20.4% between 1960 and 1970 as compared to Berrien ------- - --- County's 16.9% increase and the State of Michigan's 18.2% i~~rease ~ The . city's 0-14 and 25-39 age group population decreased significantly between 1960 and 1970, a -27.5% and a -27.6% respectively, compared to nominal increases in the same age groups for the same time period for the county and state. • This data indicates that in comparing St. Joseph's demographic trends with the state's and county's, it is evident that the city has become a community with a relatively abnormal age distribution of its populace. Graph I-Bis a graphic portrayal of a number of household characteristics and their percentage change between 1973 and 1974 for the City of St. Joseph as provided by the R. L. Polk Profiles of Change surveys." The shaded areas of the bar graphs indicate the range of the national average for that particular household characterist~c. As indicated, the percentage of total households with children, and percentage female headed households with children, and percentage rental households, are below the national average range; while the percent of one person housenolds is above the national average range. It should be qualified that the household data in Graph 1-B is only available for changes occurring between 1973 and 1974, thereby reflecting only a one year trend. The percentage change portion of the graph should also be viewed in light of the 4% increase in total number of households for the city. An increase in a household subcategory less than 4% would therefore signify-:-a·· proportional decrease in that subcategory. Of the total household subcategories, only female headed households with children, one person house1-3 e �- Graph I-B 1973-74 HOUSEHOLD CHARACTERISTICS FOR ST. JOSEPH 3_,___9 100 00% 80 _ _,...._.._,% 1974 Characteristics ~ National - 60 40 I Average Range I !::. I I 30.3% I___ _I 3L6% I I 32 .1% 20 , 8% ,-----,,-- O _._____C._u_r_r_en_t._______.__p_e_r..:...c_en_t..____P._e_r_c_e_n.__t____,'-pe_r_;_c_e_JnLt-'--__,LP-er_c_e_n,Lt____JP'-e_r_ce_n_tL.-----P1-e_r_c_e-nt..,__ Households One-Person Households Female Heads Renters Households Husband/Wife Households w/Children w/Children Households w/5 or more Households Households . Persons LY, 1973-74 ?ercent Change r----.-LLi t f f j j J% 11.2% 4% • ,· o 7p I I j f 1 4.3% 1 '% j �holds, and rental households have experienced relative increases. While the relative proportion of households with children, households with 5 or more persons, and husband/wife households decreased. These shifts within house- hold subcategories represent a one year trend towards a change in the character of the city's households. As previously stated, the city's population stratification has a comparatively high concentration of residents in the upper age brackets. This stratifi- cation causes the percentage of females in the childbearing age (15-45) to be proportionately less than in the county or state thereby limiting the future r1et increase in city residents through natural incr2ases (birth5). At present, the City of St. Joseph has a minimal quantity of residentially developable land within its boundaries, and has also expressed a desire to curtail the subdivision of its existing housing stock. These factors will assumedly preclude any future significant increase in the city's housing supply through subdivision of existing housing stock or new construction on presently vacant lots. As indicated in Graph I-B, between 1973 and 1974, the city experienced an i-ncrease in one person households and a proportional decrease in households with children. If these trends were to continue, the city's resident per household ratio would:decrease. This trend of decreasing residents per household ratio and the city's assumed static housing stock would presumably preclude future expansion of 4ts population via migration. Based on the previously established premises that the city's future population natural increase and migration rates will be minimal, we project that the city's population has peaked as of 1974 and that new additions to , I • �the city via natural increase {births) and in-migration will merely offset natural decreases {deathsr and out-migration to the year 2000 as indicated in Table I-C. ' These projections are based upon the assumption of there being no major redevelopment or clearance projects within the city during this time period. DEMOGRAPHIC CHARACTERISTICS BY NEIGHBORHOODS The 1973-74 R. L. Polk surveys {Table I-D) indicate a concentration of one person households in neighborhoods 3, 4, 5, 6, 7, and 13, with all but neighborhood 13 being in the older portion of the city (Map I-E). This is a significant concentration relative not only to St. Joseph, but for the entire Twin Cities area. The distribution of St. Joseph's households with children is significant in that the city does not have any neighborhoods with a concentration of 50% or more, while a majority of the St. Joseph Township and Lincoln Township neighborhoods immediately south of the city limits do have concentrations of households with children of 50% or more. The number of female headed households with children within the city is minimal. However, it should be noted that the major concentration of these families is within the older portion of the city, neighborhoods 3, 6, and 7. The distribution of rental housing within the city corresponds closely with the previously mentioned di stri but ion of one_.: person households. Both house- hold characteristics are influenced by the large number of apartment developments in the southern portion of the city and Lake View Towers and Whitcomb Apartments in downtown St. Joseph. I-6 �Table I~C ' ,. ST. JOSEPH, MICHIGAN POPULATION Trends 1950 Population *10,223 ....... I ......, Yearly % Change Estimates Projections 1960 1970 1973 1974 1975 2000 *11,755 *11 ,042 *11 ,262 **11,330 ***11,330 ***11,330 (1)+.5 . -.6 +.6 +.6 0 *U.S. Bureau of Census ** ~R. L. Polk 1974 Profiles of Change *** SMRPC Projections (1) Adjusted for Annexation J I - I • 0 �--- --- --- --- --- - --- ) ) ------ - - --- CITY OF SAINT JOSEPH BERRIEN COUNTY MICHIGAN NEJGBORHOOD ANALYSIS AREAS ~l 1t 7! I, [. f ' ff#) 2 --· .. ._,. ~ . ...... I ;•,I-....::,~ 3 . • r>.rr '·: - ,. - .un I ,,.. -- .. - .. I. ~~r:,,· ~ YI< ' -~ ~(1· 1/ ~ · -1; I; #; , /, ( -I/ If , ,. Jl J; - . J··=•ll[ I L ~-'=..... ~~ ' ~ l ..__JL-f~- ~-1,g. J[ -, .,_ 1, ~ I• -cl ~ ~ [~ l [ _ ~ .Ill fl.e..::, IL-., -Jj; dl:_;J 11 1,:1;1: ~~ ~,1Flfl~&w tf l1 l [ J/~ 1 ~ ~,-- , ~ 1 ~-~ ' -- 1 ~ ~ (J ~ ' --_J□ c.~.~ •~I ~ I . I I ~I~~ • I (X) - ~!\\ @J I '<, \- 13 t ~: ;,: . '-· ~ "J q:, SouthwaetiarnMlchglrtAl9glonalPlarrilgCof. ______ 29070.-,,,Slr961 · Sl.~ .... .,. .... c - -.. .,.,- ,c.-- ............. .McnQ<vi49066 · li!leJn)rle6l6/98315?9 =l l N I+ -j I �I Table I-0 1973-74 HOUSEHOLD CHARACTERISTICS FOR ST. JOSEPH BY NEIGHBORHOODS / tlo ~ ,,:/' .ti' ,-r' e, '. ...... I \0 ~' ~j--,_) / v' •'\)'-•~" 1 3 ,/ .1.\' (/ . 4 ,, i"I) 5 •' \v~ > Y' ~ 6 1,V ~.., t ')--1 2, 7 . " :f) . y\i) ;fJ ~' ., . I' 8 9 10 11 12 13 14 177 123 City ,,--~ Current Households 136 190 281 l 766 218 553 544 291 297 368 Percent One-Person Households 26 31 68 100 38 30 27 21 22 13 16 58 24 30 Percent Households w/Children 42 36 9 0 27 37 31 35 34 41 41 14 40 32 2 8 4 0 5 7 4 3 2 3 4 l 2 4 Percent Renter Households 18 @; 83 0- b"a 34 25 11 18 9 10 65 40 @ Percent Households w/5 or more Persons 18 10 1 0 10 15 12 13 16 15 13 6 16 12 Percent Husband/Wife Households 71 53 19 o 49 56 62 72 73 77 77 38 69 60 Percent Retired Heads of Households 18 27 70 0 38 31 32 29 19 22 23 24 17 31 117 93 67 125 90 94 98 110 120 111 117 112 115 l 00 Percent Female Heads \'I/Children Households Average Income Index Points Source: 1974 R. L. PnH ~ �The city's neighborhoods have a comparatively low concentration of large families (households with 5 or more persons) with its largest concentrations being in the newer neighborhoods while the major concentration of the city's husband/wife households are also located in the city's newer neighborhoods. These household characteristics indicate significant demographic differences between the city's blder central neighborhoods and its outer lying newly developed neighborhoods with the exception of neighborhood 13. The city's central neighborhoods tend to all have higher concentrations of rental households, one person households, and female headed households with children while the city's newer neighborhoods with the exception of 13 tend to have a relatively higher concentration of husband/wife households, households with children and households with 5 or more persons. I-10 ,r-... �SUMMARY St. Joseph has a comparatively high concentration of residents in the ----------- - 50-70+ age gro~p category and a relatively low concentration of residents in the 0-19 and 25-39 age groups. The total city also varies from national averages in its low composition of households with children, female headed households with children and rental households and a high composition of one person households. However, between 1974 and 1975, the city did experience a proportional increase in ' households with children, one· person households and rental households. The city's older center city neighborhoods tend to have higher concentrations of rental, one person, and female headed households with children while its newer suburban neighborhoods tend to have higher concentrations of husband/wife households and households with children and with 5 or more persons. It is projected that the city's total population will remain relatively constant at its 1975 county of 11,330 residents through the year 2000 . . I- ll �II. LAND USE The land use ~urvey and analysis is the most basic of all planning studies in that it constitutes a complete inventory of the uses of land in the planning area. The land use map serves as a basic pictorial representation of this inventory and analysis. Any development proposals must take existing land use into consideration and, for this reason, the map should be constantly updated as additions and changes to the existing development pattern take place. EXISTING LAND USE The City of St. Joseph contains a gross land area of 2,037.25 acres or approximately 3.18 square miles. Of this total, approximately l ,678.5 acres representing 82.7% of the city, are presently developed. The remaining 358.7 acres are vacant. Table II-A indicates land use in acres for St. Joseph by land use category. Map II-B depicts existing land use patterns in the city. Residential Residential land use constitutes the largest single category in the city. There are 639.3 acres of residential development which comprises 31.4% of the city's land area. Seventy-nine and seven tenths (79.7) percent of the residential land is devoted to single-family use. Seventy-nine and four tenths (79.4) percent of the city's residentially developed land is located in the more recently urbanized southern neighborhoods (8-14). Commercial There are 101 .3 acres of commercial land use in the city which comprises 5% of the city's land area. Seventy-one and six tenths (71 .6) percent of the II-1 �■ city's wholesale retail commercial land use is located in the northern "center city" and its adjacent neighborhoods (1-7) while 80% of the city's personal, business, and professional services commercial land use is located in the city's more recently urbanized southern neighborhoods (8-14). The city's central business district, (CBD) is a well defined area within the city's older section where wholesale and retail is the prevalent commercial..r"\ use. The second major commercial location exists along Niles Avenue in the southern portion of the city where the major commercial uses are service oriented. Industrial Industrial land use occupies 267 acres in the city, representing 13.1% of its total land area. This industrial acreage is located in three major concentrations within the city. The lands north of the St. Joseph River, dominated by Whirlpool Corporation and Auto Specialties Corporation, contain 62.6% of the city's total industrial land use. The city's industrial park and adjacent lands south of town contain 19.6% of the city's total industrial acres. The third major location of industrial land use in the city is Industrial Island which contains 10.7% of the city's industrial land use. Public Quasi-Public ,I There are 252.5 acres of public and quasi-public (including transportation, communications, utilities, and recreation) land use in the city, representing 12.4% of the tity's total area. Unused Space There are 358.8 acres of unused space in the city, representing 17.6% of the city's total area. II-2 =--- -- - ,.., �Streets and Roads Street and road right-of-way comprise 418.5 acres of the city's total land use, representing 20.5% of its total area. II-3 �• EXISTING LAND USE* Table II-A ST. JOSEPH, MICHIGAN July, 1975 RES IDEN TI AL N.A.A. )t 1,\/,J:~1, l S.F. M.F. T.F. C:1f-1MERC Il\L INDUSTRIAL PUBLIC-QUASI PUBLIC W.R. P.B.P. M. N.M. T.C.U. P. & O.P . REC. U.S. S.R. TOTAL 23.00 l. 75 1.00 0.00 0.00 2.25 0.00 0.00 3.25 14.25 52.50 11. 50 109.50 ~-•· ~~2 0.75 0.25 0.50 0.00 0.00 155. 00 10.00 5.75 0.00 0.00 2.25 82.00 256.50 ,u ~ 3 9.25 5.00 0.75 0.50 0.00 4.50 1.00 0.25 0.00 14.50 20.00 28.50 84.25 4 3.00 2.50 3.00 6.50 7.50 0.00 0.50 0.50 12.00 10.00 73.25 5 0.00 0.00 0.00 5.00 0.50 1.00 27.50 25.00 0.00 5.00 68.00 6 24.00 25 . 00 9.50 3.50 4.25 0.00 0.00 0.00 5.50 3.00 3.75 40.00 118. 50 t:{itj/7 15. 25 5.75 1.25 8.50 1.00 10.00 2.50 4.00 0.00 15.50 15.50 15.75 95.00 ( r' 'a tr 55.00 13.00 5.00 0.00 3.25 0.00 0.50 0.00 16.50 5.00 5.75 39.50 143.50 9 120. 00 3.00 0.50 0. 00 2.00 0.00 0.00 0.00 16.00 18.00 12.00 34.25 205.75 -!o/, 12111 10 50.00 25.00 6.00 0.00 9.00 0.00 0.00 0.00 30.00 8.00 31. 50 191 . 25 11 81.00 1. 75 0.00 0.00 11. 00 0.00 0.00 0.00 7.00 0.00 5.25 31.00 137 . 00 12 48.00 0.75 0.00 0.50 13.00 0.00 0.00 0.00 17 .00 1.50 7.25 29.50 117. 50 13 48.00 0.15 10 . 50 9.00 5.25 38.00 7.00 1.00 4. 50 0.00 130.00 25.25 279.25 14 32.00 0.50 7.00 0.00 11 . 00 7.25 0.00 0.00 9.50 0.00 509.25 85 .00 45.00 33.50 67.75 218.00 49 .00 36.50 121 . 25 2.21 l.64 10.69 2.40 l. 79 5.95 1, I',.., >h /1/11,.. ·· IJ.:. ,.,._i,1 ·'(> '~~11 .l '"1M.t, I-It ~l1 · " ' TOTALS % OF TOTAL LAND AREA 25 .00 N.A.A. 4 .17 3.32 Neighborhood Analysis Areas S.F. T.F. M.F. Single-Family Two-Family Multi-Family COMMERCIAL W.R . P.B.P. 4.50 6.75 31. 75 16. 50 138.75 ~ 87.25 94 . 75 358.75 418.50 2037.25 4.65 17. 61 20.54 100.00 PUBLIC-QUASI PUBLIC T.C.U. RESIDENTIAL 1.50 26.25 P. &Q.P. REC. Transportation, Communications and Utilities Public and Quasi Public Recreation U.S. Unused Space S.R. Streets and Roads Wholesale and Retail Personal , Business, and Professional Services INDUSTRIAL M. N.M. Manufacturing Non-Manufacturing - �J I I ~ I 1 i 1 ' i lI 'I . j ~ I :c } I w / / / >- CJ) z 0 0 -, >- ..... - ~ I I (.) z -< CJ) ::::> /. / , z 0 <( (.) (.'.) z I UJ (.) CI: CI: ~ /, /, / , / / / / //, UJ co u w ,,--. JI // /, //// , ~L EJI ~ ti / / f- LI.. i _J en CD ::) a., ::J (,j) 0 <l'. z ::) <l: _J _J <l'. I- I() r(J) (.9 - z -}-en _J <l'. z w 0 (f) LL.I a:: _J u <t: 2 2 (f) ::) a::: w 0 u a::: I- 0 z 0 aj w u 0 (f) ::) ::) a., / (,j) _J CD / u ~ w z .;, ::) w .y "' X 11-5 I p / / a. . 'I J z Iifl I ' ooi I j ' ) I ' ) J 1 i I , jl d ri jj , I �LAND USE DEFINITIONS The land use classification in the preceding tabulation and map is based on the Land Use Classification Manual developed by the Land Classification t Advisory Committee of the Detroit Metropolitan Area. Residential Single-Family; includes all detached buildings designed for or occupied exclusively by one family. Residential Two-Family; includes all buildings designed for, or occupied exclusively by two families living independent of each other. Residential Multi-Family; includes all dwellings or groups of dwellings on one plat containing separate living units for three or more families, but which may have joint services or facilities or both. Commercial, Wholesale, Retail; includes all buildings and attached land used for the sale to retailers or sale to the ultimate consumer of goods for direct consumption. Commercial, Personal, Business-, and Professional Services; includes all buildings and attached land used for the provision of personal, business, and professional services. Industrial, Manufacturing; includes all buildings and attached land used for all forms and types of industrial manufacturing. Industrial, Non-Manufacturing; includes all buildings and attached land used for industrial and non-manufacturing. Transportation, Communications, and Utilities; includes terminals and service facilities for trucking, railroads, airports, bus terminals, etc., water transportation fa cilities, warehousing, water supply and sanitary sewer IJ - 6 I �installations. However, this category does not include rights-of-way of streets, roads, and highways which are separately tabulated. Also, no attempt was made to separately tabulate rights-of-way for pipelines, utilities, railroads, etc. Public and Quasi-Public; includes government, public and private schools, churches, cemeteries, hospitals, and other non-private or charitable organization uses, except recreation which is separately classified. Recreation; includes outdoor public and private recreation; such as parks, golf courses, ice skating rinks, camps, arenas, swimming pools, etc. Unused Land; is land that does not appear to presently have any active use. Streets and Roads; includes all dedicated rights-of-ways for city streets and roads. II-7 �LAND USE CHANGES A comparative analysis of the 1953 Harland Bartholomew and Associates land use tabulatjon (Table II-C) with those in Table II-A indicates a significant increase in all listed land use categories except public and quasi-public and unused lands. The most dramatic change occurred in the residential two- family category, a 210% increase, and in the multi-family category, a 186.6% increase. It should be noted that the third residential category, residential single-family, only experienced a comparatively minimal increase (18.7%) in total land use between 1953 and 1974. The increase in commercial land use (186.6%) was substantial, the majority of which, assumably occurring in the southern portion of the city. The percentage change in unused space is not comparatively large, however, the real number decrease of 407.8 acres of unused space is significant. II-8 J �Table II-C COMPARATIVE LAND USE CHANGES FOR ST. JOSEPH 1953 In Acres 1975 In Acres Percent Change 429.2 509.3 + 18.7 Res. Two-Family 27.4 85,() +210.2 Res. Multi-Family 15. 7 45.0 +186.6 Commercial 38.0 101. 3 +166.6 Industrial 152. 4 267.0 + 75.2 Recreation 62.0 94.8 + 52.9 Public &Quasi-Public 122.0 l 21 . 3 - Streets & Roads 372.2 418.5 + 12.4 Unused Land 766.6 358.8 - 53.2 Res. Single-Family Source: II-9 0.6 Harland Bartholomew &Ass. 1953 Area Plan and SMRPC 1975 Comprehensive Plan Update - �... LAND USE PROBLEMS The Existing Land Use Inventory developed as part of this study has provided insight into' a number of the city's land use problems. The following is a listing of a number of St. Joseph's more significant land use problems: 1) Small 1ots 2) Mixed land uses 3) Strip commercial development 4) Haphazard commercial development I I - 10 �Small Lots The small lots that exist in the older portion of St. Joseph (Neighborhoods 1-7) are common in most older cities. This "grid" pattern development produces a number of lots with minimal front yards (33 feet). Such lots, if they become vacant, are very unsuitable, because of limited frontage, for residential sites. -..,,,, BROAD ST. 66 34 "' 28 t ;,, 0, 50 ~ ..... ..... "' ;,,... ..... "' "' u ~ ~ .,. ~ "' I u rr "'0:, "' :::, , 66' 66 .. EL M .~· I u ST 10~ ~ ~ l:;l ~ 66 I "'"' II-11 ... �Mixed Land Use A major problem confronting several areas of the city is that of mixed conflicting ]and uses. An example of this is the Niles Avenue area between Myrtle Avenue and Columbia Avenue. Such areas strongly contribute to deterioration of adjacent residential neighborhoods, conflicting traffic uses, and the retention of adjacent vacant land in present undeveloped state. A second example of mixed conflicting land uses, is the Silver Beach area, whose potential for development as a recreational beach front area is hindered by adjacent noncompatible industrial uses. MYRTLE AVE. . • - a.. .... : 11111111 11111111 ~ : ::: ::: : ::: BOTHAM : ······ · · AVE COLUMBIA AVE. , _l_l_LL l_J_l b:;d ___ L <:::. >-I::':t-:::: _ 1 I. I__I· II - 12 �Strip Commercial Development Strip commercial development along Niles Avenue between Petrie Avenue and the city limits is another PETRIE AVE prime example of a major development problem that has occurred within the city. Such development produces extensive pedestrian and vehicular traffic circulation problems. Pedestrian movement between commercial uses across Niles Avenue is extremely hazardous. The area's numerous curb cuts and inappropriate parking lot designs COLUMBIA severely limit Niles Avenue's traffic capacity and AVE . degrades the quality of the adjacent residential neighborhoods. GARD Langley Avenue between Mohawk Lane and Margaret Place is an example of a residential street with significant traffic volumes which is experiencing strip commercial development pressures. If strip commercial development AVE . HIGHLAND .·,-: It . . _~ ~ .-.---..:-. ~~;~~jf is allowed to continue along Langley Avenue, its eventual development will be similar to that of Niles Avenue. II-13 - �... Haphazard Commercial Development Uncoordinated commercial development is an inefficient use of land which produces a napid deterioration of property values. A prime example of haphazard commercial development in St. Joseph is the 11 Southtown area" bounded on the north by the Southtown Medical Clinic, the south by the Southtown Theaters and the east by Niles Avenue. This large commercial tract has been allowed to develop piecemeal with no consideration given or continuity within the development. The major defects of this development are: 1. Uncontrolled access to Niles Avenue via numerous curb cuts. 2. Incompatibility of architectural design in adjacent buildings. 3. Poor parking layout. 4. Poor circulation between establishments. 5. Wasted space. The lack of design in this development will needlessly add to the existing congestion on Niles Avenue and encourage thru-traffic intrusion into adjacent residential neighborhoods. The combination of these undesirable effects of haphazard development will lead to gradual depreciation of the area's property values as alternatively more desirable commercial sites are developed. II-14 �SUMMARY In 1974, the major land use in St. Joseph was residential and single-family residential was the major residential land use subcategory. However, during the past 20 years, the two other residential land use subcategories, twofamily and multi-family, have experienced the most dramatic increases in land area. The recent strip and haphazard commercial development that has occurred in south St. Joseph has had severe overall negative effects upon the city. II-15 �GOALS AND OBJECTIVES Goals 1. Generally maintain St. Joseph's present single-family, two-family and • multi-family residential mix. 2. Encourage orderly and logical development within the city. Objectives l. Curtail the recent trend towards conversion of the city's single-family residential housing into two-family and multi-family units. 2. Prevent further strip commercial development along the city's thoroughfares. 3. Develop stringent site plan review regulations and procedures. II-16 �g I I I. HOUSING Housing is t he heart of the community. Low quality and instability within a community's housing stock is extremely detrimental to its overall well being. The high proportion of elderly residents occupying large houses in the older portions of St. Joseph provides a potential for housing instability within the city. To maintain and improve the quality of the city's present housing stock it is imperative that housing related changes be closely monitored. CITY-WIDE HOUSING CHARACTERISTICS In preparation of the City of St. Joseph's 1975 Housing and Community Development application, a review of the city's Building and Inspection Department records was made to determine the condition of the city's housing stock. This review was supplemented by a windshield survey of the city, conducted by the City Assessor's Office. These two surveys became the basis for estimates of the quality of the city's housing stock. A '.'substandard housing unit" for the purpose of the city's 1974 Community Development application was defined as "any housing unit having one or more major structural defects or a multitude of minor defects causing the unit to be unsound for human habitation." The two structural condition surveys conducted by the city indicated that in the spring of 1975, there were app,oximately 199 substandard housing units in the city representing 4.6% of the city's housing stock. Sixty-six and 25/100 (66.25) percent of these substandard housing units were rental while 33.75% were owner occupied units. The R. L. Polk Profiles of Change Survey conducted in the summer of 1974 establishes the ci.ty's total housing count at 4,175 units. The R. L. Polk Survey monitors four housing characteristics that are critical indicators of II I - 1 �a city's housing stability. These housing characteristics are: 1. owner occupied versus rental occupied 2. single family versus multiple family J. vacancy rates (one and two consecutive yearly canvasses) 4. transiency rates Between 1940 and 1960, the city experienced a 62.1% increase in its total number of housing units. Expressing this figure in other terms, the city experienced an 87% increase in the total number of owner occupied and a 27% increase in the total number of renter occupied housing units. As indicated in Graph III-A, between 1940 and 1960 the number of owner occupied housing units in St. Joseph experienced a gradual but constant increase in total units while the number of rental housing units during the same time period remained relatively constant. This 20 year trend was dramatically reversed between 1960 and 1970 when the total number of owner occupied housing units in the city declined by 3.6% and the total number of rental occupied housing units increased by 26%. Owner Occupied and Single-Family Versus Rental Occupied Multiple-Family High concentrations of rental and multiple housing units versus owner and single-family housing units are not an indicator of housing instability ' unless they are accompanied by high transiency and vacancy rates. Of the c.j_!:J~S _to_t<!_l ~,_}_Z5 _u nits in 1974, 2,839 units were owner occupied and 1,336 were renter occupied, while 3,056 were single-family and l ,119 were multi·---- - -- family units, as illustrated in Graph III-B. . - - - ----- - These figures indicate that a majority of St. Joseph's housing stock are single-family and owner occupied units. I I I-2 �~ l Graph III-A 1940-70 HOUSING TREND FOR ST. JOSEPH 4,500 4,000 ~~ 3,500 3,000 ...... ...... - Units I w .... ••• .~ti••••••••••••••••••••••• 2,500 a•• ••• •••••• •• •••••• ••• ••• • 2,000 • ... ... ....····· / 1,500 ' ~r111r11r11111111rrrrr,,,,,,,, 1111111 1111111111 11111111111111111& ,,,,,,,,,,,,, ,,,,,,,,,,, ,,,,,,,,,, 1,000 1940 1950 All Housing Units A4m±SNi Occupied Housing Units r:-:".'.'n't'7\:ll 1960 1970 Owner Occupied Housing Units ..••••••• Renter Occupied Housing Units Source: U.S. Census 1r1111111111 J �✓ .A.:J .) ~-:( ~eighborhoods 1 :~ ,(} OWNER-RENTAL OCCUPIED AND SINGLE- ANO MULTI-FAMILY HOUSING UNIT DISTRIBUTION FOR ST. IN 1974 J JOSEPW~ ~ , AND NEIGHBORHOODS . ..-lo ('d t\ l"" 3 4 p ..:c·.. . ·, \._,c -lo · '(' ,.,,-~ ( V ·,J .i• ' ~ 'Y 6 7 . Graph III-B \;,.,./,_yk,'0 ~ \" . .f .,,,._, 8 10 9 11 14 13 12 Total City % 100 Owner Occupied :::::::: •:❖ :::;: :'.::::-· : : ~I 60 fl :::::::: :::::::: .:,:,:,: •:•: '•'• and j Single ~:) ~:~:~:~: !{ .•:-:-:-: •,·.•,•, ::::: :::::::: ·.·,•··· {if :::::;::: :-:< •,:- ·.:: Family jfj {(! ::::::::: :-:-:-:-: :;:~:~? Rental 20 Occupied and 40 ·~~~ i{f:..,. . MultiFamily 60 _:~t t{; -i(\1 80 100 / Owner Occupied~ Si ngl ' I am i l ..v ~ f:::::: :a.:.u.:::=·~ Rental Occupied~ M11l ti-F::lmily ~, ~ourc:P: R. I . Pnll<' lQ7 !1. �Vacancy and Transiency Rates High vacancy and transiency rates are two prime indicators of housing instability within a city. The R. L. Polk 1974 survey reported that there were 230 single canvass and • 41 two canvass vacant housing units in the city. "Singel canvass" vacant housing units are those housing units which were observed vacant in the 1974 survey, while "two canvass 11 vacant housing units are thos e housing units which were successively observed vacant in the 1973 and 1974 surveys. This represents a 4.53% single canvass and a 0.98% two canvass housing vacancy rate in 1974 (Graph III-C). Both of these figures compare favorable with a national average vacancy range of between 2-5% and 1-3% respectively. Between R. L. Polk's 1973 and 1974 survey, 28% (Graph III-C) of the city's housing units experienced a one year change in households (transiency rate). Housing units "experiencing a change in households" are those housing units ! I which were occupied by different residents in the 1974 survey than were reported in the 1973 survey. This figure also compares favorable with a 25-35% national average range of housing units experiencing a one year change of household. The city's low vacancy and transiency rates indicate a considerable degree of stability in the city's overall housing stack. HOUSING CHARACTERISTIC BY NEIGHBORHOODS Within the city's 14 neighborhoods, (Map I-E) defined previously in the study, 74% of the city's substandard housing units are located in the city's older neighborhoods (1-7), with neighborhood 6 accounting for over half of the city's substandard units. Neighborhood 8, lying directly south of 6, contains approximately 20% of the city's reported substandard housing units. This indicates a concentration of St. Joseph's reported substandard housing units in an area directly south ofthe city's central business district. It should be noted that these neighborhoods ( 6 &8) also contain the highest relative concentration of housing units. ITT �HOUSING • % 15 130 13 110 11 Transiency .._ I I . m 10 Rate t l ~ ~ ~ I]I~ r 9 Vacancy Rate ~ n ~ 7 one and two can vass 30 3 10 l 1 . rf1 )_ D I v,1 5 Transiency Rate I 17] 50 l J AND NEIGHBORHOODS IN 1974 % 150 90 . ...,_,, Graph I II-C UNIT TRANSIENCY AND VACANCY RATES FOR ST. JOSEPH I r~ r1~ rm 11~ · 11~ ·. rt· , ):_ , ___ 1 _: :_ 6 4 3 I I' 1 7 9 8 12 14 Total City Single Canvass Vacancy Rate ~ I I <:~ .. -i::,e·. ~ I n• T \ "',ol !· '"74 7 ~ wo Canvass Vacancy Ra' 1~ 1 t'--."'--.l �Owner Occupied Single-Famil_.Y._Versus Rental Occupied Multi_p.Je-Family Neighborhoods 11, 12, 4 and 13 have the greatest deviance from the norm in their comparative concentrations of rental to owner occupied and single to multiple housing units as indicated in Graph III-B. Neighborhoods 11 and 12 are made up predominantly of owner occupied single-family housing units while neighborhoods 4 and 13 are made up predominantly of renta'l occupied multiple family housing units. This high concentration of owner occupied single-family housing units in neighborhoods 11 and 12 is due to the fact that these are the city's most recently developed suburban residential neighborhoods. Neighborhoods 4 and 13 indicated high concentrations of rental type and multi-family housing units because neighborhood 4's housing unit count is dominated by Lakeview Apartments and Whitcomb Towers and neighborhood 13 has a high concentration of relatively new apartment complexes. Transiency and Vacancy Rates In the area of household transiency, neighborhoods 4 and 13, with their high concentration of rental and multiple housing units, have a large number of housing units which experienced a change of household between 1973 and 1974, 45% and 131% respectively. Neighborhoods l, 6 and 14 also experienced above average degrees of transiency between 1973 and 1974 with 34%, 34% and 36% respectively experiencing a change in household (Graph III-C). These above average degrees of transiency noted in neighborhoods l, 4, 6, 13 and 14 indicate housing instability only if they are accompanied by significant one and two canvass vacancy rates. At the time of the survey (1974), neighborhoods 4, 7 and 10 registered abnormally high one year vacancy rates, while neighborhoods 3, 4 and 6 registered abnormally high rates of consecutively vacant housing units in the 1973 and 1974 surveys. Neighborhood lO's abnormally high one year vacancy rate cannot be III-7 �considered a true indicator of housing instability because it is not substaintiated by abnormal rates in any of the four other critical housing indicators. This abnormally high one year vacancy rate can most likely be attributed to erroneous data collection or a freak combination of circumstances and therefore, for the purpose of this report should be discounted. III-8 - �SUMMARY When compared with the national averages, St. Joseph's toatl housing stock's transiency .and vacancy (one and two canvass) rates are presently at a normal percentage and the city's single-family versus multi-family and owner occupied versus renter occupied distributions appeared to be accpetable for a community this size. These facts indicate the city's overall housing picture is one of normalcy and stability. As indicated in Graphs III-Band III-C, neighborhoods 4 and 6 both have abnormally high transiency and vacancy (one and two canvass) rates along with abnormally high concentrations of rental occupied and multi-family housing units. Neighborhood 3 has abnormally high one and two canvass vacancy rates with relative normal transiency rates and single-family versus multi-family and owner occupied versus renter occupied distributions. This information indicates a critical potential for housing instability in St. Joseph neighborhoods 4 and 6, and to a lesser degree, neighborhood 3. III-9 �GOALS AND OBJECTIVES Goals 1. Maintain and improve the city's overall housing quality. 2. Maintain stability in the city's housing market. 3. Maintain the city's present housing stocks owner occupied to renter occupied mix. Objectives 1. Maintain a vigorous housing code enforcement program. 2. Monitor changes in the city's housing stock. 3. Curtail conversion of owner occupied single-f~n~ly housing units to renter occupied multi-family housing units. �y IV. ECONOMIC PROFILE Economic factors are important to a city in that they provide employment and income to residents of the city, which in turn is the chief means by which a city such as St. Joseph makes its living. The objectives of this section are to: l) Put St. Joseph into an economic perspective with the county, the region~ and the state. 2) Determine what the city's economic base industries are. 3) Give a brief review and analysis of the city's major industrial sectors. ECONOMIC INTERRELATIONSHIP The following is an attempt to identify the linkage between St. Joseph's localized economy and the county's, region's and state's. Table IV-A is a comparative analysis of how the region1 Berrien County, and St. Joseph successfully share in Michigan's productive activity, using such standard measures as value added by manufacturing, wholesale sales, retail sales, and receipts from services. By taking cross sectional readings of productive activity for the state, region, county, and city, and expressing them as a percentage of the larger parent area, and by taking them for different periods of time, comparisons can be drawn as to the relative position of each study area and each line of activity in relation to all the areas in that system and whether that position is improving, remaining constant, or deteriorating in time. *Berrien, Cass, and Van Buren Counties IV-1 �Table IV-A 1963-72 AREA INDUSTRIAL INTER-RELATIONSHIP FOR ST. JOSEPH Region as a percent of State Berrien County as a percent of Region St. Joseph as a percent of Berrien County 79.6 27.'3 22.5 25.0 Value Added by Ma11ufacturi ng 1963 1967 1972 2.6 2.7 2.9 77. I Wholesale Sales 1963 1967 1972 l.3 1.3 l. l 71. 5 80.4 71.1 15. 6 Retail Sales 1973 1967 1972 2.8 2.8 2.6 70.2 70.7 70.0 10.4 Receipts from Services 1963 1967 1972 1.9 75.6 71.8 73.6 18 .4 20.7 21.8 79.3 1.8 1.9 Source; TV-? 6.9 6.0 l 0. 3 7.8 ~ U.S. Census - �4 In 1960 St. Joseph comprised 7.8% of Berrien County's population. In 1970, that percentage had decreased to 6.7%. Therefore, comparative decrease in St. Joseph's percentage of Berrien County's total productive activity is expected. In the area of value added by manufacturing; from 1963 to 1972, the city's, county's, and the region's share of the state's manufacturing activity remained relatively constant. The city contributing 25% of Berrien County's value added by manufacturing in 1972, while only encompassing 6.7 % of the county's population in 1970, indicates that a significant proportion of the city's economic activity is in manufacturing. Between 1963 and 1972, the city's proportion of Berrien County's total wholesale and retail trade was substantially decreased. During the same nine year period, the county and the region remained relatively constant in their percentage of the state s wholesale and retail trade. 1 Between 1963 and 1972, St. Joseph's proportion of Berrien County's total selected service receipts had been constantly increasing. This trend is not comparative with any similar shifts at the county or regional level . • ECONOMIC BASE The economic base theory conceives the structure of the urban economy as made up of two broad classes of productive effort: 1) The basic activity which produces and distributes goods and services for export to firms and individuals outside of St. Joseph's economic area. 2) The service or non-basic activities whose goods and services are consumed at home within the confines of St. Joseph s economic area. 1 IV-3 �It thus seeks to make a distinction between productive activity which brings new money into the community (basic activity), and productive activity which simply recirculates money which is already there (service activity). The concept holds that basic industry is the key to the city's economic strength, and expansion in basic lines usually means growth in service activity and thus growth in the local economy. Economic studies, in the past, have utilized many different factors and methods for identification of the economic base of a city. The method utilized in this analysis of St. Joseph's economic base is a variation of an approximation technique perfected by Homer Hojt and employed in his study for the New York Regional Plan Association. This technique assumes that the population of a particular urban area consumes its proportionate share of the national production of goods and services and that all production in excess of this amount may be considered basic. Thus, basic employment in manufacturing is estimated by first determining for each standard census classification of manufacturing activity, its percentage of the city's total labor force and then comparing this figure with its percentage of the United States total labor force. For each line in which a city's showing in the employment ratio exceeds the U. S. showing in the employment ratio, the increment in excess is multiplied times the total employees in St. Joseph thereby giving the number of basic employees in that line. By similar analysis of wholesale and retail trade, finance, transportation, and other classes of economic activity, the technique estimates basic employment in each of these lines. Totalled, these estimates are used as an approximation of the basic employment in the city of St. Joseph . IV-4 �An analysis of the economic base of St. Joseph in 1970 (Table IV-8) indicates a significant degree of basic employment in durable manufacturing with a lesser degree of basic employment in wholesale-retail trade and services. The city's rate of total resident labor force employed in durable manufacturing is twice that of the United States. The city's major industries are a home appliance manufacturer, a rubber products company, an automobile parts supplier and an electronics industry. This concentration of durable industries within the city, makes its economy susceptible to fluctuation in national economic activity. EMPLOYMENT Employment of the labor force of St. Joseph is shown both by industry (Chart IV-C) and by occupation (Chart IV-D). In 1970 manufacturing employed 37% of the labor force; personal services 16%, retail trade 18%, and public services 18%. categories. The remaining 11% were distributed among miscellaneous While St. Joseph's total employed labor force decreased 1.6% between 1960 and 1970, the labor force employed in retail trade and public services increased 22% and 44% respectively. Employment by occupation shows the most gain in the sales, clerical, and kindred workers category, an increase of 9% from 1960 to 1970 and over 200% from 1940 to 1970. Service and private household workers show~d an increase of 8%, sales and clerical workers 3.4%. The greatest loss in employment were those of operatives, 7.7%; and craftsmen and foremen, 6.8%. IV-5 �Table IV-B 1970 ECONOMIC BASE INDICATORS FOR ST. JOSEPH u. Percent Em2lo_yed St. Joseph s. Basic Employment 0.92 Agriculture 3.70 Mining 0.82 Construction 5.97 4.08 Durable 15. 33 29.90 Non Durable 10.57 7.02 6. 77 3.14 20 .18 20.80 5.01 4 .31 26.22 27.28 5.48 2.55 Manuf~cturing Transportation, Comm., Utilities Wholesale and Retail Trade Finance, Ins., Real Estate Services Public Adm. Source: 697 30 51 U.S. Census IV-6 - -=::a=----iiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiiili_iiiiill_ _ _ _ __ �\. .... 1950-60-70 EMPLOYMENT BY INDUSTRY FOR ST. JOSEPH AGRICULTURE, MINI~G AND CONSTRUCTION MANUFACTURING TRANSPORTATION, COMMUNICATION AND UTILITIES WHOLESALE TRADE RETA! L TRADE PERSONAL SERVICES PUBLIC SERVICES OTHER INDUSTRIES (INCLUDING NOT REPORTED) 0 1~ 1950 400 Cillsill] 1960 IV-7 800 1200 1600 2000 Number of Persons Employed 2400 2600 U. S. Bu r ea �Chart IV-D 1950-60-70 EMPLOYMENT BY OCCUPATION FOR ST. JOSEPH PROFESSIONAL, TECHNICAL AND KINDRED WORKERS LABORERS, FARMERS AND KINDRED vJORKERS MANAGERS, OFFICIALS, PROPRIETORS, EXCLUDING FARM SALES, CLERICAL AND KINDRED WORKERS CRAFTSMEN, FOREMEN AND KINDRED WORKERS OPERATIVES AND KINDRED WORKERS ~ !:!:! : =~: =~: ~: i:::~:!:!~ =;:i:~ ~ !i ~ !=· i=~:~: ~:!:;:i=; =!:i=!: i:: =: =:!:~::: ~:!: = :~ = == = = ;\~1E:tA-'i:.\:;Ca~~£::~--::;::·:}.i:~;,;~: _: :~:f{~{:~'.:: SERVICE WORKERS INCLUDING PRIVATE HOUSEHOLD OCCUPATION NOT REPORTED 0 ~ 1950 200 400 60 800 1000 Number of Persons Employed Source: 1200 1300 - �• RETAIL As indicated in Chart IV-E, retail sales and payroll has increased consistently between 1963 and 1972, 35% and 47 % respectively, while the total number of retail establishments in the city has fluctuated. Even though within the city, employment in retail trade has increased 7.5% between 1960 and 1970 (Chart IV-C), the city has since 1963 continuously captured a decreasing portion of Berrien County's total retail sales as indicated in Table IV-A. In 1972 the city of St. Joseph accounted for 7.8% of Berrien County 1 s total retail sales while in 1970 encompassing 6.7% of the county's total population. With St. Joseph's above average incomes it is evident that the city is not capturing its proportion share of the area s retail trade. 1 MANUFACTURING Within St. Joseph between 1963 and 1972 value added by manufacturing has increased 138% and employment in manufacturing has increased 43% (Chart IV-F). During the same time period St. Joseph s percentage of Berrien County's total 1 value added by manufacturing decreased from 27.3% to 25.0% and between 1960 and 1970 the number of St. Joseph residents employed by manufacturing industries increased by 14%. This indicates that the city's expansion in manufacturing is not keeping pace with that of the county's and that a significant portion of St. Joseph 1 s new manufacturing jobs are being occpied by non-residents. SELECTED SERVICES The total selected service establishments and receipts in St. Joseph between 1963 and 1972 has increased 47% and 195% respectively (Chart IV-G). This trend is substantiated by a constant increase in St. Joseph's percent of Berrien County's total receipts from services between 1963 and 1972. IV-9 �1958-72 RETAIL PAYROLL, SALES, AND ESTABLISHMENTS FOR ST. JOSEPH 4,500 190 4,000 •••• •••• •••• •••• •• •• •• •• . ..... •• ...... •• ...... ...... •• ...... •• ...... •• ... •• . ..... •• ...... •• •• ............ •• ...... • ...... Payroll ($1 ,OOO) 3,500 ...... and I ~ Sales ($10,000) Chart IV-E 3,000 ,••••••••••••• c ....- 2,500 ,,.•...........•............. 180 170 Establishments 160 ...... ............ ...... .... ~........ ,..... .... 150 2 , 0 0 0 - . _ _ _ - + - - - - - - - - t - - - - - - - - - ; - - - - - - - ; - - ~ -140 1958 1963 1967 1972 ....... Retail Payroll " Retail Sales 111111111111 Retail Establishments Source: U.S. Census �- l 1958-72 ~~NUFACTURING EMPLOYMENT AND VALUE ADDED FOR ST. JOSEPH 7,500 t 7,000 t 6,500 + / ;;; "' :"'"' "' +160 ."'.: ..: I IV-F + 180 . I Chart +140 : "' "' 6,000 ..... < I ..... ..... Employment 5,500 5,000 + i : "' :. : "' I l / + r20 ;. "'"' f +100 "'"' . ,,,,,,,~ I Value Added ( l , 000, 000) + 80 ,,,,,,, ~,,,,, .... 4,500 ......... ..... ..... ..... ......... ...... t + 60 ...... 4,000 I ,......... I 1958 I 1966 19~7 ,tn Employment I 40 Value Added Source: U.S. Census f'llllllllllllllll J �Chart IV-G 1954-72 SELECTED SERVICES ESTABLISHMENTS AND TOTAL RECEIPTS FOR ST. JOSEPH 1701 I 160 I 130 _. N Establishments 120 ! :l + + +12 +11 : t9 .: I t 7 ,,,,,~ ,,,, ,..,, ,,, ,,,,,, ,,11111111111111111•' 70 Establishments 1954 1963 1967 Total Receipts (1,000,000) +8 .. .. I I +10 : : .: I 90 + 80 .:: /! 110+ 100 :l I 140 + <I 13 :: 150 + ..... r4 + 6 -t 5 4 1972 Total Receipts So~-.ce: U. S. Census 11111111111111111 �y Between 1960 and 1970 the number of service workers excluding private household workers within the city increased by 19% indicating a trend of the city becoming more of a service oriented community . • IV-13 �SUMMARY Within St. Joseph, manufacturing has always been and continues to be a most important economic sector in relation to economic base and employment. From 1963 to 1972 wholesale and retail trades economic significance decreased substantially while during the same time period the economic significance of selected services experienced a gradual increase within the city. IV-14 �GOALS AND OBJECTIVES Goals 1. Strengthen the economic base of St. Joseph. 2. Provide 'adequate job opportunities for St. Joseph's residents. 3. Increase St. Joseph's tax base. Objectives l. Maintain downtown St. Joseph's retail position within the region's market 2. Provide adequate opportunities for industrial development within the city. IV -15 �a:; V. PARKS AND RECREATION A public r~creation system, itself, has two main ingredients: facilities. programs and This section will be confined to a look at St. Joseph's existing facilities and future facility needs. Meaningful planning for recreational facilities must, however, be strongly related to planning for recreational programs as well. Guidelines for Recreation Lands In order to compare existing and future demands for facilities, a set of standards must be used. and not steadfast rules. These standards should be treated only as guidelines A wide variation between types of recreational facilities and community needs can be adequately considered with proper use of comprehensive guidelines. The following table is a set of guidelines used for St. Joseph in determining the adequacy of the city's existing outdoor recreational supply. GUIDELINE FOR RECREATION LANDS St. Joseph, Michigan CLASSIFICATION SERVICE AREA ACRES/ POPULATION SIZE (ACRES) Playground/Playfield Neighborhood Park ½ Mile Radius 5/1 ,000 2-20 City-wide 5/1 ,000 20 or more City-wide Park V-1 �Playground/Playfield, Neighborhood Parks, are relatively small units intended to serve residents within walking or bicycle distance of the facility. Play- grounds may include areas of play apparatus, informal play space, sand box, and wading pool. facilities. It is not necessary for each playground to have all Playfields include open areas relatively free of trees, fences, and other obstacles and should be large enough to support one or more football or baseball games. Hard surface areas should be at a minimum. City-wide parks should serve the entire community, providing all facilities of lesser classified parks as well as unique features such as bandstands, natural areas, picnic shelters, playfields, tennis courts, and swimming pools. In that city-wide parks serve the purpose of a neighborhood park to adjacent neighborhoods, 20% of the city's city-wide park acreage should be used in computing the total required neighborhood park acreage. A comparison of Table V-A with proposed guidelines for recreational lands indicates that St. Joseph with an estimated 1975 population of 11,330 presently has sufficient recreational lands to meet its present recreational needs. The distribution of these lands throughout the city, also appears to adequately meet the needs of the city's residents. In Section I of this report, we indicated that the population of St. Joseph is anticipated to remain constant through the year 2000 . This anticipated population stability will curtail the need for future significant acquis i tion of land for recreational use. Therefore, a majority of St. Joseph's future public expenditures in the area of recreation could be directed toward development of the city's existing recreational lands and the acquisition of unique recreational sites. V-2 �;:g Table V-A INVENTORY OF PARK AND RECREATIONAL FACILITIES FOR ST. JOSEPH 1975 Size (acres) Classification and Name Special Uses Playground and Playfield - Neighborhood Parks Botham Park 0.5 Playground, Tot lot Dickenson Park 8.4 Playfield, Passive Lions Park 13.4 Playground Point Park 0.3 Passive Whittlesey Park 2.7 Playground Ice-skating ( 25.3) City-Wide Parks 8.2 Bluff Park Kiwanis - 19.2 Lookout Point Park 0.8 Riverview Park 112 .8 Tiscornia Park 16.9 (157.9) V-3 Bandshell - Ornamental, Passive Playground, Playfield Tennis Scenic, Passive Playgrounds, Playfields, Picnic, Boat Launch Beach �Recreation and People Many considerations affect the need for recreational programs and facilities in a community and the form these facilities should take. The most important of these considerations are those factors relating to the people the system is meant to serve. Among the characteristics of people that affect their need for public recreational facilities are the following: 1. Age The amount and type of recreation people pursue is related to their age. Younger people tend to participate frequently in a wide variety of active pursuits. The older population, on the other -hand, tends to participate in fewer and more passive activities. It must be recognized, however, that recrea-tion is not only for children or young people. People of all ages participate in recreational pursuits of one sort or another. Planning for public recreation areas is not, therefore, just a matter of providing a few parks and plaugrounds for children. It means planning recreation areas for people of all ages that are well related to their very different needs. 2. Income The number of recreational activities people pursue is related to their income. Generally speaking, the higher the income, the more numerous are the recreational pursuits. 3. Education Education affects participation in recreationa in much the same way as does income. The higher one's educational attainmen-t, the more numerous, generally, are his recrea-tional pursuits. 4. Occupation The number and variety of leisure activities are related to occupation and occupation prestige. People in work with higher occupational prestige tend to engage in more varied and active recreation. 5. Mobility People with greater mobility tend to be more ac-tive recreationally. People with more restricted mobiU·t y (the elderly, for example) typically participate less often in recreational activities. - �4!!!!4 !• I [I i To meet the needs of people with widely differing characteristics, and thus widely differing recreational needs, a complete park and recreation system must be composed of properties that differ in function, size, location, • service area, and character of development. The .1974 R. L. Polk survey, discussed in Section I, Table I-D indicates that there is a concentration of one person and retired households in neighborhoods 3, 4, 6, 7, and 8 (Map I-E). The survey also indicates a high concentration of households with children and households with five or more persons in neighborhoods 10, 11, 12, and 14. In the area of income distribution, the data indicates a concentration of above-average income households in neighborhoods 1 and 9-14 and below-average income households in neighborhoods 3, 4, 6, 7, and 8. These and other neighborhood demographic characteristics should be taken into consideration when developing the city's existing and future park facilities. V-5 �SUMMARY An inventory of the city's existing recreational lands indicates that St. Joseph has sufficient acreage for its present and projected populace's needs. However, there are unique scenic and recreational sites within the community such as Silver Beach that could be acquired and preserved for public use. Development of the city's recreational lands should be tailored to the unique demographic characteristics of the city and the surrounding neighborhood J needs. V-6 - �GOALS AND OBJECTIVES Goals 1. To insure the provision of adequate and suitable recreational opportunities ' to all residents of St. Joseph. Objectives I- l. Preserve for public recreational use, St. Joseph's unique recreational sites, such as St. Joseph River frontage, Lake Michigan beaches, and Lake Michigan scenic vistas. 2. Provide recreational facilities that fit the unique demographic characteristi of the city's neighborhoods. V-7 �VI. PUBLIC FACILITIES AND UTILITIES Water Supply and Distribution System The City of St. Joseph owns and operates its own water supply and treatment facility, which is located approximately 6,800 feet southerly along the shore of Lake Michigan from the outlet of the St. Joseph River. Since 1971, the city has also contracted water services to the "Lake Michigan Shoreline Water and Sewage Treatment Authority" which covers Lincoln and St. Joseph townships. The plant is presently undertaking an expansion program which is anticipated to be completed in January of 1976. The following description reviews the plant as is anticipated to operate after the above mentioned expansion is complete. Raw water for the plant is drawn from an intake crib consisting of four 7-foot diameter steel funnels extending five feet above the lake bottom, and located about l ,500 feet from shore. Water is brought to the low-service pumping station through a 24 inch diameter concrete intake pipe and chlorinated at this point. At the treatment plant, the low-service pumping station has a normal capacity of 20 MGD (million gallons per day) and lifts the water to the plant for treatment. Preliminary treatment is provided through three accelerator upflow basins in parallel with a conventional mixing and settling tank for backup use. Following settling, twelve rapid sand filters filter the water after which the water is stored in two ground reservoirs and deliver it to system pressure. The system also includes a 750,000 gallon elevated water storage tank located north on the bank of the St. Joseph River. The St. Joseph plant is rated for 16 million gallons per day. For short-term overload, this plant could handle up to 20 MGD without seriously impairing the VI-1 �Table VI-A PAST TRENDS AND PROJECTED DEMANDS FOR ST. JOSEPH WATER TREATMENT PLANT Year 1965 1966 1967 1968 1969 1970 1971 1972 1Yl3 1974 1975 1980 1985 1990 1995 2000 of City St. Joseph Max. Day MGD "AUTHORITY" Max. Day MGD 6.871 7. 159 7.494 8.523 8.655 6.792* 9.646** 9.900 10. l 00 10.200 10.300 11 . 000 11 .300 11 .400 11. 500 11. 500 0 0 1. 270 2.780 4.520 4,710 4.900 6.600 8.300 10.250 12.200 12.200 Total MGD 6.871 7 .159 7.494 8.523 8.655 6.792* 11.916 12.680 14.620 14.910 15.200 17.600 19.600 21.650 23.700 23.700 *Low figure due to Whirlpool Corporation being on strike during normal period of heavy demand. **Maximum Day 1971, from Period l/1 thru 6/30. City of St. Joseph - Maximum Day Demand _ 11 Author1ty 11 Maximum Day Demand Source: Consoer, Townsend and Associates Consulting Engineers .... VI-2 �ru . ~ ...... S' n~~~~~~~~~~~~~~~ -I I~ __._.,,..J_____, __ ) CITY OF SAINT JOSEPH BERRIEN COUNTY MICHIGAN h• 'I- _ ··~· .JL - _qi -11 , /&- - ~~I /\\ IIfJ WATER DISTRIBUTION SYSTEM l~ / .~ ( :l •,,/,,fj :"·... ' : · . . I.. LEGEND : Existing Mains '-'\ "-:..· '.·\ l I 11 . -•: , , ! ~ ~ (!) ' ~ (J ~ ' < 1,~ I w '-., ~ ~ ~ " /'!" 'N Soutt1MNlllam Michigan Reglonel Plenring Conwnisaiont;.,;-- + - - - - + - - - + - - - - ~ ,_ _ _ _ _ _ _ _ _ - • " 'I ' 1.-----~ 2007 ~ Slnlel · SI -"""Ill\ Micnuon ~ · .....,.,,,. ti16/98.l 15"9 .... c--....w---..-~.......... �I - quality of the treated water, however, its present intake quantity is limited to 16 MGD. The estimated demand schedule (Table VI-A) prepared by Consoer Townsend and Associates, consulting firm, indicates that the St. Joseph plant will require I - I expansion to 20 MGD capacity by 1980 and a further expansion to 24 MGD by the year 2000 . • ' The city's present water distribution system (Map IV-B) is reprotedly adequate with a few isolated pressure problem areas caused by four inch lines. As part of the present plant expansion program, a thirty inch transmission line was constructed between the plant and a twenty-four inch line on Lake Avenue thereby boosting the water pressure in south St. Joseph. Sanitary and Storm Sewer Systems In 1951 the Cities of Benton Harbor and St. Joseph jointly constructed a sewage treatment plant located in Industrial Island in the St. Joseph River. The original plant was designed to provide primary treatment capacity for 8.0 MGD (million gallons per day) daily average wastewater flows, and secondary treatment for 4.0 MGD. To quality for federal and state funding assistance, the cities agreed that the plant was to serve as an area-wide facility extending services to the contiguous communities and areas beyond the present cities' limits. To facilitate the area-wide concept, Berrien County was established as the planning and funding agency for wastewater treatment for the two cities. The recently completed additions were provided to increase the treatment capacity of the plant and upgrade treatment to comply with current pollution control requirements. VI-4 �- - - ,, CITY OF \ SAINT JOSEPH BERRIEN COUNTY MICHIGAN SANITARY AND STORM SEWER SYSTEM _-.~·-----: 1.~ :::--.. ;:.,~~~~-~l It r~ ~~ LEGEND: Existing Santary Sewer Mains I/;, •• ············· Existing Storm Sewer Lines ~ Combined Sanitary-Storm Sewer Area ~ Storm Sewer Separation Program Area H (( '- .. -( ' "'\ ...... i1i~~ :\ I•~ I 0 ' \1 i:' - \ ~ " I,-~....' ) I ••• . t f, If ~ I ,,J I I ~ ~ t ' (J ~ ' ~ I V, '.--.°I]. ~ ' IL 1; ~-L■ ••·\ . _ '!lf. : 11 ·• 1- \\r,:,i .#...•.•.. .....: ........ \~ " I ~ -- , I I I I I I I I I I <8 Southwaatiem Michigan Regional Plmnng Convnission / /1\,,, ,. . ,. ,,-~, I I I I I I M" I "-----1 • 8 'lOOT°'""°'1~-Sl~. Mlci'qV1"9085 · ~6l6/98J15.:'9 ..... ,...,..c....,w__ .... ,_c- _ ..... ...,_ ~. , .. __ ,, --•tNllt , ~ :.,,,-;:;,.- ~ f l ~: :,; ~ •~ ~ ~ �The present wastewater treatment plant is of the complete treatment modified activated sludge type (Kraus Process) with separate sludge digestion, chemical treatment fpr phosphorous removal and sludge de-watering by vacuum filtration. It is designed to provide capacity for an average daily wastewater flow of 13.5 MGD during the canning season, with a maximum daily capacity of 19.5 MGD. Peak hydraulic capacity of the plant is 24.0 MGD with one of three raw wastewater pumps out of service. The majority of the sanitary and storm sewer lines located in the older portion of St. Joseph (Map VI-C) are combined, thus allowing storm water to enter sanitary sewer lines during times of storm and causing sporadic overflow discharges. In the summer of 1975, the city initiated a storm and sanitary sewer separation program on that portion of the city's combined sewers west of Main Street. The total project entailed the construction of 10,000 lineal feet of storm sewer line. At the time of this writing, approximately 1,000 lineal feet have been constructed. The more recnetly constructed storm and sanitary sewer lines in the southern portion of the city, are not combined. The size of the sanitary lateral lines in this portion of the city are reportedly adequate, however, the continued southerly growth of the city has caused this area's sanitary sewer trunk lines to become inadequate (under-sized). This urban growth has also produced inadequacies in south St. Joseph culverts. Municipal Buildings The St. Joseph City Hall, which houses police department, fire department, and most city offices, is ideally located for its functioning. There are several limitations, however, to its continued adequacy as to size and arrangement. For example, nearly every available space within the building is being used, there is inadequate parking, an d the building is quite old. VI-6 �The near future will probably see in increase in the number of functions that the city will be called upon to administer. This may necessitate the long range need for additional space for city administrative offices. The recent years have seen extensive development on the southern portion of the ·city and adjacent township. This area's proximity to the city's sole fire station indicates that long range alternatives should be considered for the ~ provisions of fire protection to southern St. Joseph. The city's recently constructed library is an excellent facility which is ideally located in relation to downtown and has adequate land for future expansion. VI-7 �SUMMARY The City of St. Joseph's water supply and distribution system and sanitary sewage treatment facilities are adequate for the city's present and future • projected needs. However, its sanitary and storm sewer collection systems have a number of deficiencies for which the city has correctional measures underway. The community's municipal buildings are adequate for ~ts present needs, however, demands upon the city services may necessitate additional municipal space in the future. VI-8 �GOALS AND OBJECTIVES Goals 1. To insure the provision of adequate public services to meet the future needs of St. Joseph. Objectives 1. Elimination of all combined storm/sanitary sewer lines within the city. 2. Replacement where feasible, of undersized sanitary sewer trunk lines and - I storm and culverts in south St. Joseph. --1 VI-9 �r VII. TRANSPORTATION SYSTEM ANALYSIS Transportation in the United States is entering a new era. • Two important components of this era will be continued sensitivity to the natural and human environment and the concerns for conserving energy. Given this changing climate it is more important than ever that transportation facilities be in harmony with the environment and the communities of which they are a part. To have transportation shape land use is no longer necessary as it once was. Whereas, previously land could only be developed within transportation corridors, now land can be developed using other criteria and the transportation system can be designed to serve that criteria. Nevertheless, the coordinated interrelationship between land use and transportation patterns is still important as can be seen by the following examples: l. Transportation enables land to be developed. property is crucial for development. Access to Traditionally, localities encouraged construction of transportation facilities because it enabled them to expand their tax base to finance community service. For example, a prime tool used to attract industry has been to extend rail service into industrial parks within a community. This extension of transportation service enables more diversified industrial uses to be attracted to a community s 1 industrial park. 2. Highway and traffic can stabilize or change existing land uses. Limited access highways can stabilize existing land use since access is limited to interchanges. Limited access discourages strip commercial development while it encourages clustered commercial development at interchanges. VII-1 Although new highways �' -, may precipitate change toward higher density, once the change occurs the land use will usually change less along the limited access highway than along unlimited ones. 3. Land use can impair the efficiency of streets and transit. Streets designed to serve a certain traffic volume can become inefficient as land uses occur that create poor traffic conditions such as frequent left turns, double parking, or lines of cars waiting to enter a parking lot. Highway systems are also affected when unplanned land use changes occur such as when a regional shopping center is located along streets designed to serve smaller volumes of traffic. 4. Land values vary. Undue profits to property owners adjacent to freeway interchanges and improved roads are well known to the public. Value can also be negatively affected if noise, congestion or safety hazards exist especially in residential neighborhoods. These brief examples of the interrelationship of land use and transportation are intended to prepare the way to provide a better understanding of how transportation systems can be used to achieve community goals and objectives. USE OF EXISTING STREET SYSTEM This section of the report will be concerned with providing a better understanding of the existing transportation system within the city of St. Joseph, and determining the patterns and trends of all types of transportation within the city. This evaluation of the existing transportation system and the examination of various types of transportation are intended to illustrate not VII-2 �r only the interdependence of transportation and land use, but also the interdependence of all communities within the Twin Cities area . • There are considerable fluctuations in the volumes of traffic between the different months of the year, the different days of the week, and different hours of the day. But for our purposes, we will use the results from the 1972 Origin and Destination Survey prepared by the Michigan Department of State Highways and Transportation for the Benton Harbor and St. Joseph area. The traffic flow patterns within the area can be termed unusual. This is due primarily to the locations of two downtown retail and employment centers located directly across from each other and connected by two bridges. Hence, an "hourglass effect" takes place with high traffic volumes showing significant increases as you approach the St. Joseph downtown business district from either a southerly or a northerly direction (see Map VII-A). Increasingly heavy traffic volumes were found to exist in excess of 20,000 vehicles per day on Lake Shore Drive, Main Street, Niles Avenue and Napier Avenue within the city. Today, St. Joseph's highway system is plagued with various deficiencies as a result of heavy traffic build-ups on existing arteries. This condition is best reflected on the 1972 Street Network Map which shows the sections over a level of "C" capacity. It is important to keep in mind what is meant by the level of 11 C11 capacity because a road which is over the level of "C" capacity does not necessarily suddenly stop moving. As defined by the Highway Capacity Manual, there are six levels of service from A through F and the "Level of service C is still in the zone of stable flow but speeds and maneuverability are more closely controlled by the higher volumes. Most of the drivers are restricted in their freedom to select their own spged, change lanes or pass. A relatively satisfactory operating speed is still obtained, with service volumes perhaps suitable for the community." VII-3 �I I 1 I ; I I. I / \ I z •! • I • ¥ jI fl :c c.. w en u.O 0 -, >C L() r- >z~ (.) <.'.) Z I lJ.J (.) - (/') r ~ i LU CI) ~IL J I1ji'~ - z era: <t - ::)Z 0 <1: li CL <t ~ ~ g ==:£ z ,=;;;;;;::;;.: I LL -LLu LL <r .._a:: C\J fn Vll -4 dI • i : �Essentially, the streets where problems occurred in 1972 are along major routes situated in the city as follows (see Map VII-8): Facilities Oto 25% over the level of 11 C11 capacity include: 1. Main between Niles and Port. 2. Wayne on Industrial Island. 3. Broadway between Wayne and Court in St. Joseph City. Streets which are 25% to 50% over the level of 11 C11 capacity include: 1. The short stretch of Wayne between Port and Morrison Channel. 2. Hilltop between Cleveland and Niles. 3. Cleveland between Hilltop and Hawthorne. Facilities which are 50% or more over the level of 11 C11 capacity include: 1. The bridge over the Morrison Channel. 2. Napier from Langely to Niles. These high traffic volumes in turn, have an adverse affect on adjacent residential communities, since the users of the transportation system tend to look for the path of least resistance to reach their destination (see Map VII-C). As we can see by the major street network, which was derived from the traffic flow study, the basically residential streets of South State, St. Joseph, Langley, Highland, Kingsley, Wolcott, Lakeview and Morton, have filtered into the major street network to provide relief for the over capacitated arterials within the city of St. Joseph. This overflow of automobile traffic onto residential streets has an adverse affect on adjacent property by negatively affecting the neighborhoods with noise, safety hazards, and pollution. These negative impacts tend to have an adverse affect on residential neighborhoods, making them less desirable to live in. *SMRPC analysis of area. VII-5 These adverse affects may not be obvious �CITY OF SAINT JOSEPH BERRIEN COUNTY M ICHIGAN 1972 STREET NETWORK LEGEND 111111111111111 ----•• • ••• 00 to 25% over capacity 25 to 50% over capacity ✓ / \_,,;:,.f✓,:!ll_.. 50%+ over capacity 1 , - .~- I Hf J ~; 1 _· - II - /4'- I /J j,z /1 /. , , /, J..$ 7 I/ /fJ/ _.$1 _jj/ // //, ❖- ,J I; /(. 1., r } / / ✓, ' $ ,zr~r..Fru: "-,,_,. -· ,, I [_ J[Jl]L.,,,..... L"9c ~ [ , ~ ·oE~l .. c_- l I .,_ 't: - 7:t'J ~.1 I 0- ' I 'I : 1 \ .. I / :· . . Lo • , f· \ I -· ' A I I 11../ I1-, IIi ,.. , · f / Cf lI l1-,.," .. ~ ~' l ~ 1- ) 1. 1/1 ... Uw illJlll l -- l LJ ul . . ,' _I !II . JI.In~~ !LJ_J LJ l..J [] L~ [. -J Lu . -··.JIl....:::: - ;H w fj-:=)~" < ' , Ill r ~ ,_ JL..J -~·~ ' ~ . -~ -- tJ[ -· : G._] (.) . -·. , ~ \i \\ ,~'~ . 1~ ,1rt.., '•· \ ' , '~s. l~J[Jciu· 1, ~[ :i:-: 11. •111,~J ' ~ l11,. JI . ':,.· , .( \ r. '-1~·IL...,, :~·.~/-~-;~f .· it - lI -· J 7[ -_.._ ] ~• ( .. •• :-· ~ \\.\ \ ·1 ' _. W\~ l ll[_,_ .]I -, J [_. -· [_ ~ / t / ~- / / l ' I ~l[ )[_ ~11f 1 / I ... . ..... a •. :;.r.~·~. ' r//4~'t ////t:,1.,j// ,.J'/1 I~ I(,, I ~ ~I( 1.' ~ I, " ~ J/1/ /1,, ,.I rSJ~ 1/ ~.:;r } ·· / '·~~; . tVFR [ff$~r;_ I ~ l- i-_ . I,-· " f ·1 ~r-7 ~ ,, -~ ' )f·.'' ~\ \~ : -, \ ),:;, ~ \~ (9 ~ 1' 1- I" 1·-· N Sc:JuthMMlm Mlchlgm, Regional Plerri,g Cot•-•--• "( -------- -- 'I . ' ' I._ _____ •I Mft 'l9fJ1 o.-,,, ~ · SI ~ Mcttgen '9065 · Tolol]hcl-.. 616/9631529 ... -c-.• . . _c-_ ...... ~ " - J �I I l l I II I. I I z d •! ; I ; i • I • II !h I. I I I I I :::c I Q. UJ >I- .I (/) II 0 u.. 0 -, >- I I I- u 0 ~ ~ Z I UJ (.) a: UJ CD - - ~ ~ cno r- _J W LL I -~i··· o·.. w 0:: 0 r(f) LL LL LL <! . •' 0 0:: I I ~r0:: ~- r- 0 wZ z er I I I ___________ JI _J 0~ I -- - -- -- - - - --, I / I ,:J / (.9 0.. (.9 z -z j j z (/) r"\ I 1 u I- a: -<! I I z :) z I- CfJ> - 0:: CJ (f) w ~ t,, v11-1 �in the city today, because of its relative stability. However, a general downgrading of residential neighborhoods can be predicted and is taking place as traffic flows continue to increase unchecked. FUTURE DEMANDS ON THE EXISTING TRAFFIC SYSTEM In the second phase of analyzing the traffic system for the St. Joseph area, travel volumes have been generated from the year 2000 Socio-Economic Data and imposed upon the 1972 existing street network plus any planned construction projects that are committed for the St. Joseph area. Projects which were added to the 1972 system include: 1. Replacement of bridges across the St. Joseph River and Morrison Channel with widened approaches and crossings on Wayne. 2. Hawthorne and Lake Shore widened to five lanes at intersection and install a traffic light. 3. Hilltop widened to five lanes from Lake Shore to Niles. 4. U.S. 31 relocated. 5. I-94 BL section relocated between Hilltop and I-94 along the I &M power line and abandoned railway right-of-way. With the projected year 2000 traffic on the existing and committed system, the following facilities show a need for future improvement (see Map VII-D): • Facilities Oto 25% over the level of 11 C11 capacity include: 1. Main between Port and Pleasant. 2. Blossomland Bridge across the St. Joseph River. Streets 25% to 50% over the 11 C11 level capacities include: l. Hilltop between Niles and Cleveland. 2. Niles between St. Joseph and Pleasant. Streets which are more than 50% over the level of C11 capacity on the existing network include: 11 l. Cleveland between Hilltop and Hawthorne. VII-8 �) ) CITY OF SAINT JOSEPH BERRIEN COUNTY MICH IGAN EXISTING AND COMMITTED STREET SYSTEM IMPROVEMENTS FOR THE YEAR 2000 LEGEND ••••••••••••••••••••• ------• • • • 00 to 25% over capacity 25 to 50% over capacity '"] • ··· :l~--"-~~Jl 1r • • • • • 50%+ over capacity r;,~v~~ ✓~ ~~ I ,,- /7, / ;,( ' 'v'[ h' , '. r>l'd~.- ~1e~~-· l · D ! . . lJ r;~h,,:. 11/'-y~ C /~~~ ~ 1 ✓,,_ •• . •• , .. _,,, - I "' / ~- •/l - VER ., , / ' '"\ ; -' ur ~. . -,:::::.--. ' ,,("~--. 0 , .: ~7,~ ~ -4, - .. "-·-~ ......... 0,~~ -~ ½'('. ' . K;, ( (:1. /4 M /, " . ~ , ' - ,~ 1 . ' ,. " /.J7~' " 1/4'J/4/, 'C\.· ;! ' ,, . ' ., . \ . ' J;;/{)!.,if/l);/# 1l\\ V\_ ~. \ ·. ~~-I, . /~ ;J;; ··:·:YI I •-!(\~ / V('_v, ,f;Vt -~ /i /li, . 1/"~!r .~/ Jl~,¥ z 1/2 , 1~s, . \'' ✓; 1/"./4.... "'-I'/ ''," • /(, .,/' _/i ;;Y ·fl~ y~r.· L.. /,' u •-,..,_,'A 1; ,~J/ ·~ /, /( J /' J L rlt ! - (:t;, ;,,__ 7 ~ ~ ' ~ I;.) ~ ' ' ~ . JI1- l l - 11 -. ..- I11 ... 1J.: ;· Lr · - lr-...,_,, ._,. [:...,. • ,, · 1/I II /J r 1:,,.,,_7 - . lr~-'-, I 11 . : - ,---=- .. .l QI 11·-:'::. 7 1.- . . ~.J[ .1[ .... . 7 • ~"-...I GJI """' • ! ,, ,, . : ___ :'. I .. . ! ,, • I • • L . .. _.. - ..~.. - q\i I , .-. . ~ ,\_ . \\ .JA ~ fn[11.... J ". :_::7[. -i~)~~~) 1r 111 ·-- __]J1J~~J/2 -~4 ' !. ~ ' li ~l rr.. ]L.".J I· I ~- ll -· . .. I . : ·-r '!LJ[] .,. ,. .,. J . n. --[ } -- ,• --7· ~~~- ,_7J ~ -~·~-ir].: - ' ~. ~ L ~[ 1 " 1 - ,.._;,( Il~..,.;·.-_ --:X1f!"·l/ . ,.. ,' [ Jfll . ,,__ . ~r:~ 11[1[7 . ,r,i';iLf r::. - . _ 7n[7 u.1 l rr: ·.'~ b~Jl~dn=-_j=.::?r· ~c . . . ,J~;~:~: ' . ·' . . ' . ,o ........... . :: '· / ., 1 ·l!-~i,-----.r-~il:n□ I~ )G''r I 1\ < I~ I -0 ,\ I 'v \- t , . , . , _ (8 ===~l-:7~ -· ~ " N I I I ......... ..... ..,.,_c..._....,...,.,,.,.,.. I -(" • ••,.u, " I �2. Napier from the St. Jose~h River to Niles. These are the probable problem areas that the community will be confronted with within the next 25 years. Generally, these problem areas are located within neighborhood analysis area numbers 4 and 12. I These areas are the large commercial and service areas adjacent to prime residential neighborhoods within the city of St. Joseph. The expected job growth in areas 4 and 12 is generally the reason for existing and future problems in the city. TRANSIT In general, transit improvements are alternatives to highway expansion. Beyond that, improved transit can also improve air quality and decrease energy consumption, but it is an expensive proposition because of door to door travel times, marketing, public relations and so forth. To compete with highways, transit systems must be developed to provide fast and convenient service between the home and the rider's destination, and at the same time must produce a reasonable cash return for operating expenses. In late 1973, city officials from the Twin Cities area expressed an interest in participating in a new state-sponsored transit program called "Dial-A-Ride Trnasportation" or DART. These discussions led to the planning and the implementation of a Dial-A-Ride system service throughout the Twin Cities area. As a result, the incorporation of the Twin Cities Area Transpor- tation Authority came effective on July l, 1974. For the first six months of operation, door to door Dial-A-Ride service was available in the 15 square mile central core of the Twin Cities area. An origin and destination study of the bus riders was conducted during the first four weeks of the Dial-A-Ride service for the St. Joseph, Fairplain, and Benton Harbor zones (see Map VII-E). Information on the average DART day was compared to personal trip da t a for the same areas as recorded in the 1972 Origin and Destination Trip Study (see Chart VII-F). I/TT 1 " �TWIN CITIES AREA ( I - . . ..... ~ M , I DIAL-A-RIDE ZONES " ZONE BOUNDARIES ~ "'BEtfTO lo H ' t.Ra . •'ST. JOSE , ~~~~ ~ ~-• ,.,::...._itl:t~ ~~~~ .~,~~~ 't.1:-LS:':t~~ I ,.-.+-~1~1:··J S _,+J-~:~~=~~:I-~- "" "' . "' {/ ' -:_:%~Cf.=?~I ' - -- /. I ,, ... .' -~-P= __,, ,~:::'- ';:, ·' ' \ - , :·:·:/ . . -- ,'. ' : . \' ~ : . ' ,, •• . :·j - r; I :: !"'·'" I • - "::_... ' ) 1 '. , --!' •' . - , c. : ) , -.,L . //,...-. i· '.. ' . c'=· } . D •r. ,: •!.o (•fJ.~1--.. , . . f. -· t . - . .___.__ \ VII-11 • ~ i ·-•-w- . I Y> .,,,,, ... . • u--=·~ -7 - ~:: : ""- - �INTER-ZON E TRIPS Ch~rt v_q,...f NORTH SHORE Population 4015 Density l 606/m~ 2 Area 2.5 mi IntraZonal Trips 824· (½%) BENTON HARBOR ST. JOSEPH :-,p~tion . ~n~ - y \rea :tra•na l rips Population · 15480 Density 2048/mi 2 Area 7.56 mi 2 IntraZonal Tdps 25695 {15%) 11084 2363/mi~ 4.69 mi FAIRPLAIN Population 14500 Density 1859/m~ 2 Area 7.8 mi IntraZonal Trips · 14697 (9%) j c::,· C\J • V) 0) • • • • • • • • • ~· I ;:: I I ~• ~I ~I LINCOLN /'""'\ LINCOLN Population 18870 Density 1864/m/ Area 10.125 mi 2 IntraZona 1 Trips 22504 {13%) TOTAL: Population 63949 · · Density l957/mi 2 Area 32.675 mi 2 Trips 168820 Trips into St. Joseph 46556 {28%) Inter-zone trips (number and% of total trips) are enumerated along the lines connecting 1eir respective origin and destination zones. . . Source: A transit Development Program for the Twin Cities Area Transportation Authority VII-12 �In the O & D study of bus riders, a comparison was made between tre standard trip patterns for all modes and the DART trip patterns (see Chart VII-G). The only unusual findings within the DART trip patterns occurred between the city of St. Joseph and Benton Harbor. The study showed a greater percentage of total DART trips between the twin cities than normally occur by driving patterns.This occurrence can be explained by the fact that more residents of the neighboring community are of lower income and are transportation poor. There- fore, they use the DART system to seek services and make purchases within ~ St. Joseph because of their new found mobility. The report also highlights the fact that there is about a 1% mode split for transit services in the area.* This mode split does not have a measurable impact on the trip movements to and within the city's boundaries, although it supplies services to the transit captives (the old, the poor, the physically handicapped, etc.) within the Twin Cities area. Other deficiencies identified by the DART study include: 1. Excessive waiting times. 2. A disproportionate number of trips to certain zones relative to general travel patterns for all modes. 3. A lower than desirable portion of trips made for work pruposes. On these results, it can be concluded that no measurable impact is being accomplished by the present Dial-A-Ride system on the city's traffic flow problem. Therefore, traffic patterns on streets and highways within the city continue to be congested and overcrowded, but the continuation and expansion of the DART program could lead to a general alleviation of these problems with additional ridership from the commuting public. *Mode split is the percentage of total trips made on a particular transportation mode {private auto, public transit, bicycling, etc.). A 1% split means that 100 trips were made on the Dial-A-Ride service during the same time period that 10,000 total trips were made in the area. VII-13 �Chart VII-G DART - O&D TRIP PATTERNS % of Total Core Area Trips ™ Standard Trip Patterns All Modes DART Trip Patterns, October 1974 50 48 45 40 35 30 25 24 20 15 ~- . - 10 5 0 BHR SJO FPL ""------v---------I \ 1nt ra-zone BHR SJO BHR SJO FPL FPL \....__________ r-----...J' V Zone Pairs BHR Benton Harbor SJO St. Joseph FPL Fairplain . ' Source: VII-14 A Transit Development Program for the Twin Cities Area Transportation Authority �WATER TRANSPORTATION Water transportation and the supporting port facility in St. Joseph have played an important role in the development of the economy for the St. Joseph area. From the earliest history of the area, this mode of transportation was the main means of moving people and goods inland, and during the twentieth century, the harbor supported the activities of ship building as well as water ,.... borne commercial and passenger traffic. During recent years, the significance of this mode of transportation has diminished significantly within the Twin Cities area. Due to the advent of modern roads and the recent upsurge of truck and truck-rail activity, harbor activities have gradually diminished until only a few users utilize the commercial water transportation available. Basically, these users are involved in the shipment of volume bulk commodities related primarily to the construction trade. The following chart is a comparison of product tonnage and the number of cargos for the 1971 and 1974 harbor activities. Comparative Port Activities for 1971 and 1974 MATERIALS 1974 Cargos Tons 1971 Cargos Tons Aggregate 15 133,885 34 302,000 Salt 3 42,130 3 30,682 Limestone 8 92,337 9 76,605 22 92,802 30 134,232 6 14,501 24 80,459 54 375,655 100 623,978 Cement Petro Products As can be noted by this comparison, the 1974 totals are 40% lower than the gross tonnage shipment in 1971. This condition can be directly related to the fact that the construction business during this era has been in a depressed VII-15 �state. To increase harbor activity to the 1971 levels, diversification of types of materials shipped would need to be encouraged; and new firms not now using water• transportation would have to be attracted and be made aware of this mode to better utilize the existing port facilities. In recent months, future recreational facilities have been proposed by the cities of Benton Harbor, St. Joseph, and St. Joseph Township. In total, these facilities would tend to double the existing recreational capacity of the port. Hence, this activity or additional commercial port use will lead to more car and truck traffic on the existing harbor frontage of St. Joseph. Inadequacies of the existing street system with the addition of new activities can only increase congestion within the already highly intensive activity center adjacent to the central business district area. Therefore, under the existing trends of the area, increased commercial or recreational facilities will be heavily dependent on road improvements in the city. BICYCLE TRANSPORTATION The early 1970's experienced a bicycle boom of which the effect is still being felt across the nation. The increased popularity of the bicycle as both a recreational and a utilitarian mode of transportation dictates that greater provisions be made for bicycles within the St. Joseph area. This statement is predicated on the fact that 16 million bicycles were sold in the United States in 1973 as compared with 11.5 million cars sold in the same year. The Bicycle Institute estimates that one person in three now owns a bicycle and that by 1978 one person in two will own one. The Bicycle Institute estimates, if projected for the St. Joseph area, would indicate that there are approximately r r 3,773 bicycle riders now using the street system within the city, and that by 1978 we can expect an increase in ridership by 1,900 additional riders. These increased sales will lead to demands for more non-motorized transportation planning in the city. vr r , ~ �But there are several major deterrents that make bicycling next to impossible for various segments of the population within the city. Bicycling requires generally good health in order to keep up a respectable pace for any distance. (This factor might rule out the use of the bicycle by some of the elderly although the bicycle or an adult tricycle could serve as therapy for others) Inclement weather restricts many bicycling trips, and darkness proposes many safety related problems. The present lack of adequate bicycling facilities also limits the use of bicycle and separate bikeway construction is often a low priority item in local budgets. h The present lack of bicycle security also serves as a deterrent to many cyclists. For example, bicycling through a shopping arta appears to be promising but the lack of adequate anti-theft measures makes cycling to these areas risky. In spite of these adversities, it appears that nationally and locally, bicycle ridership is still increasing. Therefore, considerable safety and health problems exist when non-motorized vehicles share the rights-of-way with vehicular traffic. Assuming that the city of St. Joseph is following the national trend, there is more danger on local streets within the city than many of . the surrounding communities because of the high concentration of vehicular trips into and within the city proper of St. Joseph. As referred to earlier in this report, 48% of the total trips made in the area are made within the confines of the city limits of St. Joseph. This fact, on top of the fact of the congested areas and filtering of automobile traffic onto residential streets increases the potential of bicycle accidents within the city, suggests a need to look further into the non-motorized situation in St. Joseph and make provisions to alleviate potential problems before they take their toll. VII-17 - �SUMMARY The results of the 1972 Origin and Destination Study for the Twin Cities area indicate thai more trips are made into, within and through the city of St. Joseph than any other community in the Twin Cities area. This concentration of trips has led to congestion problems in the southtown and downtown business areas. As a result of the existing congestion on St. Joseph's road system it has been projected that traffic and congestion will increase on the main arteries of the city causing commuter traffic to filter into residential neighborhoods, which would result in a gradual grinding down and deterioration of prime residential areas. The availability of transit as it now exists in the Twin Cities area has very little impact on reducing the number of vehicle trips made within the city. Therefore, additional improvements and a preferential transit policy are needed to achieve any significant impact on lessening vehicle use within St. Joseph. The de-emphasis of water transportation within the city has also led to a greater use of truck and the street system within the city. • ._ This additional use has led to the need for better roads to handle pay loads by trucks in the area. The new popularity of bicycle travel for recreational and utilitarian purposes has also led to unsafe hazardous conditions for both motorist and cyclers on the already congested streets of the city. If the popularity for this mode of transportation continues, there will be a need to improve the existing facilities and ma.ke them safer for the cyclist of transportation, therefore the following goals and objectives are recommended: VII-18 - - ------ �GOALS AND OBJECTIVES ..,_ Goals: l. Develop a balanced transportation system. 2. Enhance the economical and environmental values of the community. 3. Increase accessibility to centers of activities and employment. 4. Develop a safe transportation system. Objectives: l. Identify problems in the existing transportation system. 2. Give greater attention to the planning of port, pedestrian, cycling, and other transportation modes. 3. Coordinate planning of transportation and land uses more efficiently. 4. Make better and more complete use of existing road beds, utility rights-of-way, terminals and other existing facilities. 5. Improve service to major commercial and employment centers. 6. Develop alternatives to improve congested and high accidents areas. 7. Reduce vehicular traffic on local and residential streets. 8. Minimize transportation related accidents. VII-19 ~ �VI I I. RECOMMENDATIONS In the preceding seven sections, a number of opportunities and problems that the City of St. Joseph is presently facing and will face in the future have been raised. It is the purpose of this section to suggest possible direction for these future opportunities and suggestions for the existing problems. These recommendations were developed jointly by the St. Joseph City Planning Commission and the staff of the Southwestern Michigan Regional Planning Commission with final review and approval resting with the city planning commission. A. FUTURE LANO USE 1. SUBSTANTIALLY Rl!7DUCE THE MULTI-FAMILY AND TWO FAMILY AREAS IN THE CITY. (Map VIII-A) A comparison of the 1953 and 1975 Land Use Surveys for St. Joseph (Section II, Table II-C) indicates a 210% increase in residential two family acreage, a 187% increase in multi-family acreage, and a 19% increase in residential sin9le-family acreage over the 22 year period. Between 1960 and 1970 (Section III, Graph III-A) the total number of rental occupied housing units in St. Joseph increased by 26% while the city's total number of owner occupied housing units decreased by 4%. The 1974 R. L. Polk Profiles of Change indicates a continuation of this trend, in that between 1973 and 1974 the total number of rental occupied units within the city increased by 13% while the total number of owner occupied housing units increased by - •. merely 3%. This increase in rental housing units correlates positively with the previously mentioned increase in multi-family r VIII-l �- . '· housing units in that 60% of St. Joseph's 1974 rental housing units '· were in multi-family structures. Presently, less than 50% of the city's two family and multi-family zoned land, in the older portions of the city, is occupied by two family and multi-family uses. A majority of this land is presently occupied by single-family residential structures. The 1975 Land Use Survey indicates a minimal amount of single-family residentially zonef;ti. _ land available for development in the city. Therefore, if all the single-family residential structures in the present two family and multi-family zone were to be converted or removed and replaced by the highest use allowed in their respective zone, there would be a dramatic shift in the single-family/multi-family, owner occupied/renter occupied household composition of the city. Reduction in the quantity of proposed two family and multi-family land in the older portion of St. Joseph would substantially curtail conversions of single-family housing units in this area, thereby stabilizing the single-family/multi-family, owner occupied/renter occupied household composition of the city. 2. ELIMINATE flo/DUSTRIAL USES IN THE SILVER BEACH AREA AND PROVIDE FOR USES Tll/1..T ARE ORIENTED TO THE BEACH AREA AND I'l.'S RECREATIONAL POTENTIAL. (Map VIII-A) The city of St. Joseph has two major unique natural features, one being its Lake Michigan shoreline and the other being the St. Joseph River. The Silver Beach area which combines the assets of both of these unique natural features is an extremely aesthetic area with significant recreational potential. However, Silver Beach's present land uses consist of a vacant partly demolished amusement park, a VII I-2 �few residential structures (of reasonable quality), a number of heavy and light industries, and a vacant parcel of land. This area's . aesthetic appeal and potential for future recreational related development is therefore severely hindered as discussed in Section II by incompatible industrial uses within the Silver Beach area. Steps should be taken to assure the relocation of tnese incompatible industries within the city. Elimination of industrially zoned land in the Silver Beach area would preclude future industrial development on the vacant Whirlpool and II amusement park properties and would establish existing industrial I uses as nonconforming, encouraging a more logical development of the II area. 11 3. DISCOURAGE AND WHERE POSSIBLE, ELIMINATE STRIP COMM8RCIAL DEVELOPMENT AWNG SOUTH NILES AVENUE. (Map VIII-A) The haphazard strip commercial development of Niles Avenue has caused numerous irreconcilable development problems for the city. This strip commercial development hinders traffic movement on Niles I Avenue, produces conflicts with adjacent residential neighborhoods, and is very aesthetically unpleasing. The south Niles Avenue area is the second largest commercial area in St. Joseph and is therefore in direct competition with downtown St. Joseph for commercial development. The continued expansion of commercial uses in south St. Joseph will have numerous adverse effects on adjacent nei9hborhoods, Niles Avenue traffic, and downtown St. Joseph's commercial prosperity. VI II-3 �- - - ---- - _, ) ) ,..__. __,.,_ . CITY OF SAINT JOSEPH BERRIEN COUNTY MICHIGAN FUTURE LAND USE PLAN LEGEND; RESIDENTIAL SINGLE nAMILY RESIDENTIAL TWO FAMILY I ► - .. .-c'fUf's'--< · . .... RESIDENTIAL MULTI FAMILY I ~ COMMERCIAL WHOLESALE & RETAIL ,,, •. ,. COMMERCIAL PERSONAL BUSINESS , ·. ] & ~#m INDUSTRIAL ~ WATER-RECREATIONAL DEVELOPMENT k~i:~i~If21 PARK 1~~1j1j1~1~1~I~1~1~1~1~1~1~1~1~l CIVIC & INSTITUTIONAL 'fl iii ii I & PROFESSIONAL SERV {' fr. ....... . ..... c,_, , •' - ))'f'--~ "'~ ' l ! ( ~ . , . ,....~ __ .,,,.,.,._. " OPEN SPACE .,.., _--.u:u . -~IVFR ((r -- • •~ , ( l ~ ~ ~ . ·--- ' "'~· ,.,,~ ~; ¾ ~, £ s1~1~~ · ~ . ,ri - ' ; r ~~o ~crli~ar ~c~J. ,~,, 6'&~T,~ □ :::_• c:__J ;-:-:+:=· ~ • ti_~( CJI ,;1i~- ., ;i;:::::,:-:"-~~r.e-~·c~ r.> \- - . _ •.f . , ~ t!-.;~m _ r <.L t-. Jl L---'!Li ,. ;:~(.. - -~~DD c= :".c,::,_~V:.. □D [:::_l L ~--~ - .~ .. r::..::·Jr--7~ ·; '-;.,.~ r--,1;•,.-. · r::.J C_~ ~-:':-'·•C'.- •I • ·. .r ;.~(i<q~ ~ ·, ~;---: ,-~ N,r:--s-,,--, ~ ~·· ~.. -'~kl~ ~ / ~,:?·:~{?½~ ·. wr.J c c · -~ 1 l :h'r-Hfl.'l'i'N 1 - ~ - ,. ~/ ~,' ' ~, j L~ ::J 'J_ .... I , 7 tltj ~.. ''W''~~~f . ---, n _· ~ =!=~== J.'f;..•: .-, r-i -~.ii:=·· r-, t] (.) ~ };-~ □ ' ~~~□ ~□OD ~ ·[.__,_....__I DD ~c:._:i i ~ () ~ ' 1···-··:· < I "" ----- .- V 1 Cc, @l 5T, JOSEPH TOWNSHIP ~ ~ •❖• " -,~: '"l~;,~l> ,.... I" I (8 ~ ~ · Flafiona Plermg t ~-c.--• ...,. _ _c...wv.-.....,_ =I eo.,.,..,, ~ 'l'iKJ7 OMolcr, S!,MI · S l . ~_~49086 · 11111phor,e616/1183·1529 N lllwtMfl I I l l �B. HOUSING 1. ASSIST PROPERTY OWNERS (SPECIFICALLY ELDERLY) TO MAINTAIN THE OLDER HOMES IN NEIGHBORHOODS 4 AND 6 • • Section Vindicates that St. Joseph neighborhoods 4 and 6 have the highest potential for housing problems in the city. This conclusion is based upon analysis of the city's respective neighborhoods by a number of housing indicators such as owner/rental composition, singlefamily/multi-family composition, vacancy rates (one and two canvass), and transiency rates. These key housing indicators were provided by the 1974 R. L. Polk Profiles of Change. The City of St. Joseph has a comparatively high concentration of elderly residents as illustrated in a comparison of the city's population distribution with that of Berrien County and the State of Michigan (Section I, Graph I-A). The 1974 R. L. Polk Survey identifies neighborhoods 4 and 6 as having major concentrations of retired heads of household. The total composition of the city's retired heads of household is approximately 100% above the national average while in neighborhoods 4 and 6 retired heads of household concentrations are approximately 150% and 400% respectively above the national average. The R. L. Polk data also indicates that the average income of neighborhoods 4 and 6 is substantially below the remainder of the city, presumably attributed to the high concentration of retired heads of household on fixed incomes within these neighbhorhoods. '. - Provision of housing assistance to St. Joseph's elderly low income property owners in neighborhoods 4 and 6 would encourage housing stability within these neighborhoods. VIII-5 �2. VIGOROUSLY CONTINUE THE CITY'S EXISTING CODE ENFORCEMENT PROGRAJ.1. The older residential portion of St. Joseph is located in neighborhoods 3, 4, 6, and 7 which collectively comprise 35% of the city's total housing units. As indicated in Section III, these neighborhoods collectively contain 74% of the city's identified substandard housing. These neighborhoods also contain 60% of the city's total rental housing units. The high concentration of rental housing units and incidence of the substandard housing units in these older ~ residential neighborhoods of St. Joseph provide a breeding ground for the growth of the "absentee slum landlord" syndrome. Vigorous continuation of the city's existing code enforcement program directed at income producing property in neighborhoods 3, 4, 6, and 7 will preclude potential expansion in the number of substandard income producing housing units in the city's older neighborhoods. VIII-6 - �C. ECONOMIC DEVELOPMENT 1. ORGANIZE A TWIN CITIES PORT COMMISSION M.fD INVESTIGATE THE POTENTIAL FOR PORT VEVELOPMENT IN ST. JOSEPH (POSSIBLY ON INDUSTRIAL ISLAND) THROUGH A COMPREHENSIVE HARBOR PLAN. The city's 1964 Comprehensive Plan prepared by Barton-Aschman and Assoc. recommended the development of industrial-related activities on Industrial Island. Section VII of this report also reviews the potential for development of port and warehousing facilities in St. Joseph. A comparison of this report's 1975 existing land use survey and the city's existing zoning map indicates that there is a minimal amount of land within the city, other than Industrial Island presently available for industrial development. The Berrien County Planning Commission recently prepared a report reviewing the potential for waterways and water transportation facilities in the Twin Cities. This report predominantly reviewed the feasibility of development of a 32-acre parcel of land on Industrial Island east of Industrial Avenue and north of the sewage treatment plant as a port and related facilities development. It was recommended by the report that a Twin Cities Harbor Commission be organized and that a long range comprehensive harbor plan be developed. The development of a port facility on Industrial Island would provide an ideal site for the relocation of water-related industries that this report previously recommended be removed from Silver Beach. Development of a new port and related facilities on the St. Joseph River at St. Joseph would have significant positive economic effects on the entire Twin Cities area and would offer an excellent relocation . site for a number of those Silver Beach industries proposed for relocation . �0. PARKS ANO RECREATION 1. CONTINUED ACQUISITION OF VACANT LAKE FRONTAGE PROPERTY ALONG LAKE SHORE DRIVE. St. Joseph's 1964 General Plan prepared by Barton-Aschman and Assoc. proposed that the Lake Michigan frontage south of Hilltop Road and west of Lake Shore Drive be used in a recreational form. The 1975 Land Use Survey (Section II) indicates that a substantial portion of the aforementioned land is presently unused assumedly through erosion related circumstances. Section V determined that the city presently has sufficient recreational lands to meet the present and future recreational needs of its residents; however, it does suggest the acquisition of unique recreational lands." 11 Such acquisition could tie in with the city's existing Lookout Scenic Park. Public acquisition of lake frontage property along Lake Shore Drive would permanently preserve that unique scenic vista of Lake Michigan for all residents of St. Joseph. 2. CONTROL REDEVELOPMENT OF THE SIL VER BEACH AREA TO ASSURE PUBLIC ACCESS TO LAKE MICHIGAN'S BEACH FRONTAGE. St. Joseph's 1964 General Plan prepared by Barton-Aschman and Assoc. recommended 11 development of the lake frontage south of the St. Joseph River mouth into a recreational center which could include beach and park facilities." The 1975 Land Use Survey (Section II) indicates that a substantial portion of the aforementioned land is presently unused. One of the recommendations under the Land Use section of this report is the redevelopment of Silver Beach with lake oriented uses, which would allow for the public dedication of beach frontage. VII I-8 • �Section V determined that the city presently has sufficient recreational lands to meet the present and future recreational needs of its residents; however, it does suggest "the acquisition of uni~ue recreational land. 11 Public dedication of a portion of the Silver Beach lake frontage II II would reserve this unique recreational area of Lake Michigin for use by the residents of St. Joseph. II 1, • VIII-9 �E. PUBLIC FACILITIES AND UTILITIES 1. SEPARATION OF THE CITY'S REJ-1AINING COMBINED STORM AND SANITARY SEWER LINES. Section VI indicates that the city presently has underway a program to separate its combined storm sewer lines west of Main Street. However, there still remains a number of combined storm and sanitary sewer lines east of Main and Niles. It is anticipated that regulations of the U.S. Environmental Protection Agency and the ~ -- Michigan Department of Natural Resources will necessitate a remedy to the city's existing combined sewer problems. ,,,--..... VIII-10 - �F. TRANSPORTATION 1. DEVELOP A STREE'T CLASSIFICATION SYST8M TO DESIGNATE PRINCIPAL ARTERIALS, MINOR ARTERIALS, COLLECTOR AND LOCAL STREETS v/ITHIN THE CITY OF ST. JOSEPH .' As was explained in Section VII, there is an interrelationship between land use and transportation systems. This is made evident by the fact that different traffic intensities produce pressures for various incompatible land uses within the City of St. Joseph. Therefore, a functional classification system is recommended to define the type of traffic flow desired for any particular street within the city. By using this system, we would be able to better control and understand the flow of traffic through the city, and design a system to maintain desired land uses throughout the community (Map VTI-A). The four classifications of street systems recommended are: a. Principal Arterial Streets This system of streets and highways serves the major centers of activity, the highest traffic volume corridors and the longest trip desires within the city boundaries. These streets would be integrated with other connecting arterials, collectors and local streets indicating their hierarchy of importance. b. • Minor Arterial Streets The minor arterial street system should inter-connect with and augment the principal arterial system and provide service trips of moderate length at a somewhat lower level of travel mobility than major arterials. c. Collector Street System The collector street system provides both access to and circulation in residential neighborhoods, commercial and industrial areas. It differs from the preceding arterial street systems in that facilities on the collector system may penetrate residential neighborhoods, distributing trips from arterials through the area to the driver's ultimate destination. The collector streets also attract traffic from residential neighborhoods and channel it into the arterial system. VIII-11 �I I ) ) ( CITY OF SAINT JOSEPH BERRIEN COUNTY MICHIGAN PROPOSED STREET CLASSIFICATION SYSTEM ~~Aln LEGEND PRINCIPAL ARTERIAL e111111•• MINOR ARTERIAL •---■ / // ,.f ·· COLLECTOR STREET J i:=· . ...:· ff ~(~_r A-••~ ... ,_,., 1/t ~P, 1;' ',f:Jr ~).~~l:<I ·. -\)\ \.: ~ ~ b~ · 1/-: /JI{/ /1 ~ J1 . . I0,_//'.. ✓/'· d'• 3~1r r-~ / -, ~-., . _) _ ; r . ~ . . -,\ !~ , \,. ,., :if - -ll . ~ -· .. - 'a\ .~ . I ..· •·. .,.. 1\~ . I _,- \ ; - -· 1I: 8 JLE-J:_ ✓f: ~~ .: : ~ jjb ---r~- 1 ~ ~ _ 1J'1fnh·· (!) ' ~ I;,) ~ ' I - -9:-c.-,. I :Jl ~ < \ i0D1 ( j ~ "---"-'--1•ur 3~ i l-- El-'- :IP.Ip - I L'. • - (i - - - - - I tv ~ ~ l~1=-1- 1-- ~ (9 " SoutfMiNlllm IWcHg8n R9giofwl Pia• 1l11g Cuc1 ■ 1 ilalor'I _.. ---- --- - - 'I '' 'I 'Rf1T ~SlrNt · Sl-bllllt\.~49086 ---.-~ . ...._c;.. ... ........... '------" '-' -s ...... · llllo!Jl'a,e6161983·1529 f I I I �d. Local Street System The local street system encompasses all facilities not in one of the higher systems. It serves to provide direct access to the higher order of streets. It offers the lowest level of mobility • and excessive traffic movement is deliberately discouraged on this street system. It is hoped that by adopting a street classification system a better control of traffic through and within the City of St. Joseph can be developed in an effort to coordinate traffic flow patterns with desired land use patterns. 2. DEVELOP BETTER ARTERIAL TRAFFIC FLOW WITHIN THE CITY OF ST. JOSEPH. In Section VII and in the recommendations for neighborhood preservation, comments on the intrusion of residential neighborhoods by vehicle operators seeking shorter routes was noted. This situation is due to the congestion being developed on the major arterials (i.e., Napier, Niles, Main, and Hilltop). A policy of only creating hindrances to developing traffic patterns through residential neighborhoods will not reach the desired level of control, if the major arterial streets creating this situation are not improved at the same time. a. Therefore, it is recommended that: Napier Avenue be widened to four lanes from Riverwood Terrace to Niles Avenue to improve arterial traffic movement on this street. This arterial is presently more than 150% over capacity. It is noted that this arterial is primarily a residential street; but because of traffic flows through the area, it is recommended that this street be widened rather than redirecting traffic onto the primarily residential Langley Avenue. VIII-13 �b. Allow right turn on blinking red arrows off Napier Avenue onto Niles Avenue and off Niles Avenue onto Napier Avenue and redesion the intersection for easier tur~i!!_g movements. It is recognized that there is legislation pending in Lansing to allow these right turn movements on arterial streets, but since legislation is not assured of passage, this recommendation is made to allow easier traffic movement for people traveling these two major arterials. c. Widen Niles Avenue from Winchester Street to Main Street and the intersection at Niles Avenue and Main Street. This would allow an easier turninq_~ovement of traffic trying to flow into Main Street from Niles Avenue or from Main Street onto Niles Avenue. This rechannelization of traffic must be coupled with improved traffic signaling to allow greater volumes of traffic to flow off Niles Avenue onto Main Street during the morning and afternoon peak hours. d. Another recommended arterial improvement is to provide a physical divider of the type which now exist on Main Street from St. Joseph Drive to Napier Avenue on Niles Avenue. It is seen that this type ,-...... of barrier would improve the aesthetic quality of the southtown areas as well as establish preferred channelization movements of traffic making left hand turns to get to a desired destination. Rear entrance routes on one-way alleys could be established for better access to middle of block traffic attractors so as not to hinder businesses already located on Niles Avenue. ...., e. The last recommended arterial improvement is to widen the intersection at Cleveland Avenue and Hilltop Road with overhead signaling and a .., I general widening of Hilltop Road from two to four lanes. - This is �another area which is reaching critical proportions of overcongestion and is encouraging vehicle operators to seek alternative routes through residential areas. With the implementation of these recommended improvements, it is foreseen that better arterial movement will occur entering and exiting the city. Coordinating these improvements with a signing program will discourage thru-traffic flow on local streets which is not wanted by the residents living in the impacted areas. 3. CONSTRUCTION OF LIMITED ACCESS CROSSTOWN CONNECTOR TO ROUTE TRAFFIC MORE E'FFICIENTLY TO f.1AJOR CENTERS OF ACTIVITY. It is recognized that a crosstown connector at this time is a volatile issue with many residents of St. Joseph, but it is also seen that the development of a limited access facility is the most reasonable solution to the long term traffic congestion and neighborhood eroding problems of the city. Therefore, it is recommended that a crosstown connector along the river route as well as the alternative route along Niles be studied to determine the most economically and environmentally feasible route for implementation. A crosstown connector can alleviate the problem of serving the major activity centers. It has a secondary effect of preventing the erosion of older neighborhoods within the city because of the intrusion of traffic trying to avoid the congested areas, and will integrate well with the present downtown development plans. 4. THERE SHOULD BE AN INTRODUCTION OF BUS SHELTERS AND IMPROVED SERVICE INCENTIVE8 (BIY.E RACKS AND PARCEL STORAGE ARE/IS) '1.'O ENCOURAGE THE USE OF TRANSrt'. As noted in Section VII, the Dial-A-Ride system as it exists, has more potential than its present ridership indicates. VIIl-15 Therefore, the �development of improved facilities for transit users such as bus shelters in the major activity centers, as the downtown area, should be developed. Other transit improvements such as bike racks on Dial- A-Ride vehicles and storage areas of groceries and packages would also serve as an incentive for potential transit users to use Dial-ARide systems rather than private autos. Adopting a policy to improve transit facilities and encourage its use ~ would help alleviate parking problems and congestion in the city's major retail center. This type of transit policy would prove less costly than the construction of new parking facilities in the central business district (CBD) and could .be easily coordinated with the downtown development plan. 5. AN IMPROVED BIKEWAY AND PEDt:STRIAN WALKWAY SYSTEM SHOULD BE INTRODUCED WITHIN THE CITY. In Section VII, increased popularity of bicycles as a recreational and utilitarian vehicle was discussed. This increase in popularity, and recent court rulings recognizing the bicyclist's right to travel on public roadways has dictated that provisions be made to devise a comprehensive route system throughout the city before serious problem develop. Therefore, it is recommended that a signing program be developed to identify streets of low traffic volumes to encourage cyclists to travel these designated routes to reach an ultimate destination. A signing and lining program is also encouraged on collector and minor arterial streets to delineate particular portions of road right-of-way for bike riders. Provision should be made for improved and separated cycling and pedestrian pathways on primary arterial streets especially 'i in the CBD. .., VIII-16 �It is understood that to immediately implement the recommended program would disturb parking provisions and the availability of road way for automobile traffic. Therefore, it is recommended that • a gradual phasing of bike routes into existence take place in coordination with street improvement projects for the city. This type of attack on the problem is recommended to lower cost of building a facility with dual uses rather than separate more costly facilities. The most critical area for implementation of these recommendations is the downtown retail center. With improved pedestrian and traffic \ circulation and improved transit ridership, the downtown area would become a more improved area to shop and work in. The comprehensive adoption of the recommendations would ensure the stability of the city's residential and central business district by directing the desired flow of traffic to the proper land uses. VIII-17 �- _, G. NEIGHBORHOOD PRESERVATION 1. PROVIDE INCREASED STREET SIGNING IN ST. JOSE'PH 'S SOUTHEASTERN RESIDENTIAL AREA (BOUNDED ON THE NORTH BY NAPIER AVENUE AND THE WEST BY NILES AVENUE). 2. CLOSE ST. JOSEPH DRIVE AND LESTER AVENUE. As indicated in Section VII, Napier Avenue between Langley Avenue and Niles Avenue is presently more than 50% over capacity and Niles Avenue between St. Joseph Drive and Napier Avenue is projected to be 25-50% over capacity by the year 2000. ~ In 1972, these segments of Napier and Niles Avenues carried traffic volumes of 28,100 and 24,400 vehicles per day respectively. As stated in Section VII, "motorists (thru-traffic) when traveling between two points will seek the path of least resistance. 11 Therefore, as traffic volumes and other traffic hindrances increase on Niles and • I Napier Avenues, thru-traffic will attempt to find alternative, faster routes. Increasing numbers of frustrated vehicle operators have re- routed themselves off of Niles and Napier Avenues through the residential neighborhoods south of Napier Avenue and east of Niles Avenue. Sections II and VII discuss the adverse effects caused by such intrusion of thrutraffic onto residential streets. If these alternative residential routes were removed or if their desirability were significantly diminished by traffic hindrances, the operator's perception of the path of least resistance would return to the designated primary arteries (Niles Avenue and Napier Avenue). Therefore, if the alternative residential routes were eliminated or if traffic signs were placed on them, a significant portion of the traffic invasion into southeastern St. Joseph's residential neighborhoods would be alleviated. VIII-18 �A generous disbursement of four-way stop signs throughout the area in question and the closing of Lester Avenue and St. Joseph Drive would adequately discourage the intrusion of thru-traffic onto St. Joseph's southeastern residential streets thereby preserving its residential character. 3. PROVIDE INCREASED STREET SIGNING ON LANGLEY A VENUE. 4. DO NOT MAKE IMPROVEMENTS TO THE NAPIER AVENUE-LANGLEY A VENUE INTERSECTION THAT f.lOULD FACILITATE THE USE: OF LANGLEY AVENUE. As indicated in Section VII, Napier Avenue between Langley and Niles Avenues is presently more than 50% over capacity and Main Street between Niles Avenue and Port Street is presently 0-25% over capacity. It is projected that by the year 2000, the aforementioned segment of Main Street and Niles Avenue between Napier Avenue and Main Street will have become 25-50% over capacity while Napier Avenue will have remained 50% over capacity. In 1972, the aforementioned segments of Napier Avenue, Main Street, and Niles Avenue carried traffic volumes of 28,100, 27,000, and 14,000 vehicles per day respectively. In 1972, Langley Avenue between Napier Avenue and Wayne Street carried a • traffic volume of 9,700 vehicles per day . This present over-capacity of Napier Avenue and Main Street has diverted a significant amount of thru-traffic off the Napier Avenue to Nile~ Avenue to Main Street route through St. Joseph onto the Napier Avenue to L~ngley Avenue to Wayne Street or Broad Street route through the city. Thru-traffic motorists perceive the Langley Avenue route to be superior because of the absence of congestion or traffic hindrances along Langley Avenue when compared with the Napier Avenue to Niles Avenue to Main Street route. Therefore, it is anticipated that as VIII-19 �congestion continues to mount along Napier Avenue, Niles Avenue, and Main Street, more and more thru-traffic motorists will choose Langley Avenue as an alternate route through the city. As indicated in Section II, land use along Langley Avenue between Napier Avenue and Wayne Street is predominantly residential in character. Sections II and VII discuss the adverse effects upon adjacent land uses by the transition of residential streets into major arterial thru-streets. A reduction of the speed limit to 25 MPH, the disallowing of heavy trucks, and the non-improvement of the Langley and Napier Avenues intersection would curtail the diversion of thru-traffic from the Napier Avenue to Niles Avenue to Main Street route through St. Joseph onto the Langley Avenue route. 5. PROVIDE INCREASED STREET SIGNING ON STATE STREET AND LAKEVIEW AVENUE. As previously discussed, when a major thru-street within the city becomes congested, motorists attempt to find alternative thru-pathways which they feel will move them more expediantly. The congestion which has occurred on Niles Avenue has encouraged thrutraffic motorists to find alternative routes through the city. It has been observed that a significant portion of the dislocated Niles Avenue thru-traffic has appeared on South State Street and Lakeview Avenue. As indicated in Section II, Map II-8, the land use along State Street between Midway and Main Streets and Lakeview between Hilltop Road and Main Street is predominantly residential in character. VIII-20 ...., - �Sections II and VII discuss the adverse effects accrued upon adjacent residential land uses by the transition of a residential street into a •major arterial thru-street . The provision of stop signs along State Street and Lakeview Avenue would curtail the diversion of thru-traffic from Niles Avenue onto State Street and Lakeview Avenue . • VIII-21 �--- I H. ORDINANCES 1. SUBSTANTIALLY REVISE THE CITY'S EXISTING ZONING MAP, ZONING ORDINANCE AND SIGN ORDINANCE, AND ESTABLISH CURB CUT REGULATIONS AND A SITE PLAN REVIEh1 PROCESS. A review of the city's existing zoning map and zoning ordinance and sign ordinance in relation to the problems and recommendations set forth in this report indicates that all are in need of extensive revision. It is presumed that curb cut regulations and a site plan review process would have averted a number of the existing development problems which were discussed in Section II. A revision of the city's existing zoning map, zoning ordinance and sign ordinance and the establishment of curb cut regulations and a site plan review process is essential for implementation of the recommendations set forth in this report. ..... 1 VIII-22 ~ - ----- I � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context St-Joseph_Comprehensive-Plan_1977 Creator An entity primarily responsible for making the resource City of St. Joseph Planning Commission, City of St. Joseph, Berrien County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1977-01-06 Title A name given to the resource City of St. Joseph Comprehensive Plan Description An account of the resource The City of St. Joseph Comprehensive Plan was prepared by the City of St. Joseph Planning Commission with the technical assistance of the Southwestern Michigan Regional Planning Committee in August 1976 and was amended on January 6, 1977. Contributor An entity responsible for making contributions to the resource Southwestern Michigan Regional Planning Commission (consultant) Subject The topic of the resource Comprehensive plan publications St. Joseph (Mich.) Berrien County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/cd1152bc7b0118eafa9318d2a483e353.pdf 5cfe425cd7eaf3feddc578dc1fc3bf40 PDF Text Text MASTER Pl.AN lor tile �1003 N. Saginaw St. St. Charles, Michigan 48655 517-865-9010 WIiiiam Davis-Supervisor Ray Cornford - Clerk Vlvl&n Vogelaar - Treasurer Robert Gilmour - Trustee Lawrence Mahoney - Trustee June 4, 1985 Dear Township Citizens and Board of Supervisors We are pl eased to present this first Master Plan for the Township of St. Charles. In our studies of the township we have learned a great deal, most of which is reflected in this document. These presented facts wll I help provide a sound framework for control I ing development in a systematic manner. This plan is the framework upon which zoning ordinance revision should be based. Al I should be aware of the fact that the community planning effort does not end by the adoption of this Master Plan. Community planning is a process that requires continuous update and review since conditions do change from year to year. We are proud of our efforts and this Master Plan, and hope that you have time to read this document and make comments to the Board. Respectfully submitted St. Charles Township Zoning and Planning Board �II II II Ackno.vledgements This first Master Plan for St. Charles To.vnship was developed by dooicated To.vnship residents that serve on the Planning am Zoning Board arrl the staff of the East Central Michigan Planning am Development Region. The following is a list of those who ma.de this a valid arrl credible document: St. Charles To.vnship Planning! Zoning Board Ernest Kemall - Chairman Jane Burgess - Secretary Robert Searron Kathleen Canfield Joseph Devota Tom Burr - Building Inspector Staff guidance provided by Chief Planner, Donald Platt; also printing, word processing, binding am graphics done at the: EAST CENTRAL 500 Federal Ave. Saginaw, Michigan 48606 Telephone: 517+752-0100 WATS Line: 1 +800-322-0207 Cover art work was done by Laura Higgins and is a reproduction of the official Township logo. �TABLE OF CONTENTS I. Introduction Purpose of Plan------------ --------- ---------------------Enabling Legislation------ ---------- ---------------------St. Charles Township History------------------------------ 5 Physical Features Land Use Inventory---------------------------------------Transportation-------------------------------------------Population-----------------------------------------------Local Economy--------------------------------------------Downtown Development-------------------------------------- 8 9 10 13 15 Environmental Features Geology and Ground Water Availability--------------------Soils----------------------------------------------------Climate--------------------------------------------------- 18 19 19 Public Facilities Schools--------------------------------------------------Public Buildings-----------------------------------------Police, Fire, and Medical Services-----------------------Utilities------------------------------------------------Recreation------------------------------------------------ 23 23 24 25 26 V. Planning Realization-------------------------------------- 28 VI. Goals, Objectives, and Policies--------------------------- 31 VII. Plan Summary---------------------------------------------Conclusions----------------------------------------------Appendix-------------------------------------------------A. St. Charles Township Zoning Map--------------------B. St. Charles Township Future Land Use Map-----------c. Public Hearing Minutes-----------------------------0. Letter to Township Board of Supervisors------------- 40 42 44 II. III. IV. 2 3 �• Lis t of TABLES & FIGURES Page Table 1 2 3 4 Figure 1 2 3 4 5 6 St. Charles Township Land Use--- ----------------Population Trends- ------------- -----------------Housing Trends----- ------------ -----------------Age Distribution-------------- - - ----------------- 12 12 Agricultural Land Use---------------------------Residential Land Use and Ownership--------------Soil Areas--------------------------------------Coal Mine Location- ----------- ------------------Present Zoning Map- ---------- -------------------Future Land Use Map ---------- -------------------- 14 16 21 22 46 47 8 13 �•" . .. z -w 0 CJ .. • a: I I 0 :• •0 i C 0 u ~ I ls Q .J .:"z 18 ~• D 0 0 • II II C .J L .. i ► I • •• .• 0 I •., . 0 •• " i! • �CHAPTER I INTRODUCTION �J PURPOSE OF THE PLAN ---------- -I I - When planning and developing a new town, the planner and the developer can let their imagination run, be creative and start fresh with only a few given parameters and sound planning principles. In developing a plan for an already existing community, however, the process becomes much more difficult as the planners must then rectify problems that have developed throughout the years, and at the same time attempt to shape the future growth of the community. Local government has a tremendous amount of influence over the way in which a community develops. Regardless of whether the community is a city, village, towship, or county, the buildings, facilities, and improvements provided by local government affect the daily lives of most citizens. The political bodies which govern the various communities are inescapably involving further development of their community. To assist in making the decisions, the community must have a set of guidelines and policies to which both private citizens and governmental officials can refer in an effort to secure and maintain a consistent and logical growth pattern. development plan is this set of guidelines. A comprehensive It is a plan, in that it sets forth in document form the thought processes involved in deriving future developmental policies and the policies themselves. It is comprehensive because it encompasses all geographic parts of a community and all functional elements which bear upon physical development. American communities have generally grown in a haphazard manner, and this chaotic growth has been accompanied by a host of problems. Today, no private corporation would consider building a plant or developing a shopping center without carefully assessing its needs, resources, and potential. 2 It has just �J I I I I -~ been within the past few decades that communities have begun to recognize that they, too, should chart a course for the future with the goal of providing adequate utilities, 'sewer and water sys terns, and wise land use. St. Charles Township Planning Commission, recognizing the necessity for such a planning program, contracted with the East Central Michigan Planning and Development Region in March, 1984, for assistance in preparing a comprehensive plan and setting forth developmental policies for the Township. The work program involved essentially three major elements: 1) inventory and analysis of environmental and natural system, physical, and community features; 2) the plan summary and, 3) a section concerned with implementation of the plan. ENABLING LEGISLATIONS The Municipal Planning Act, 285, became effective in 1931 by State Legislation. Section 2 (amended in 1943) states: "Any municipality is hereby authorized and empowered to make, adopt, amend, extend, add to, or carry out a municipal plan as provided in this act and create by ordinance a planning commission with the powers and duties herein set forth ........................ " Section 6 (amended in 1943 and 1962) state: "The commission shall make and adopt a master plan for the physical development of the municipality .......... The plan, with accompanying maps, plats, charts, and descriptive matter shall show the commission's recommendations for the development of the territory, including, among other things, the general location, character, ......... The commission from time to time may amend, extend, or add to the plan. 11 Section 8 (amended in 1941) states: "The commission may adopt the plan as a whole by a single resolution or may by successive resolution adopt 3 �-I I I I I I - successive parts of the plan.......... Before the adoption of the plan or a1 y such part, amerximent, extension, or addition the corrrnission shall hold at least 1 public hearing thereon, notice of the time and place of which shall be given, not less than 15 days prior to such hearing, ••••••••• " The Comprehensive Master Plan should thus serve as a general guide for both µ1blic and private development. According to Michigan Planning Laws, a to.vnship can develop a Master Plan under the Municipal Planning Act 285 (as previoosly defined) or it can operate under the To.vnship Planning Act 168, effective March 19, 1960. develoµnent. Planning Act. Sections six throogh ten defines the Haster Plan The wording is very similar to the sections in the Hunicipal St. Charles To.vnship is operating under the To.vnship Planning Act for its Master Plan Development. In terms of legal tools for effectuating the Plan, two important instruments are the Zoning Ordinance and Sul:xiivision Regulations. The ability of a competent plan to 1:1aterialize as envisioned cannot be assured, ho.vever, even with the aforementioned legal tools, unless there is widespread understanding and support of the planning process by elected officials, department heads and the cor:munity in general. In the last analysis, this intangible factor may well be the key; hence, it is essential that planning be considered a continuing process, with all proposei development referred to the Planning Commission to insure conformance with the To.vnship's long-range goals. It is, ho.vever, vitally essential that the Plan be recognized as a flexible instrument subject to changing conditions and unforeseen technological and social changes which may occur, especially in this age of pollution concern. In order to obtain optirrum effectiveness in the planning program, it is, therefore, essential that the Plan be periodically revie.ved a rrl r eevaluated. 4 �-I I I I I I I -II II ST. CHARLES TOWNSHIP HISTORY In the early years the St. Charles area was know as "The Forks" because of the triangle that was formed by the Bad River and the Beaver Creek. The rivers were the only transportation route into the area until a road was cut through to Chesaning around 1867. The railroad followed shortly after this. Hiram Davis from New York was the first white man to settle in the area. He came in by boat in 1849 bringing his family with him. Years later men met at Mr. Davis' house to organize our township and name it "St. Charles" in honor of Charles Kimberly who had big business interests here and had done a great deal to help develop the area. the Davis house on April 1, 1853. The first township election was held at David Gould was elected the first township supervisor. The first industry to the township was a tannery established by the American Fur Company and it was located on the east bank of the Beaver Creek. This industry was followed by many saw mills and the village of St. Charles began to develop with hotels and general stores. The village of St. Charles did not bec011e incorporated until 1869. In the late 1880's the lumber industry, which was our townships largest industry was steadily declining. Adams, a well-driller. Coal was discovered in the 1890's by Alonza One of the fin t large mining companies was the Somers Coal Company of Cleveland. After fifteen years the Somers Mines were sold to the Robert Gage Coal Company. At one time the Robert Gage Coal Company had four mines which were producing three thousand tons of coal per day. mine close~ in 1952. The last (See Map on page 22) The northeast corner of St. Charles towns hip holds some of the fertile soils of the Big Prairie Farm. Of the 7,400 acres of rich land, which was 5 �I I I I I I I I I I I I I -II - wrestled fran the blinds of nature, only part is in the tcNlnship, the rest in Spaulding, Jlµres, and Albee tcNlnship. i.E; The low point in this once nuck land of over 550,000,000 years in the making is only three feet above the Saginaw Bay. 1880 bra.ight Harlan P. Smith's idea to make this nuck land a fann. Many years of work prcduced 36 miles of dikes and ditches that made the land farmable. The Owosso Sugar Company bought the land fran Saginaw Realty in 1903 am is responsible for the "birth" of the Big Prairie Farm. The village of Clausedale was established in the tcNlnship in the early lOO0's and contained Prairie Farm worker's shanties, barns, etc. workers were required even in the winter to maintain the fann. Seventy five An agriculturalist am stockman fran Holland nama:i Jacob De Geus was the general manager of the Prairie Farm Project from 1905 to 1924. After De Geus' leadership, the farm experienced exasperating years and several changes in ownerships. On March, 1945 the Big Prairie was sold to the Saginaw Valley Cooperative Farmers who bra.ight things back to normal profit years. In 1948, the original 13 farmers began to a.ct all independently and today we find 21 farm families making gocd profits as independents while still acting cooperatively on ventures such as dike maintenance, rich land no.vis worth over $20,000,000. 6 :p.lITlp station, etc. The �I I I I I I I CHAPTER II I PHYSICAL FEATURES I I I I I - 7 �I I I I I I I I I LAND USE INVEN'IDRY' St. Charles 'no,vnship is locatoo near the center of Saginaw Crunty am is in the agricultural rich Saginaw Valley. (see Figure 1 pg. 14) The To.vnship is locatoo sooth and west of Saginaw with its centroid approximately 20 miles fran the Saginaw City Limits. This places it nearly 60 miles north and east of Lansing and sorrewhat less than 40 miles west and north of Flint. It is about 90 miles north and west of Detroit. The presence of the Shiawassee and Bad River with their flcxxlplains did pose serirus land use limitations at one time but diking projects have controlled rrost flocxiing. The farming comrrunity is served by the Villages of St. Charles and Chesaning. The Shiawassee River State Game Area attracts many spring fishennen and fall hunters to the area to harvest some of the abundant waterfo.vl am deer. (See Map on page 16) The To.vnship is comprised of almost all farm lan:i ( see Table 1 belo.v). The 827 square miles (529,395.7 acres) of this large coonty of Saginaw consists of 64% agricultural lanct. Past, present, and future land projections Table 1. St. Charles To.vnship Land Use Category Residential Corrroorcial Industrial Parks/Rec. Transportation Public Agriculture Undeveloped Water & Rivers 1969* Acres 515.3 3.2 21.0 0 641.2 2,666.6 14,548.2 3,777.5 868.1 % of 1980° 1990 2000 2.3% 1.1% .1% 0% 2.8% 11.6% 63.1% 15.0% 4.0% 2.4% 1.1% .1 o.; .1% 2.8% 2.5% 1.2% .1% Total 2.24% 1.01% .09% 0 2.78% 11.57% 63.14% 15.39% 3.77% IDTAL 23,041.1 99.99% 100% *Soorce Saginaw Coonty Metropolitan Planning Cormri.ssion Saginaw Coonty-Land Use Analysis, Nov. 1969 0 U.S.G.S Quad Maps with 1975 LANDSAT information. 8 .?.% 63.0% 14.9% 4.0% 2.8% 11.6% 63.0% 14.6% 4.0% 100% 100% 11.6% �I I I The most basic and one of the most essential studies made for any planning program is 'the Existing Land Use Inventory. This study (to be completed by end of 1985, by the County Planning Dept.) I I I I I I I I I provides the key to understanding existing conditions and relationships be tween various land uses, and reveals predominant uses as well as desirable and undesirable situatJons. Futhermore, land use data provides basic information upon which logical and practical decisions can be made concerning proposals for future residential, commercial, industrial and public uses of land. It will be important that proper density standards are incorporated into 1 the Township s future zoning considerations so as to adequately accommodate future growth without the problem common to many urban developments on small lots having no public utility systems. Through large lot zoning, agricultural districts and the provision of public utilities in the urbanizing areas, problems of this nature can be avoided or minimized. TRANSPORTATION The transportation and facilities system of an area are important in the terms of type and extent of growth that can be reasonably accomoda ted. Both residential and commercial-industrial land uses require a good road system to I I I accompanying map (Figure No. 2, page 16) shows the existing road system and ~ for maintenance; Federal, State, County or Township. ~ that serves the Village and the West half of the Township and handles handle traffic, and intensive growth requires an adequate supply of public utilities such as water, sanitary sewage collection and treatment. thf! present Township facilities. The roads are classified according to levels of government, responsible is the responsibility of the land owners. North-South traffic. ' The Private road maintenance There is one state highway, M-52 Fergus Road handles the main East-West traffic. Both of these are two-lane blacktop, of which M-52 is the most traveled, especially 9 �I I I I I I I I I I I I I I I ' during peak recreational periods. Both of these are major arteries exterrlinr traffic arrum the, West and Saith em of the Shiawassee River State Grune Aren. There are approximately 3 percent of the total miles of highways thrrughait the county that are locatErl in the TONnship. The majority of the roads are pavoo surfaced used for intra-county travel. Gasper Road, a primary two-lane blacktop road, was recently resurfaced. The TONnship is currently served by the Tuscola and Saginaw Railroad service system. The other line passing thraigh the cainty is the Chesapeake am Ohio which travel fran Alma to Saginaw am passes thraigh Vassar in Tuscola Crunty am, continues saith to St. Clair Cainty am eventually ems in Port Huron. The other line is the extension of a line originating in Ann Arbor, traveling north thraigh Chesaning and St. Charles. It serves the industrial neErls of SoHigro Fertilizer and can't go further north of the Bad River because of an unsafe bridge and is a state subsidizErl fran Owosso to St. Charles. There are no general avaiation airports locatoo araind the St. Charles area. Chesaning's airport is the closest, about 10 miles fran St. Charles. Weight restrictions are in effect on all Class A all-weather roads, seasonal am all county primary am local roads. In addition, to the general weight restrictions winter/spring seasonal weight restrictions are employoo on crunty primary and local roads. Seasonal weight restrictions in general can pose a problem for solid waste haulers possibly leading towards receiving overweight violations. roPULATION Anticipation of the To.vnships future neoos are directly relatoo to population projections throogh the year 2000. trems in population. Table 2. (pg. 12) shONs the 1bst of t he grcwth in the last fifteen years in the 10 �I I I I I I I I I I I I Ccunty has occurred primarily in the to.vnships close to Saginaw City. Table 3 (pg. 12) irxlicates hoosing changes fran 1970-1980. two hurxlred arxl seventy one of the 1 , 287 hrusing uni ts were occupia:i year rcurxl arxl hoosed the 1,229 hooseholds and the 1,0CY7 families with 3.00 persons per hoosehold. Forty one point eight percent of the total hares in the To.vnship were 1:nilt before 1939 and no.v have a median value of $31,200. The To.vnship has 1,555 persons 16 years of age or over that are in the labor force. The median incorre, according to the 1980 census, was $16,774 per hrusehold arxl $19,292 per family. Fifty-fcur percent of the people in the Ccunty who are working, work at non-rnarrufacturing jobs. 10.2 percent of the employable people in the To.vnship were unemploya:i over 15 weeks in 1979 and 1983 gave an anrrual average of 14.0 percent unemployment for the coonty. The school districts of St. Charles and Chesaning provide for the educational nea:is of the To.vnship's students. Given the relative small number of school age children in rn80, ( see table 4 pg. 13) , and the trerxl to.vards smaller family size, all would point to.vard the lack of need for school facilities expansion. I I I I ,' One thoost crxl 11 �TABLE 2 POPULATION TRENDS 1950 6,371,766 1960 7,823,194 1970 8,875,083 1980 9,262,070 153,515 190,752 219,752 228,059 *St. Charles Township 2,869 3,325 3,619 3,689 St. Charles Village 1,469 1,959 2,046 2,276 Michigan Saginaw County I I I I I I I I I I I Projections** 1990 9,644,814 2000 9,800,000 236,630 242,575 *St. Charles Township 3,700 3,700 st. Charles Village 2,350 2,400 Michigan Saginaw County TABLE 3 HOUSING TRENDS Total Housing Units Michigan Saginaw County *St. Charles Township 1970 2,957,303 1980 3,589,912 79,437 79,543 l, 27 7 1,287 752 814 st. Charles Village *Includes Village **Not offical; produced by Spicer Engineering Company, and found in the 1982 Draft Solid Waste Plan for Saginaw County 12 �I I I I I I I I I I I I I TABLE 4 £ Total Population 3,689 Median Urxier £ 5 yrs. old 27.8 7.8% Distrirution 18 yrs. old+ over 65 yrs. old+ over ol.5% 8.5% Race 102 Spanish Origin 21 Amer. In1, Eskimo am Aleut 2 Asian and Pacific Islarrler 1.0CAL FXX)OOM'{ In addition to being a service comrmnity for the surrrurrling agricultural areas, St. Charles can also be considered a tourist cormunity. SUl'IIOOr The spring and season attracks boaters anct fishennen and the fall season brings deer and waterfowl hunters fran a nulti-state area. The manufacturing side of the local econany, is representa:l by St. Charles Lumber Prcx:iucts, and Saginaw Prcx:iucts locata:l just to the north of the Township. Thompson Boat Company, to the Village's sooth side, Thompson Prcx:iucts on the west side, adds to manufacturing in the St. Charles vicinity and adds significantly to the local employment base. In terms of estimata:l per capita incor,e, St. Charles Township experience<l an overall increase of 43 percent between 1969 and 1979: respectively. $2,769 and W ,498 Althoogh these figures are slightly less than those for the county, the percentage increase was only one percentage point less than the county-wide increase. $19,726. The median hoosehold income is $16,774 with all of Saginaw County at There are 9.5 percent of the people below the poverty level in the Township. 13 �I SAGINAW COUNTY I I I I I I AGRICULTURAL LANO USE Figure l D ---~-----.. : ,,. I .i z w . --- ..... ""' . i, Ill .J C i I I I I I I I -•... -------- ;. I St. Charles Township From Saginaw Cormty Land Use Inventory Study. County Planning Dept. 1969 14 �I I I I I I I DOWNTOWN DEVELOPMENT The downtown area, of St. Charles offers a wide variety of shopping alternatives for area residents and visitors. available, but could be improved. A broad span of products and services are offered so that most shopping can be done in the Village. the downtown area is typically mixed. detail, the direction regarding historic preservation and continuity of design. In March of 1983 the Village completed its Master Plan which addresses various problems to be specifically addressed. I I I ~ Architecture of St. Charles needs to identify in I I I I I I - Business parking is 15 �I I I I TI0N-R.3 E. ST. CHA RL ES L /fO Wala,' Fann, z,-u: I I I I Her,na,, Kuthanot,. , t.o Rober,'E / ,n~~ 40 1-----=...:....--J/ "<'u l honeA', N~"7A- e r ~-u/ 1--------"--1 / ,~o I I I I I I I I II /I OOOW 9U)O W ,oooow 1983 Residential Land Use and Ownership 16 8000W �I I I I I I I I I I I CHAPTER III ENVIRONMENTAL FEATUR~ I I I I I I - 17 �I I I I I I I I I I I I I I I I - BEDIDCK GIDI.ffiY In the past, layers of deep sediments were deposita:i in shallc,;v seas as portions of the North American continent were ercxia:i. The type of sa:iiments deposita:i reflecta:i the heights of surrrunding lands, the depth of water in which they were deposita:i, climate conditions, and vegetation. Ultimately, the sediments were compacta:i and lithifia:i, thereby forming rocks. One of the yrungest system of bedrock geological formations is the Pennsylvanian system of rocks which extends across all of Saginaw County. Depth of these bedrock formations ranges up to 535 feet. Contained within the Pennsylvanian system are the Saginaw Formation (Pama Sandstones, and the upper and lower Saginaw Verne liMestones), and the Grand River formation (Wocxiville Sandstone). All of St. Charles To.vnship is of this system of bedrock, the Pennsylvania age. GLACIAL SEDIHENTS Distrirution of the surficial deposits fran the "Ice Age" have detennined the topography, drainage, soil type, agriculture, and land use in St . Charles To.vnship. Lakeba:i deposits cover rrost all of the north eastern part of the to;vnship which left little variation in sediments and undulating slopes. Clay forms the dominant soil of the old lakebed in this area. GIDUND AND SURFACE WATER AVAILABILITY Undergrrund water availability is important in deterr1ining what type of future development may occur. A public supply of water is installed in the village and comes fran the Saginaw water supply. Well yield can be expected to be less than 10 gallons per minute with a six inch diameter well locatei 18 �r l I I I I I I I I I I I I I I I I - in glacial deposits and well yield of 100 to 500 G.P.M. can be expected in the bedrock with a eight inch well am will have dissolved solids greater than 1000 g.p.m. St. Charles To.vnship surface water is drained by the Saginaw River basin. MAJOR 3::>IL ASS'.)CIATION The physical features of soils is an essential component in any master plan. The type of soil rmy detennine tuilding frundation strength, plant fertility, erosion hazards, drainage conditions, and effectiveness of septic tank am sewage disposal. All of these factors are crucial in detennining the nature arxi extent of development that shruld occur within the area. Major Soil Associations were obtained fran the Soils Survey of Saginaw Crunty, Michigan, by the Soil Conservation Service, United States Department of Agriculture in cooperation with the Michigan Agricultural Experiment Station. The St. Charles To.vnship area contains the follo.ving rmjor soil associations: Nearly level imperfectly to very poorly drained, dark grayish bro.vn to black, medium acid to mildly alkaline loamy sands and clay loams; Sims clayloam, and Park Hill Loams to the loamy fine sands of the Corunna-Belleville-Park Hill soils. CLIMATE The chief climatic features are a mean annual temperature of about 47°F, an average precipitation (including melted sno.v) of about 31.1 inches; including an average annual sno.vfall of 41.6 inches. Prevailing winds are westerly arxi cause no damage except when a strong storm is present, arxi this may cause some flocxiing conditions along the Bad River and Beaver Creek. 19 �The winters are long, as temperatures below freezing prevail from November to March, inclusive, and occasional freezes may be expected in September and May. The summers are characterized by a high percentage of sunshine and by moderate temperature, which averages 82.l degrees F. The climate is healthful, and the pleasant summer compensates for the length ard rigor of winter. Sunshine averages from 67 percent to 70 percent of the possible amount in the summer and only 25 percent during the winter. The frost free season in the county is about 151 days, and extends from May 3 to October 7. The precipitation is evenly distributed throughout the year, but it is slightly greater for the 6-month period from March to September l than for the other half of the year. I I I I I I I I I I I The amount of precipitation, though apparently small, is sufficient for the production of staple farm crops. Considerable variation in the annual amount of rainfall and short periods of drought may occur, but crop failures are rarely attributed to moisture deficiency, except on the more porous soils. Most of the precipitation occurs as slow rains, destructive downpours being rare. Snow ordinarily accumulates less than a foot and a continuous cover of snow in winter is rare. Weather data compiled from records of the Michigan Dept. of Agri, climate of Michigan,£r.Stations, 1971. 20 �Figure 3 I I I I I I I I I St . Charles Township SAGINAW COUNTY SOil AREAS Aft[A 1: □ AiltU6: A co•itl•• "i•tur• or C11rlc color,CI wit ,1,.d1 ,,.o Ugllt color11S lon9 n1uo1.1 r1og11 or 1.1111 drained 10•11.1hat paorlr dral.,,d ••"'"'· ,,,.c1, •r• 1c1 tt1r10 Uon ■ for l i no thr1,1 the 1r11. l11clv1tor,1 1r1 , . . 11 1r111 of 11oorl1 or , 11, 1 :: 10, .., ■ 1'10 101 •• ... ,th I ah1llou CO\llr11'19 o, lll'ICI, llr11 hi • 1li9ht 1, .. 1ut10,., fo r agrtcu:tural u11 but 11v1r1 U•tU• UIII II IOC1 ■ l l d ,,utn uro,,, C1111elop•11'1l. .OICA 2: n,, oo•ln• t • IOll• lfl poorh d r ■ ln1d lo••· ch,01d trl ·•• ll ., ••• or 10•1r,lh.1 t ooorl-, cov1r10 Wlth ,,,.o. u1 1 Out 1 1ver ■ 1 1'10 ell)' dr ■ l"•d lo••·· . 0 ->. Thi CIOai,,_ U "I: IIIIU I: lo••· and lo••· lr11 h11 1Ught l11U1Uon1 for 19ricultural u11 1l1iut10111 for urb11n C1 ■ 111Jopa1nt, 101}1 11'1 the 1oa1wh1t ooor~'f -,Ulfltd 101"1 1r,C1 ch)' lo• • • • Jncludad au araa, or poorly drun,o Jo••• and clay lo••• a Jao 1ticluda0 a r, au•• 1o1lt.l'I ,t-aU01,1 co.,•rill9 or ••rd, Ara• •llgl'lt. H•tUUoti• ror agru:ultural u•••; and ■oo,rat.a halt.atlO"I for urt1a t1 o, .,alopaant, t-•• AR(I 4: lh1a •r•• la tha poorly o.runad cl•y• atid ,.,, • .,y c1a, Io,,.,. ,,,_ cl.,O• d ar• n.-1,0.1• •u•• 1.11th • ahallow cov1rtn9 or lll'lO. !'lodar1t1 J1 ■ 1t. a tlon1 ror a;ucult.ural ua, 1o11tn ••var• l1 ■ 1ut10<11 for urb•" hndu1a1, U[A5: "'''f l"loat. or t.nh •r•• u fuac:011 fll\1 aand, lo••• It h • .oo•nt•IJ' uaU-or,1n1d 1011 u1apo,10 or u l u •"d .,,,y " " ' .. ,.d,. Jn~l1.1d,o are •r••• of poorly dral..,,d u l u and ulta o,..,, lo•••· SUght. to .aoaratt u•• ll•ltat.1on1 for t1ot<1 ur:ian al'ld 1gn t..,lte1r a l landu•••• NCTC: uu 1n- UCA3: V t,., "att or tr•U aru u Tuacol• 11lt lo••• ,,,. 1 r a1 u n•• rly •••• •• lr•• I, out "'•• • tllt lo•• aurr a c• a no oanu,u., -.or• allll •l'ICI lau fin• 11nC11 ln tht protlh, ll h 1••• aubjact to wind arotlon tl\ll'I •r•• 5, 5l19t1t Ua1t.•t101>1 to r botf' urban • l'IG 1ortcult11r1l i.no .. 1••· HU 91 An lfl t ot w1U-dt1lt1ad 9ra v1 l a olla, lnclud• d 1r1 10•111h1 t poor1'1 dr a ln• d 9r1 v1 l aoU , . 5U9ht llelta tior> 1 t or urb• " l 1 11d 11 •••• 1\ad1r 1 t1 Ualt1 t1ona ror • Qrlcult11 r1 l 11 nC1 u••• • .OIC_., 1D: llhar flooCI phlr>I. Th ■ 10111 l f a . . t 1 rl 1 l d1 p011t ad b'!' U11 tlood l , Th• • • Jor 10111 a r t t1tl!-Or1 lr,1d, b1,1t. tr,cli,O t d t r • a r tat •t poorl, d11Jn1CI 1011,, Sll9ht ll•lt1 tior, a for 1 9rtcultur 11 lino "'•••· S•J• r • 11•tt.• t1on• tor 11rt11 r, ! e nd 1,11 11 . I/he "! .cir, d1 t 1 l. a d tnror•• Uon for • u•• c , tt;ory on ,urr,rant pa rc e l • o r hncl , u n,,d,o, th • toil • ot1 tl'l a t p,rc:11 u tndlo a t , o on th • 19ll 1011• • • P or th ■ Count, 1houJO tla u, , o. n11 u •• r • Uni;, for tl\1 1 011 a r ••• 1• r a t11'19 for HC:l'I t.,, w•• ::it :~~::1 ~~c!::0~0~;!{;. ~~!. e~;;x~· :~=~ ~~~~~::.~:ti::. a r e • • O• ror th e 1'll 11nd1r u, a pra1ant lt1Urprattt1on ■ olh , ,at• •• tnar• h • pou1:i111t, of , uora o•e 1 u•• or olftar,..,ea In c h• •H1c a t1,:,f'I 11nc1 19ll, it •u•t. a;,o ti• no:111 tl\lt th a u11 11 ■ 1tat1on "or aa cn ao1l • r•••c•" 01 raouc•d tl'lroui;., • • " aa da l•provaa 1 r,t1 to Jr,cr t•• • ntturtl dr•t"•G • • or 11aar!"'il c ap.a cu., or UH 101:1 throuQl'I .. c , .,, tton • "Cl 01llr,q1, From Saginaw County Land Use Inventory Study , County Planning Dept o 1969 21 �- --I- - - - - - I ' - LEGEND 14 ~ . \ ~,,\\1I 1 .. r•l 23 6•· • ,. . .. ...: -.i1,: .·_:-_~: ...-: {-...:_ ... .. .: :... -.. ] •.:.: ---· -.; . ·--:.- •·... ~ -~..; . : ... .-~ - •· -:-.. ·:,.. ,.-. .. • -.r • - ?',.. I ........ .!b \ 1r·.r. ; ), -. A BT. CHARLES -GARFIELD B AURORA C SWAN CREEK D ROBERT GAGE Nu. a E ROBERT GAGE NO. B F ROBERT GAGE ND. 1 G ROBERT GAGE NO. 3 H ROBERT GAGE ND. Ii! I J MDBtilUITD N0.1 ROBERT GAGE ND. 4 J~ N 4 ..!.j o _, _20_0 0 _4000 - ~~~~~,o~ooo 1000 3000 '5000 SCALE JN-FEET ·r From St. Charles Village Master Plan.1983 !l ' ~ - r -~. COAL MINE LOCATION MAP Figure 4 ~~~~ Planning Action �CHAPTER IV PUBLIC FACILITIES I I I I I I I I �Schools St. Charles To.vnship is served by the St. Charles arx:l the Chesaning Union School Districts. The sooth half of the To.vnship is served by the Chesaning Union School District. The District includes all or part of ten ta.vnships (approx. 200 sq. mi.) arx:l has decreased fran an enrollment of 3,733 in 1977, to 3,385 in 1980, arx:l 3,027 in 1983. This average yearly change since 1977 is a negative 118 (3.5 percent) and 1986 enrollment is estimated at 2,875. School l:llildings consist of foor elementary schools and a Middle am High School which are located in Chesaning. The St. Charles School District consist of 75 sq. miles and touches five adjoining Ta.vnships. Analysis of the official enrollments sho.v 1,756 in 1977, 1,593 in 1980, arx:l 1,548 in 1983. This average loss is 35 or 2.1 percent. The physical plant consists of two elementary buildings, a middle school, and a high school. The Immaculate Conception School, located in the Village has an enrollment of 75 in grades 1 thru 8. several years. The combined classroom space education for 135 students on Sun::iay. I I I Enrollment has increased in the last len::is itself to religious Most enrollment comes fran the St. Charles School district because the public school ruses are used for transportation. Educational support by the residents of the district is evident by the facility an::I faculty quality in the Educational system. The enrollments dictate that the present school facilities shall rl be adequate to meet future I I I I needs and could accom:xiate an additional 200 to 300 s tudents. �r r r r r r r I I I I I I I I I I I I Public Buildings local Goverrurent Public 1::uildings do play a significant role in the lives of the local citizens. Police and fire protection are perhaps the most obvious, in that quality arrl locational consideration are extremely important. The quality of l!llnicipal administrative offices, meeting places, libraries, etc. are also very important. The St. Charles Municipal Building is an excellent facility that was 1::uilt by remodeling a restaurant in 1866, and replaced the use of the VFW Hall. It more than adequately provides space for administrative offices and council chambers. Police and fire protection equipment (onned by the Tri-To.vnships of Brant, Swan Creek, and St. Charles) storage is separate and is shared by St. Charles Village as well; therefore, this merged facility has kept construction cost do.vn and offers other obvioos advantages. Public Library Library services in St. Charles actually started in 1945 when the Tonnship Board alloted rroney for books. The Hartley Public Library was built in 1959, and is in very gcxxi structural conditions. footage of the library is approximately 3181 The square an:i has over 14,700 books available. Police, Fire and Medical Services Police Service The Village of St. Charles maintains a Police Department comprised of five to six officers. Police functions are maintained by the use of two radio-equipped patrol cars. Law enforcement activities are coordinated with 24 �r r r I I r I I I I I I I I I I I I I the Village, the S~inaw Coonty Sheriff, and the Michigan StE>te Police thrcugh a central dispatch unit in the City of Saginaw. Fire Service A Volunteer Fire Department consisting of 41 men and 10 pieces of major equipr1ent provides an excellent protection against fire loss. The combined Tri-To.vnships and Village efforts lead to the 1964 completion of an excellent facility and related equipment. The Department offers aid to other cormunities during emergencies. Medical Service Emergency amrulance service is available fran the Village Emergency Medical Services. Two fully equipped amrulances are on call 24 hoors a day. The service is staffed by eleven volunteers. The closest general hospital is located in Saginaw which is approximately 15 miles way. The Saginaw ~runty Healtn Department provides field staff to address p.ihlic health issues in the Village and To.vnship. Utilities Water Syster.1 Water supply for consumption, fire protection, and gro.vth has been a long te:rm concern of the St. Charles Village. In August, 1971, a Cor.iprehensive Plan called, Capital NeeJs in Saginrov ~aunty, including seNer an:i water facilities, was completed for Saginaw Cmnty. The basic proposals, presented hy the Coonty Metropolitan Planning conmission, were mtlined for all runicipalities to provide public service up to the year 1990. 25 �I I I r I I I I I I I I I I I I I I l The Village's water system consists of srurce water frrxn the Saginaw City Water System. The water main fran Saginaw is 12 inches in diameter and • is metered at the north em of the Village limits. If the srurce of grrumwater continues to increase in concentrations of salt then it may be necessary for many to.vnship residents to "tap" into this system. Sanitary Se.ver System The Village of St. Charles has a nearly complete network of sanitary se.ver lines to service most of the residential, cOl'l"IOOrcial, and industrial needs. Private septic tank systems comprise the balance of the waste.vater treatment systems. The predominant soil types of St. Charles are clay, clay loar.s, loams and sandy loams over clay. therefore poorly drained. Host of these soils are irnpermeahle and While fairly well suited for agriculture, they are not generally suited for septic tank and drainage field waste.vater disposal irethods . sizes Therefore, further subdivision rtevelopment, into lot of one (1) acre or less within the tcMlnship, shruld not be approved, unless sanitary savers, storm water drainage and wastavater treatl"'lent or disposal systems or methods are a planned part of the development. The miniillllTl starrlards for waste.vater disposal as enforced by the Saginaw Crunty Health Department shruld be adopted. Convenient Services Solid waste refuse collection is available to all residents of the to.vnship. Each hrusehold is responsible to have its o.vn payment agreement with the hauler. Electrical, bottle and natural gas lines, and phone service are available to all to.vnship resirtents. available asset for those wishing to subscribe. 26 Cable TV hook up is a nice �I I I I i I I I I I I I I I ~reation Open space, close metropolitan markets, and miles of river and streams • shorelines all add to the opportunities for recreational activities. Trurist oriented activities and recreation go hand-in-hand and infact it is us.ially tourist dollars spent in St. Charles that indirectly help finance recreational opportunities. recreation facilities. Property millage is what directly finances Regional scale recreation rescurces are available along with local recreation facilities and prcgrams for use by residents and trurists. Available Village facilities include a 30 acre rrunicipal park, which includes ball diaroonds, basketball and tennis courts, picnic area, swimming pool. Boat launching facilities are available at two locations on the Bad River and none on the Shiawasse River. Recreation prcgrar,s and activities are operated by several grrups, including the Park Colilllission, Little League, rrens and womens softball league and the St. Charles Cormunity &iucation Department. Annual celebrations and events include the July Sportmen's and Coal Miners Festival anrl Parade, fishing and golf tournaments, and river boat tour trips. The Shiawassee River State Game Area is a real asset that draws an abundance of wildlife and consequently draws sportsmen to the area fran other cities, counties, and states. The St. Charles Area River Management Society, LTD. is doing a wonderful job of pranoting boating by cleaning up the Bad and Shiawassee Rivers. Just to the Northeast of the to.vnship is the Hartley OUtdoor Education Center that brings many special grrups to the area to study arx:l enjoy nature. 27 �I I I I I I I I I I I I I I I I I I r CHAPTER V PLANNING REALIZATION 28 �The pattern of physical environments in St. Charles Township will be determined by the multitude of private decisions by investors, producers, and consumers. The long and short range goals, objectives, and policies, as evolved out of this Master Planning Process, will form the basis for planning decisions. The next Chapter (VI) will pin point these goals after considering the following material analysis: I I I I I I I I I I I I I I Topics Assets Deficiencies Alternatives Transportation M-52 Hwy Poor gravel rds. in Twp. Use main paved rd. Residential & Housing Development Appleway Apt More houses to rent Oaks Apts. Summer Ridge Apts. Community Facilities Schools Hartley Nature Center Vil & Twp office Facilities Park Senior Citizens Center New museum Hartley Coal Mines Museum & Log Cabin Historic Preservation More duplexes Drive 12 miles to Saginaw Youth Development More private recreation Band School Activities facilities Church Youth Group Summer Park activities Ecology Club Environmental Beau tif ica tion actvi ties in Vil. Shiawassee State Game Area (S.S.G.A.) Recreation Use boat "drag- in More winter activities Good navigation Boat launching facilities spots" on Fergus & on the Bad River Ryan Rds. on Shia. River Sch. Comm. Ed Programs More park development Golf Course Park w/pool, ball fields Hunting access on s.s.G.A. 29 �Deficiencies Topics Assets Public Services Fire/Police depts. More coordinated efforts Ambulance Service be tween ambulances Health Center Library Veterinarian Downtown Resources Shopping District More parking No appliance type stores I I I I I I I I I f 30 Alternatives Good shopping about 12 mi. away. �~ -I I I I I I I I I CHAPTER VI GOALS, OBJECTIVES,~ POLICIES I I I I r I I I · 31 �-I I I I I I I I I I I I I I I I I I Goals, Objectives, and Policies Introduction As we move from goals through objectives to policies, the idea is that statements become more definitive relative to carrying out the most general goal statement. The goal formulation sequence, will therefore, begin with broad general development goals by functional activity areas, followed by objectives and policies. All of the goals, objectives and policies evolved through planning meetings and the public input process. The goals attest to broad statements about the way one would like to see growth and development take place in the St. Charles Township. Their very generality evades specific guidance for bringing about the goal statement, and in a sense, are not more than a state of mind or attitude about future conditions. What now remains is to narrow these statements to a more definitive pattern that can be pursued by the various areas of the township. Objectives and policies will be formulated for specific kinds of activities, such as land use, housing, recreation, etc., and their relationship to the overall goals of the plan will be identified. Statements of objectives are intended to bring about more definitive guidelines than are inherent in the goals statement, while the statement of policies represents a more finely tuned expression of intentions. The policies should identify what kinds of actions decision makers are capable of dealing with on a day to day basis. these in mind the following are formulated: 32 With �I I I I I I I I. BEAUTIFICATION AND PRESERVATION OF NATURAL RESOURCES Goal To preserve and protect St. Charles Township's natural resources and open land wherever possible, including the acquisition of land when it becomes available and the coordination of land development in order to preserve its natural beauty. river and state game area, marshes, and wooded areas, should be preserved in a manner which best serves the citizens of the Township. Objectives 1. Strengthen and improve our program of litter control throughout the township. 2. Give careful attention to land development around the Shiawassee and Bad Rivers for the purpose of protecting them as desirable residential areas: a. - establish a regular procedure for implementing cooperation with St. Charles Village; I I I I I I I I Outstanding resources of the area such as the b. - establish the high water mark on these rivers and to locate an accessible benchmark; c. - require that all new buildings around these rivers be located above the high water mark; d. - make a study of the need for sanitary sewer services in these two areas. 3. Preserve and encourage the agricultural use of land within the township. This is especially important in view of the possibility of excessive development of non-agricultural land uses. II. PARKS AND RECREATION Goal To develop a recreation program to serve all the people of the township 33 �I I I I I I I I I I I I I I I I I I during all seasons of the year. More areas should be provided for the public to make use of the Bad and Shiawassee Rivers. The aesthetic and recreational value of the rivers should be improved. Objectives 1. Consider acquiring and utilizing land for both township governmental facilities and for parks and recreation both in one location. 2. Acquire land for future park development. 3. Require the developers of housing, and sub-divisions to provide land for neighborhood parks in their developments. 4. Consider contracting with the Village's Parks Department for maintenance services in township parks. 5. In cooperation with the County or Regional Planning Commission, develop a township recreational plan. III. PUBLIC SAFETY Goal To provide a safe and pleasant environment for the people who live in St. Charles Township. Objectives 1. Develop 911 emergency phone service. 2. Give increased attention to the control of dams, lake levels, and to the construction, repair and maintenance of dams throughout the county. 3. Seek outside financing for dam and river controls. 4. The need for ordinances to lessen danger at intersections should be investigated. 5. The need for 6. Improve police and fire protection to keep pace with population growth. 7. Encourage stricter judicial enforcement especially for juveniles. 8. Encourage barrier-free access to exisi ting commercial and public buildings. 9. Encourage an evacuation program and warning system for all natural disasters. speed signs in residential areas should be investigated. 34 �I I I I I I I I I I I I I I I I I I I IV. HEAL TH SERVICES Goal To ensure adequate health care and services for all residents of St. Charles Township. Objectives 1. Continue to support efforts of the County Board of Commissioners and non-profit organizations to improve health services in the County and Township. 2. Continue to support efforts to recruit physicians, medical and ancillary personnel for the Township. 3. Work toward the expansion of medical clinics which should be located throughout the county. This applies both to existing and to new facilities. 4. Work toward obtaining a twenty-four hour emergency facility to serve the township residents. 5. Work toward increasing the number of custodial or semi-skilled nursing care facilities. 6. Continue to support and improve the provision of ambulance service throughout the county. 7. Continue to support drug abuse control programs. 8. Continue to support resident medical personnel already established within the towns hip. v. AGRICULTURAL DEVELOPMENT Goal Farm land should be preserved for farming without placing an unreasonable burden on growth. Adequate zoning should be implemented and enforced. 35 �I I I I I I I I I I I I I I I I I I I VI. HOUSING AND RESIDENTIAL DEVELOPMENT Goal To encourage the development of adequate housing for all the people of the towns hip. Objectives 1. Develop senior citizen housing that is either public or private. 2. Develop housing for low income residents. 3. Encourage the rehabilitation of existing housing units. 4. Encourage the development of density controls in residential areas. 5. Proper protective restrictions for all residential dwellings should be developed. 6. Uniform procedures for residential development which spell out exactly what is required should be provided and be made available for prospective developers, contractors, and home owners. 7. An adequate sub-division control ordinance should be provided. VII. COMMERCIAL DEVELOPMENT Goal Commercial development should be planned and orderly. Objectives 1. Major commercial zoning should be limited to areas along the major highways. A 50 to 80 foot set-back should be considered for this development. 2. The development of limited neighborhood commercial areas should be considered • VIII. INDUSTRIAL DEVELOPMENT Goal Industrial growth in the Township should be encouraged and restricted to 36 �I I I certain areas. 1. Within the township, encourage only high quality development by developers of good reputation. 2. The Township Pladning Commission should consider requiring construction of curbs and gutters by developers along all streets in commercially and industrial zoned areas, stressing limited access wherever possible. 3. Encourage innovative land use. 4. Provide an emergency and public safety plan by all industries. I I ECONOMIC DEVELOPMENT I I I I I I I I I I I I -I Goal To strengthen and diversify the economic base of St. Charles Township by encouraging the growth of businesses and industries which are compatible with the Township's and county's general developmental goals. Objectives 1. Develop a program to establish industrial development areas in order to encourage private enterprise and industry which will balance with our environment. Careful consideration should be given to providing parking, highway access and power sources together with other vital services. 2. Attract financing for commercial, .industrial, and business expansion. 3. Encourage the commercial development of the county's recreational resources. x. UTILITIES Goal To ensure that all citizens will have access to the most modern, safe, and healthful utility services that are feasible everywhere within Saginaw County. Objectives 1. Explore the need for public water sys terns to serve various areas of the township. 37 �I I I I I I I I I I I I I I I 2. Develop additional facilities and locations for solid waste pick-up and disposal with strict enforcement standards. 3. Develop controls over disposal of toxic wastes • 4. • Encourage the underground placement of utilities. 5. Encourage the development of a workable county-wide telephone exchange. 6. Encourage the development and construction of additional sanitary sewers throughout the Township. 7. Urban development should not be allowed without provision for utilities. If there is no sewer service in an area, the population density in that area should be predicated on soil conditions so that pollution will never be a problem. 8. The conservation of energy should be considered when utilities are provided. 9. The Township should establish regulations concerning who must pay for sewers and other utilities, who is allowed to hook up to sewer lines, who must pay for sewer lines passing vacant property, and other related circumstances. In the future, developers or developments will bear the cost of water and sewer services, including the extension of existing lines to their development. XI. TOWNSHIP GOVERNMENT Goal Township governments should continue to improve and serve the needs of the people. St. Charles Township and the Village of St. Charles should cooperate politically and otherwise for the mutual benefit of both. The goal is to have growth of the entire community, city, and township. Objectives 1. The zoning ordinance should be updated and enforced. 2. The populace should be urged to be involved in the Township government. 3. The Township government officials should communicate with the citizens in all feasible ways. 4. There should be mutual planning between the Township and the Village for coordination of public services such as fire protection, sewer and water services. 38 �I I I I I I I I I I I I I I I 5. Cooperation with neighboring townships should be increased in order to give special attention to land developments along or near township boundaries. XII. PLANNING Goal Future planning for St. Charles Township should be done in harmony with the township goals. Objectives 1. The land use plans which are available in the Township, the Village, adjacent townships, and Saginaw County prior to the development of the master growth plan, should be inventoried and studied. 2. Extensive development should be restricted to areas near the Village. In other areas building should be limited to a density that will not require special services such as sewers. 3. The projected population growth of the Township should be considered. 4. Planning should provide for an orderly growth pattern which deals with the demands for both the amount and variety of land. 5. The expertise of professional planners should be secured. 6. Consideration should be given to the population density required to support urban facilities. 7. Consideration should be given to the economy necessary to deal with population growth. 8. Consideration should be given to participation in the Federal Flood Insurance program. 9. There should be mutual planning between the Township and the Village to assure that the zoning ordinances, regulations, and related units are as uniform as possible. I J J 39 �'I I I I I I I I I I I I I I Chapter VII PLAN SUMMARY Implementation Conclusion I I I I • 40 �'I I I I I I I I I I I I I I I I 'I PLAN SUMMARY AND IMPLEMENTATION Before the adoption of the Township Master Plan or any such part; amendment, extension, or addition the Planning Commission shall hold at least one (1) public hearing theron and properly post such notice theron as outlined by the State Township Planning Act, No. 168, of 1960. Once the Comprehensive Plan is completed and formally adopted in text form, the real work comes to force: Implementation. In too many instances, the advisory document is shelved once the initial planning work is completed and becomes a dust collector for time immemorial. It is essential the Planning Commission thoroughly understand the Master Plan and impart it to officials in a position to implement them. The preparation and adoption of this Master Plan puts the Township of St. Charles in a good position to control and direct future growth and development. The text is as important as any of the Land Use maps in this document and therefore should be consulted any time a land use issue has to be resolved. It is important that members of the Planning Commission, the Township Board, the Zoning Board of Appeals and the citizens understand the broad objectives of the Master Plan. However, simply having a Plan is not enough; it must be put into effect. Implementation of the Plan requires the continuous efforts of elected officials, Zoning and Planning Commission, and Zoning Board of Appeals whose primary legal tool is the Zoning Ordinance. The Township Zoning Ordinance, that became effective in 1970, is now often inappropriate and it must be reviewed and modernized. This is especially critical now that this Master Plan has been prepared. The first step toward implementation of this Plan is evaluating the existing Zoning Ordinance. The soon to be revised Ordinances will be based on and incorporate the proposals and recommendations contained in this plan. 41 Once zoning is put into effect, �J it must be properly administered. Building, health, special use, occupancy, and zoning permits should be issued in keeping with the terms of the Zoning Plan and Ordinance regulations. CONCLUSIONS l I I I I I I Based on soil conditions and the current economy, St. Charles Township should remain an agriculturally based community. Few development pressures are currently being felt from commercial and industrial interests. Preserving farmland is a priority according to local officials and the primary tools to achieve this goal are through zoning or the Farmland Preservation Act, which are already available in St. Charles Township. A commitment to sound policies controlling and guiding future growth will assist in correction of present problems and help ensure that future problems related to unguided development do not occur. Considering the information provided in this document, the Township Planning Commission recommends to the Township Board that it enforce the goals and policies as summarized below: I 1. To preserve and protect the agricultural land by encouraging only that growth which would not be detrimental to the agricultural economy. I I I 2. To preserve and protect consummable and recreational water resources from contamination by discouraging intensive development of either commercial, residential or recreational areas. 3. To encourage growth only at a level which will not become a burden on the Township's ability to provide services. 4. To encourage private enterprise for commercial, industrial, or recreational development, but only to the extent that the natural environment and community life styles are not threatened or damaged. 5. To develop the physical form of the Township according to the adopted zoning ordinance which provides for a variety of opportunities; is responsive to Township needs; and reflects constraints necessary to provide for a quality life for the residents of St. Charles. I I I I 42 �I I I I I I I The Township Board of Supervisors and the Planning Commission must constantly keep abreast of new developments in municipal, township, and county planning elsewh~re. From the body of such experience, and on the basis of precedents established, the Planning Commission can bring to bear the results of others for the benefit of its own jurisdiction. - I I I I I I I ' 43 �'I I I I I I APPENDIX I I I I • 44 �-I S1~ CH A RLE S T OVV N S HIP OF I I I I I T IO~l. -F\. 3 E. SA.6INAW C..OONTY GAME I I I I I I I ..:·:..•..'•.•••• .' . .... ...... '• ....''...... ...'...... ........ ,••• t• • I • • ~ L] rresent Or dinanc e Map f0 r mu ■ A/ RURAL A<,!UC UL TURAL A ~GRICULTURAI . ,,,, " H1 '1.TT fA~ rJ Y ~ . . , , _ RESIDENTIAL l!li f;/ ...... ~ , •'.•'., ~ ~ COMMERCIAL l'.'IDUSTRIAL ,, IAREc; IDF.NTT :\1. fl'. DEVELOPMENT �I I Figure il::NvNSI-\IP tJ OF ST CHARLES SAGINA.W C.OUNTV T(ON.-R. 3 E o .0 O 0 ~ 17 0 0 • 0 .-· - e • 0 0 0 0 t O C 0 •••• ::::~·• .. ..... . :,.... ,:, .. .. ...... .......' ....... , •It If ,••· □ RURAL AGRICULTURAL mu AGRICULTURAL a11d ~ ■ a MULTI FAMILY RESIDENTIAL COMMERCIAL I • f • ... ... INDUSTRIAL ~ RESIDENTIAL DEVELOPMENT • t ,: m FOREST AND RECREATION � 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-Charles-Twp_Master-Plan_1985 Creator An entity primarily responsible for making the resource St. Charles Township Zoning and Planning Board, St. Charles Township, Saginaw County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1985-06 Title A name given to the resource Master Plan for the Township of St. Charles Description An account of the resource The Master Plan for the Township of St. Charles was prepared by the St. Charles Township Zoning and Planning Board in June 1985. Subject The topic of the resource Master plan reports St. Charles Township (Mich.) Saginaw 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/ee18d653c39332f66182e57374d47ff7.pdf 42814aa3292dfecf93d4464cb384a8f9 PDF Text Text CITY OF SOUTHFIELV PARKS ANV RECREATION SOUTHFIELV, MICHIGAN �MASTER. STREET TREE PLAJJ ------- ~Jte.pa1te.d By LauJLe.nee. A. Schenk, SupeJUJ1te.nde.nt (FoJtutvc.) /v.,,6-l!, .tant: VepM.tme.n.t o6 Pa1t!u, a.nd Re.Cite.at.lo n, FoJt FuJtt.he.~ Inoollmatlon Ca.Le. CITY OF SOUTHFIELD VEPARTMENT OF PARKS AiJV RECREATION EL6-1100 Exte.n1.>lon ?.08-209 �MASTER STREET TREE PLAN -Southfield's Master Street Tree Plan was the result of a comprehensive survey and evaluation of the site factors on each of the streets in Southfield. • After the survey which took nearly two years, an official tree was designated for each of the streets in the community. Consideration of the following factors were given in selecting the trees:; (1) width of the space between sidewalk and curb (2) setback distance of the house (3) width of street (4) direction of street (5) Height of overhead wires (6) existance of underground utilities (7) type and location of street lighting (8) type of soil (9) architecture of the neighborhood (10) drainage (11) Existing trees (12) type of neighborhood (13) prevailing winds (14) tree maintenance and disease characteristics (15) tree form, size, color, texture (16) tree use. These factors were then applied to the consideration of what tree varieties are suitable for this climate and urban growing conditions. Selection of a number of species is consider~d essential, for diseases such as • Dutch Elm Disease and Chestnut Blight have shown us what problems can occur when a disease threatens to wipe out a single tree species. When a great number o~ species are planted~ the chances for the spread of disease and the devastation attendant with such losses, are greatly reduced. In Master Street Tree Plans an objective of no more than 15% of any one tree species is common. When soils are particularly difficult or a specific display of color or form is desired on certain streets some species may exceed the 15% figure. Given an unlimited amount of time, nature itself would give good tree distribution, because unsuitable species would die and suitable species live. Many individuals have in the past planted inferior tree species because they grow rapidly and show quick progress. In many cases the resident lives on the property long enough to suffer the drawbacks of poor selection i.e., clogged sewers~ raised sidewalks, falling limbs, insects 9 loss of grass, etc. More often they do not, but pass the tree on to the next owner who then bears the problems of maintenance and sometimes the cost of replacement. • �- 2 - This hit and miss method is not necessary when competent professional help is available to analyze and recommend proper plantings for any given area. Since the right of way area next to Southfield~s public streets is under the statutory jurisdiction of the Parks and Recreation Department of the City of Southfield, i t necessarily follows that this Department should be responsible for devising and implementing a Master Street Tree Plan. No plan is worthwhile unless it can be translated into action. It was necessary to make a decision on what type of implementation plan should be attempted. The plan the Parks and Recreation Department has selected is a voluntary plan working primarily through Civic Improvement Associations. Contact is made with the Association and a Department staff member attends a general membership meeting and explains the purpose of the Master Street Tree Plan. Included in this explanation is a discussion of the local Tree Ordinance and information regarding planting and tree care. The Association makes the determination what members would like to participate in tree plantings and a contract is arranged with a commercial firm through the Parks and Recreation Department using the City of Southfield's buying power. After the tre es are planted, the contractor collects either from the Association or from the individual property owners, whichever arrangement has been agreed to before planting. This arrangement has already resulted in approximately 1,000 street trees being planted in various subdivisions. In those few sections of Southfie ld where no Civic Associations have been forme d , the Parks and Recreation Department will work with individual property O":·mers. allows everyone to avail thems e lves of t h e convenience of the plan regardl e ss of residence location. Th is �- 3 - The use of Civic Associations for implementation has the advantage of being • completely voluntary 9 allows the Department an opportuntiy to educate the public on beautification, strengthens the working relationships with Civic Associations, promotes better care after planting because of personal involvement 9 and sets up a program whereby those who benefit bear the costs involved. T • • �ClIY UF ~UUIHFl~LU DEPARTMENT OF PARKS AND RECREATION * " RECOMMENDED TREES FOR PLANTING (See Master Street Tree Plan or Call Parks & Recreation Dept. 356-1100 x 208 for tree species required for your street) SHADE & ORNAMENTAL TREES Norway Maple (& varieties - Columnar, Globe, Cleveland) Sugar Maple (& dwarf variety Seneca) Red Maple (Improved varieties only) Crimson King Maple (Purple Leaves) Schwedler Maple (Purple-green Leaves) Amur Maple Hedge Maple Mountain Ash (Selected use only) Green Ash (Marshall Seedless only) Honey Locust (Patented varieties only i.e., Moraine, Shademaster, Skyline, Imperial, Sunburst) Globe Locust Red Oak Pin Oak Little Leaf Linden Crimean Linden Ginkgo (male only) Japanese Pagoda Tree Hock.berry Pyramidal European Hornbeam American Hop Hornbeam London Plane Sweet Gum Hawthorn (Varieties - Pauls Scarlet, Lavalle, Washington) Crab Apple (Varieties - Hopa, Japanese Flowering, Aldenham Purple, Snowdrift) Oriental Cherry "Kwansan" Sargent Cherry MISCELLANEOUS CLASSIFICATION - No specific tree or spacing or location~ anv �• PLANTING INSTRUCTIONS I *** 1. Plant trees no less than 40 feet apart. 2. Plant trees no less than 5 feet from driveways. 3. Do not plant trees on a planting strip less than 4 feet wide. 4. Do not plant trees closer than 15 feet from any street intersection measured from the closest corner. 5. Do not plant trees less than above the ground. 6. Do not plant trees closer than 3 feet from the curb unless the planting strip is less than 6 feet wide. 7. Do not plant trees from the following list: l 1/2 inches in diameter _§_ inches Willow (salix - all varieties) Poplar (populus sp,) Silver Maple (acer saccharinum) Box Elder (acer negundo) Tree of Heaven (Ailanthus altissimus) Wild Chestnut (castanea sp.) American Elm (ulrnus americana) Chinese Elm or Siberian Elm Mulberry 8. Watch out for s-ewers, gas and water mains when digging. 1. Never mound the earth around the trunk. The soil should be dished (higher at the edge of the dug-up area) allowing rain or other water to seep in around the roots. 2. Keep an area of at least 12-18 inches radius from the trunk free of grass. This helps protect the tree from being damaged by lawnmowers and it provides the tree with loose, absorbent soil. (Crushed rock, wood chips, or pebble mulch in this area look nice and keep the soil loose.) 3. Never overwater. Many trees, particularily those planted in heavy clay soil, are lost by excessive watering. In sandy soil with good drainage, overwatering is not a problem. A good mulch will cut down the need for frequent watering except in periods of prolonged drought or in the hot, dry 9 late summer months. 4. Look for "sucker sprouts" along the trunks of new street trees cut them off before they disfigure the tree, �MASTER STREET TREE PLAN Street ABERDEEN A Section Honey Locust from 11 Mile to Catalpa & Bedford to Crescent 12 ,13 Ma~shall Green Ash from Catalpa to 12 Mile 13 ABINGTON Norway Maple 15 ACACIA Miscellaneous 21 ADDISON Misc. from Red River to Santa Barbara & Mulberry to Green Valley 26 ,28 Honey Locust from Santa Barbara to Continental & Maryland to Greenfield 25,26 Red Maple from Southfield to Robert 25 Marshall Green Ash from Robert to Maryland 25 ADDISON COURT Heney Locust 25 ADELEIN Sugar Maple 31 ADRIAN Norway Maple from Santa Barbara to Catalina 23 Honey Locust from Catalina to Woodvilla 23, 24 AGNEW Schwedler Maple 25 ALBANY Mis ce llane ous 35 ALBERT Honey Locust 12 ALHAMBRA Honey Locust 15 ALMIRA Sugar _Maple 29 ALTA VISTA Honey Locust 23, 24 ALVIN Miscellaneous 33 ANDOVER Norway Maple 15 ANNA Norway Map le 25 ARBOR PLACE Schwedler Maple 25 ARIEL Marshall Green Ash 25 ARLINGTON COURT Norway Maple 15 ARLINGTON Norway Map le 15 ARROWHEAD Honey Locust 23 �-- MASTER STREET TREE PLAN CONTINUED Street A • Section ASHLEY COURT Norway Maple 10 AUDREY Miscellaneous 27 AUTUMN Norway Maple 11 AVILLA Marshall Green Ash 13 AVON Little Leaf Linden from Greenview to Greenview 35 Red Maple from 8 Mile to Midway 35 B BAINBRIDGE Norway Maple 11 BALEWOOD Miscellaneous 12 BARBARA FRITCHIE Norway Maple 23, 26 BAYP-RD Miscellaneous 23 BECK Miscellaneous 18 Honey Locust 12 BEECH COURT Miscellaneous 30 BEECH ROAD Red Oak 30, 31 BEECHAVEN Mis ce llane ous 10 BELL ROAD Mis ce llane ous 16 BELLBROOK Mis ce llane ous 16 Miscellaneous 16 BELLMONT Norway Maple 15 BENTLER Miscellaneous 34 BERG ROAD Red Oak BERMUDA Norway Maple 10 BERKSHIRE Norway Maple 15 BIRCHRIDGE Miscellaneous 35 BITTERSWEET Miscellaneous 16 BOB WHITE Mis ce llane ous 22 BEDFORD N &E BELLWOOD N ~ s • 21, 28, 33 • �MASTER STREET TREE PLAN CONTINUED ---- Street B Section BOENING Miscellaneous 35 BONSTELLE Marshall Green Ash 25 BRADFORD Honey Locust 15 BRADFORD COURT Crimson King Maple 15 BRADFORD CIRCLE Honey Locust 15 BRANDYWYNNE Honey Locust 29 BRAZIL Miscellaneous 21 BRENTWOOD Red Maple 12, 13 BRIARBANK Miscellaneous 21 BRIARBANK COURT Miscellaneous 9 BRIARWOOD Norway Maple 15 BRIXTON Norway Maple 36 BROOKS LANE Miscellaneous 9' 16 BROOKSHIRE Norway Map le 15 BROOKSIDE Mis ce llane ous 28 BUCHANAN Miscellaneous 32 BUSH Miscellaneous 28 BUTTERCREST Miscellaneous 35 BUTTERNUT Marshall Green Ash 11 BYRON Sugar Maple 31 C Norway Maple from Lathrup Village to Sprin _q Arbor 13 Marshall Green Ash from Shagbark to Greenfield 13 CANDLEWOOD Norway Maple 11 CANTERBURY Honey Locust from Nadora south to dead end 12 Norway Maple from Evans to 13 Mile 12 Red Maple 26 CAMBRIDGE ., CAPITOL �-- MASTER STREET TREE PLAN CONTINUED Street ,. C Section . CARLETON Miscellaneous 32 CARMEL Marshall Green Ash 15 CARMEL COURT Marshall Green Ash 15 CARMONA Little Leaf Linden 23 CASE Miscellaneous 17 CASLETON Ginkgo 24 CATALINA Little Leaf Linden 23 CATALPA Honey Locust 13 CEDARCROFT American Hop Hornbeam 24 CHARLES COURT Marshall Green Ash 15 CHARLES Norway Maple 15 CHARLTON Miscellaneous 22 CHARTER Miscellaneous 21 CHARWOOD His ce llane ous 33 CHATHAM Norway Maple 10 CHATS FORD Miscellaneous 16 CHELMSFORD Norway Maple 11 CHERIMOOR Miscellaneous 30 CHERRY HILL Crimson King Map le 11 CHURCHES Miscellaneous 29 CIRCLE DRIVE Mi see llaneous 22 CIVIC CENTER Miscellaneous 23 CLARKSON Mis ce llane ous 21 CODE Miscellaneous 21 CONCORD Marshall Green Ash from Lahser to Abington 15 Norway Maple from Abington to Devonshire 15 Marshall Green Ash 15 CONCORD COURT • • �-- MASTER STREET TREE PLAN CONTINUED Street C Section 26 CONNECTICUT Honey Locust CONSTITUTION Marshall Gl'."een CONTINENT AL Red Maple 23, 26 CONCOURSE Little leaf Linden 23 CORAL GAB LES Mis ce llane ous CORALSEX Mis ce llane ous 23 CORNELL Honey Locust 35, 36 CORNWALL Ginkgo 24 CORRINE Miscellaneous 9 COTTAGE Mis ce llane ous 33 COVENTRY WOODS Flowering Crab Apple 16 COVINGTON Norway Maple 15 CRESCENT Honey Locust from Bedford to Pierce 12 Honey Locust from Pierce to Red leaf 12 Honey Locust 26 CUSTIS Ash 15 20, 22, 23, 24 D DAISY LANE Miscellaneous 32 DARTMOUTH Norway Maple 15 DELAWARE Sugar Maple 31 DEVONSHIRE Norway Maple 15 DOLPHIN Miscellaneous 28 DONOVAN Mi see llane ous 34 DORSET London Plane from Evergreen to Stahelin 35 Norway Maple from dead end to Southfield 35 Norway Maple from Southfield to Northwestern 36 DOVER Norway Maple 15 DUFTY Miscellaneous 8 -- - -- ------ �MASTER STREET TREE PLf!N CONTINUED --------- Street D S8 ct ion DUNBAR Mis ce llane ous DUNS SCOTUS Miscellaneous from Plum Hollow to Lahser 28 Red Maple from Lahser to Plumbrooke 27 ~forway Maple 11 DUXBURY E EAST Pin Oak 31 EDGEMONT Miscellaneous 19, 30 EDINBURGH Suga.r Mapl-3 29 EDWARDS Honey Locust 12 EIGHT MILE Honey Locust 81. - 36 8 1/2 MILE Mis ce llane ous ELEVEN MILE Kwansan Cherry ELDRIDGE Norway Maple ELDRIDGE COURT Norway Maple 11 EMMETT Red Maple 31 ESTELLE Sunburst Locust 25 EVANS Marshall Green Ash 12 EVERETT Red Maple from Catalpa to 13 Mile 12, 13 Marshall Green Ash from 11 Mile to San Quentin 13 EVERGREEN 13 - 18 . Kwansan Cherry F FAIRFAX FP..IRFIELD Marshall Green Ash from Catalpa to 12 Mile 13 Marshall Green Ash from Maryland to George Washington 25 Norway Maple from George Washington to 10 1/2 Mile 25, 24 Crimson King Maple from 11 Mile to San Quentin 13 Red Maple from 12 Mile to 13 Mile 12 Miscellaneous 24 ~ �MASTER STREET PLAN CONTINUED Street F Section FAIRVIEW CRESCENT Miscellaneous 12 FAIRWAY Miscellaneous 33 FALL RIVER Norway Maple 11 FARMBROOK Miscellaneous 7, 8 FILMORE Honey Locust from Southfield to Adrian 24 Honey Locust from Sherfield east to Dead end 24 Marshall Green Ash from Evergreen to Parsons 23 Marshall Green Ash from Continental to Southfield 23 FINN Miscellaneous 20 FITANE Miscellaneous 18 FONTANA Norway Maple 15 FORESTVIEW Miscellaneous 29, 30 FORESTWOOD Miscellaneous 10 FRAMINGHAM Norway Xaple 11 FRANKLIN ROAD Pin Oak from Telegraph to 11 Mile 20 Miscellaneous from 11 Mile to Franklin Village 7, 17, 18 FRAZER Miscellaneous 34 FREDRICK Mis ce llaneo us 32 FRIAR LANE Mis ce llane ous 21 G GARNER Sugar Maple 29 GEORGE WASHINGTON Honey Locust from Southfield east to Pierce 25 London Plane from Maryland to Greenfield 25 Marshall Green Ash Connecticut to Southfield 26 GLASGOW Marshall Green Ash 13 GLASTONBURY GATE Miscellaneous 16 GLENEYRIE Mis ce llane ous 30 �-- MASTER STREET TREE PLAN CONTINUED Street G Honey Locust from Shenandoah west to Dead end GLENMORRA east Mountain Ash & west 15 from Paul Revere to dead ends 15 GLENSIDE Miscellaneous 29 GOLDWIN Honey Locust 23 Honey Locust from Southfield to Woodvilla 24 Honey Locust from Kingshire east to dead end 24 Red Map le from Southwood east to dead end 24 GOLFVIEW Mis ce llane ous 33 GRAND CONCOURSE Litt le Leaf Linden 23 GREENFIELD Schwedler Maple GREEN LEIGH COURT Miscellaneous 24 GREENSPRUCE Norway Maple 11 GREEN VALLEY Ml.see llaneous 28 GREENVIEW Hotiey Locust 35 GREENWALD Miscellaneous from Hazelhurst to Greenview 35 Norway Maple from Greenview to Southfield 35 Norway Maple 10 GROSVENOR Norway Maple 11 GUY Honey Locust 11 GREENWAY N &s • Section 12, 13, 24, 25 • 36 • H ·• HAMPSHIRE Marshall Green Ash 15 HAMPSHIRE COURT Marshall Green Ash 15 HAMPTON COURT Mis ce llane ous 16 HARBOR COURT Norway Maple 15 HARBOR Norway Maple 15 HARDEN Norway Maple 25 HARVARD Honey Locust from 11 Mile to Devonshire 15 Norway Maple from Devonshire to .Abineton 15 • �MASTER STREET TREE PLAN CONTINUED Street HAZELHURST H Section Sugar Maple from Prosper to Telegraph 32 Miscellaneous 33, 35 HAZEN Miscellaneous 21 HELEN Miscellaneous 28 HERITAGE COURT Marshall Green Ash 11 HERITAGE Marshall Green Ash 11 HIAWATHA Mis eel laneous 27 HICKORY LEAF Norway Maple 11 HICKORY HILL Miscellaneous 29 HILTON Marshall Green Ash from Evergreen to Pierce London Plane from Kingshire east to dead end 24 HOLLYWOOD Norway Maple 35 HOOPER Miscellaneous 20 Miscellaneous 8 Miscellaneous 28 OPE HUNTERS LANE I Honey Locust from Lahser to Valley Forge 15 Norway Haple from Shenandoah east to dead end 15 INDIAN Red Oak 31 INGLESIDE Miscellaneous 29 INKSTER Pin Oak INTERSTATE 696 No:i:way Maple 18, 26 IVANHOE LANE Flowering Crab Apple 16 INDEPENDENCE 7,19, 31 J JEANETTE - EFFERY JILL Marshall Green Ash 23, 24 Schwedler Maple 26 Marshall Green Ash 25 �MASTER STREET Street ~RlJili. J CONTINUED Section J.L. HUDSON Miscellaneous 36 JOHN'Y CAKE Norway Map le 13 JORAND Miscellaneous 19 JUDSON Honey Locust 12 I K . KALONG E & w Mis ce 11 ane ous 18 KEANE Marshall Green Ash 31 KEEFER Pin Oak 32 KENSINGTON Marshall Green Ash 11 KENSINGTON COURT Miscellaneous 22 KENWYCK Sunburst Locust 16 KESH Honey Locust 11 KILDARE Miscellaneous 20 KINGSHIRE Norway Maple 24 KINGSWAY COURT Crimson King Maple 26 KINLOCH Sugar Maple 31 KINSEL Miscellaneous 29 KNOB WOODS Miscellaneous 22 KRUGER Miscellaneous 33 L LACROSSE Norway Maple 15 LAFAYETTE CIRCLE Miscellaneous 26 LAHSER Norway Maple 9, 21, 33 LAKE RAVINES Miscellaneous 30 LARGES Miscellaneous 28 LARKINS Miscellaneous 29 LARKINS COURT Miscellaneous 29 �MASTER STREET TREE PLAN CONTINUED ---L Street LARKMOOR Norway Maple 15 LATHRUP Honey Locust from 12 Mile north to dead end 12 Honey Locust from Maryland to Mount Vernon 25 Norway Maple from 10 1/2 Mile south to Silver Maple 24, 25 Norway Maple from Winora to Melrose 36 LAURA Miscellaneous 26 LAUREL VALLEY Miscellaneous 16 LAUREL VALLEY COURT Miscellaneous 16 LEDGESTONE Norway Maple 15 LEE Norway M~ple 25 LEE HEIGHTS Miscellaneous 28 LEE LANE Miscellaneous 28 LEE BAKER Miscellaneous from Northwestern south to Northwestern 26 Honey Locust from Northwestern north to Santa Barbara 26 Norway Maple from Sharon south to dead end 10 Honey Locust from Northome north 10 LEEWRIGHT Red Maple 32 LELO COURT Marshall Green Ash 2,5 LESLIE Miscellaneous 8 LEXINGTON Norway Maple 13 LINK Miscellaneous 32 LINCOLNSHIRE Sunburst Locust 16 LOCKDALE Miscellaneous 17 LOIS LANE Miscellaneous 22, 27 LONE ELM Norway Maple 11 Mis eel laneous 12 Marshall Green Ash 15 LEEMOOR . Section ONG CREST LOS PALMOS �MASTER STREET CONTINUED L Street LOUISE ~ ~ Norway Maple ~ 25 M MACAULEY Miscellaneous 34 MACBETH Miscellaneous 20 MADA l1iscel laneous 34 MADISON Norway Maple 12 MAGNOLIA London Plane from Evergreen to Stahelin 35 Norway Maple from Southfield west to dead end 35 Norway Maple from Southfield to Northwestern 36 MAHON Miscellaneous 34, 35 MAITROTT Miscellaneous 18 MAPLERIDGE Miscellaneous from 9 Mile north to Northwestern 26 Miscellaneous from 9 Mile south to Hazelhurst 35 Red Maple from 8 Mile north to dead end 35 MAPLEWOOD Mis ce 11 aneous 31 MARGATE Mis eel laneous 24 MARIMOOR Honey Locust 10 MARSHALL Honey Locust from 11 Mile to San Quentin 13 • Red Maple from Catalpa to 13 Mile MARTHA WASHINGTON Honey Locust 26 MARYLAND Honey Locust from Lathrup to Templar 25 Norway Maple from Stratford to 10 Mile 25 Honey Locust from Southfield west to dead end 26 McCALL Miscellaneous 21 McALLISTER Miscellaneous McCLUNG Norway Maple from Southfield east to dead end Marshall Green Ash 25 . 20, 29 27 �MASTER STREET Street ~ PLAN CONTINUED M Section McDONNELL Marshall Green Ash 11 MEADOWLANE Honey Locust 10 MEADOWLARK Miscellaneous 22 MEADOWOOD Miscellaneous 24 MELROSE Norway Maple from Lahser to Prescott 34 Norway Haple from Evergreen to Southfield 35 Norway Maple, from Southfield to Northwestern 36 Miscellaneous from Prescott to Evergreen 34 MERRILL Marshall Green Ash 25 MIDDLESEX Miscellaneous 23 MIDWAY Miscellaneous from Lahser to Evergreen 34 Hiscellaneous from Evergreen to Greenview 35 Honey Locust from Greenview to Southfield 35 MILLARD Miscellaneous 33 MONT~ Marshall Green Ash 15 MORRISON Norway Maple 12 MOUNT VERNON Marshall Green Ash 25, 26 MUERLAND ·Miscellaneous 20 MULBERRY Miscellaneous 219 28 MULBERRY COURT Miscellaneous 28 MULROY Miscellaneous 21 MURRAY CRESCENT Miscellaneous from Lahser to 12 Mile 10 Marshall Green Ash from 12 Hile to San Carlos 15 Miscellaneous 33 Miscellaneous from Hazelhurst to Greenview 35 Red Oak from Greenview to Southfield 35 Norway Maple 12 ·A ;.u;::i: MURWOOD NADORA �MASTER STREET TREE PLAN Street CONTINUED N NANCY Miscellaneous 32 NANTUCKET COURT Marshall Green Ash 15 NANTUCKET Marshall Green Ash 15 NEGAUNEE Marshall Green Ash 31 NEW HAMPSHIRE Marshall Green Ash from Southfield east to dead end 25 Norway Maple west of Pierce to dead end 25 Norway Maple from Maryland to George Washington 25 Norway Maple from Harden Circle west to dead end 25 Honey Locust from Southfield to Martha Washington 26 NEWPORT Miscellaneous 35 NINE MILE Kwansan Cherry NOEL Miscellaneous 26 NORBORNE Marshall Green Ash 31 NORCREST Miscellaneous 33 NORMANDALE Miscellaneous 10 NORTHBROOK COURT Marshall Green Ash 11 NORTHBROOK Marshall Green L\sh 11 NORTH CAROLINA Norway Maple 26 NORTHGATE Norway Maple 11 NORTHLAND Norway Mapla from Southfield to Rutland 36 Kwansan Cherry from 8 Mile to Northwestern 36 NEW JERSEY 25, 26, 27, 2~ 29, 30 NORTHLAND PARK CT. Norway Maple 36 NORTHOME Honey Locust 10 NORTH PARK DRIVE Kwansan Cherry 36 NORTHWESTERN HWY. Norway Map le NORWOOD N Miscellaneous & S & W • Section 7, 17, 217 22. 26 27 . �MASTER STREET TREE PLAN CONTINUED Street 0 Section OAK.CREST Pin Oak 24 OAK GLEN Miscellaneous 30 OLDHAM ROAD Miscellaneous 22 OLD STREAM CIRCLE Marshall Green Ash 11 OLD STREAM COURT Marshall Green Ash 11 OLD STREAM Marshall Green Ash 11 OLIVER Miscellaneous 28 ONYX Marshall Green Ash 23 ORCHARD GROVE Miscellaneous 20 ORLANDO Miscellaneous 34 O~~OND Miscellaneous 19 OUTWOOD Miscellaneous 30 p PARK LANE Honey Locust 12 PARSONS Red Maple 23 PAUL REVERE Honey Locust 15 PEBBLE BROOK Miscellaneous 18 PEBBLES TONE Miscellaneous 18 PEEKSKILL Miscellaneous 19 PENNSYLVANIA Marshall Green Ash from Lathrup to Greenfield 25 Honey Locust from Mount Vernon to Martha Washington 26 PHILIP Miscellaneous 26 PIERCE Norway Maple from 12 Mile to Webster 12 Norway Maple from 11 Mile to 12 Mile 13 Norway Maple from Mount Vernon to Sherfield 25, 24 Norway Maple from Melrose to Northwestern 36 Miscellaneous from Webster to 13 Mile 12 Kwansan Cherry 10 • PINETREE �MASTER STREET TREE PLAN CONTINUED p Street ~ 33 PLATTSBURG Mis ce 11 aneous PLEASANT TRAIL Norway Maple 11 PLUMBROOKE Norway Map le 27 PLUM HOLLOW Miscellaneous 28 PLUMRIDGE Miscellaneous 29 POINCIANA Red Maple 31 PONTCHARTRAIN Sunburst Locust 16 POTOMAC Norway Maple from Shenandoah east to dead end 15 Honey Locust from Lahser to Valley Forge 15 PRAIRIE Honey Locust 24 PRESCOTT Mis eel laneous 34 PRESTWICK Norway Maple 10 PROSPER Red Maple 32 PROVIDENCE Kw ans an Cherry 25, 26 R Pin Oak from 10 Mile to Filmore 23 Miscellaneous from 11 Mile south to dead end 23 RAMBLING Norway Maple 11 RANCH HILL Miscellaneous 28 RANCHWOOD Norway Map le 15 RANGEMORE Miscellaneous 30 RAVINES Miscellaneous 19 RED LEAF 12 RED MAPLE COURT Marshall Green Ash from 12 Mile to Lexington Norway Map le Red Maple RED MA.l'LE LANE Red RED RIVER Red Maple from 10 Mile to Filmore 23 Miscellaneous from 11 Mile south to dead end 23 Marshall Green Ash from 10 Mile to Northwestern 26 RACKHAM Maple 13 11 11 �MAST!a: STREET TREE PLAN CONTINUED Street R Section REDWOOD Marshall Green Ash 13 REDWOOD COURT Marshall Green Ash 13 REVERE Honey Locust 12 RICHARD Norway Maple 25 RIDGECLIFF Norway Maple 24 RINEHART Miscellaneous 17 RIVER CREST Miscellaneous 16 RIVERDALE Miscellaneous 31 RIVER HEIGHTS Miscellaneous 28 ROBERT Norway Maple 25 ROCKINGHAM Sugar Maple 29 ROCK CREEK Norway Map 1e 11 ROSELAND Marshall Green Ash 1:\ 15 ROSEMOND Miscellaneous 7 ROUGE COURT Miscellaneous 31 ROUGE CREST Miscellaneous 30 ROUGEMONT Miscellaneous 31 ROUGEWOOD Miscellaneous 31 ROXBURY Marshall Green Ash 36 RUSSELL Pin Oak 27 RUTLAND Norway Maple 25 "3(3 Norway Maple 12 RUTHERLAND N & E .§. • SAMOSET Miscellaneous 30 SAN CARLOS Marshall Green Ash 15 SAN MARINO His cellaneous 18 SAN QUENTIN Marshall Green Ash 13 �UA5_TIIB STRE.Jll TREE !LAN CONTINUED s Street SAN ROSA Section Honey Locust from Stuart to Greenfield 13 Marshall Green Ash from Spring Arbor west to dead end 13 Norway Maple from 10 Mile to Northwestern 26 Red Oak from 10 Mile to Filmore 23 Sugar Maple from Telegraph west to dead end 32 Miscellaneous from Telegraph to Berg 33 SAXTON Miscellaneous 35 SECLUDED LANE Crimson King Maple 34 SEDALIA Red Maple 31 SELKIRK Norway Maple 13 SEMINOLE Honey Locust 31 SHAGBARK Norway Maple 13 SHARIDALE Mis eel laneous 7 SHARON LANE Norway Maple 10 SHELLEY Schwedler Maple 25 SHENANDOAH Norway Maple 15 SHERFIELD Honey Locust from Lathrup to Woodvilla 24 Norway Maple from Woodvilla to Kingshire 24 SHERMAN Miscellaneous 33 SHERVILLA Honey Locust 24 SHEVINGTON Sunburst Locust 16 SHIAWASSEE Sugar Maple 31, 32 SHOREHAM Norway Maple 11 SILVERCREST Miscellaneous 35 SILVER MAPLE Red Maple 25 SIL VER SPRING Norway Maple 11 SIM1-10NS Mis eel laneous 20 SANTA BARBARA SARGENT �MASTER STREET TREE _!:LAN CONTINUED s Street • . Section SOMERSET Honey Locust 11 SOUTHFIELD ROAD Honey Locust 11 - 35 SOUTHGATE Norway Maple 11 SOUTHOME Norway Map le 10 SOUTHWOOD Red Maple 24 SPRING ARBOR Mars hall Green Ash 13 SPRING HILL LANE Norway Maple 11 SPRING HILL Norway Maple 11 SPRING LEAF Norway Maple 11 SPRING RIVER Norway Maple 11 STAHELIN Pin Oak 35 STARLANE Mis eel laneous 35 STAUNTON Miscellaneous 30 STONY CROFT Miscellaneous 21 STRATFORD Red Maple from Southfield east to dead end 25 Marshall Green Ash from Greenfield west to dead end 26 STRAWBERRY Miscellaneous 21 STREAMWOOD Miscellaneous 16 STELLAMAR Honey Locust 10 STUART Norway Maµle 13 SUNNYBROOK Norway Maple 13 SUNNYPOINT Miscellaneous 29 SUTHERLAND Red Maple from Catalpa to 12 Mile 13 Crimson King Maple from 11 Mile to Catalpa 13 Miscellaneous 20 SWANSON �MASTER STREET TREE Street · ~ CONTINUED T Section TAMARACK TRAIL Miscellaneous 27 TAMARACK CIRCLE Miscellaneous 27 TAPERT Norway Maple from Fontana to Larkmoor 15 Miscellaneous from 8 Mile to Westhampton 34 Crimson King Maple from Secluded Valley to Midway 34 TAVISTOCK Miscellaneous 16 TEACUP COURT Schwedler Maple 26 TELEGRAPH ROAD Honey Locust 8 - TEMPLAR Honey Locust 25 10 1/2 MILE Pin Oak TEN MILE Norway Maple from Evergreen to Inkster 19 - 22 Norway Maple alternating with Marshall Green Ash Evergreen to Greenfield 23, 24 THIRTEEN MILE Norway Maple 11, THORN CLIFFE Miscellaneous 30 THORNDYKE Little Leaf Linden 29 THORNWOOD Norway Maple 15 TIMBERLINE Miscellaneous 30 TIOGA Miscellaneous 29 TITUS Miscellaneous 10 Miscellaneous 15 TWELVE MILE Honey Locust 7 - 12 TWINING DRIVE Little Leaf Linden 26 TWYCKINGHAM Miscellaneous 16 TYLER Mis eel laneous 18 TULLER N & S 32 21~ 22, 24 V VALLEY CREST Miscellaneous 16 VALLEY FORGE Honey Locust 15 • �11ASTER STREET TREE PLAN CONTINUED Street V Section VALLEY VIEW Miscellaneous 28 VAN BUREN Norway Map le 31 VENTURA Norway Maple 12 VERMONT Marshall Green Ash 15 VERNON Miscellaneous 10 VICTORIA Miscellaneous 34 VIRGINIA Honey Locust 15 w ~ WAKENDON Marshall Green Ash 31 WAKEFIELD Miscellaneous 22 WALLACE Miscellaneous 34 WAYCROSS Miscellaneous 19 WAYCROSS COURT Miscellaneous 30 WAYLAND Norway Maple 15 WEBSTER Honey Locust from Greenfield west to dead end 12 Norway Maple from Southfield to Spring River 11 WENDY Honey Locust 25 WESTBROOK Norway Maple 11 WESTHAMPTON Miscellaneous from Evergreen west to dead end 34 Norway Maple from Southfield west to dead end 35 Norway Maple from Westland to Westland 36 Miscellaneous from Evergreen west to dead end 34 Norway Maple from Southfield west to dead end 35 Honey Locust east & west from Southfield to dead ends 35, 36 Miscellaneous from Evergreen west to Prescott 34 Miscellaneous from Evergreen west to Prescott 34 Norway Maple from Southfield west to dead end 35 Norway Maple from Westhampton to Rutland 36 WESTHAVEN WESTLAND • WESTOVER �MASTER STREET TREE PLAN CONTINUED w Street Section WESTPOINT Norway Maple 1.5 WILDBROOK Miscellaneous 9 WILDHERN COURT Marshall Green Ash 11 WILDHERN Norway Maple 10 WILFORD Miscellaneous 34 WILHEUI Miscellaneous 18 WILLOWICK COURT Norway Maple 10 WILLOWICK DRIVE Norway Maple 10 WILTSHIRE Honey Locust from Red Leaf to Greenfield 13 Marshall Green Ash from Red Leaf west to dead end 13 WINCHESTER Norway Maple 15 WINK Honey Locust 10 WINORA Norway Maple 36 WINTERSET Honey Locust 11 WOODBURN Miscellaneous 34 WOODCREST COURT Honey Locust 10 WOODGATE Norway Map le 11 WOODGATE LANE Crimson King Maple 11 WOODHAVEN Honey Locust 10 WOODLAND Miscellaneous 9 WOODSTOCK Marshall Green Ash 12 WOODVILLA American Hop Hornbeam 24 WOODWILL Miscellaneous 35 WREXFORD Miscellaneous 30 , �John Grace Revitalization Plan Adopted - '.\farch 21, 2022 ACKNOWLEDGEMENTS CI'IY COUNCIL & ADMINISTRATION Linnie Taylor Co11 cil r, ,· ltw Michael Mandelbaum ( lk.; J' ,;IJ 'Ill P,t ~"'111 Nancy Banks ( I Pt'/ '• 111<111 Daniel Brightwell (·, ,, l,11,t1 Llovd Crews ( ,1i11 ih' 'l Mvron Frasier ( ;1m,·i 1mm, Jason Hoskins C11,11 ·il1·w•1 Kenson Sh-er M11yor PLANNING COMl\HSSION Dr. Geralyn Stephens-Gunn ·1 , 17- •rs , Terry Croad, AICP, ASLA Anthony Martin Vi Cl i-, Jeff Spence Robert Willis Sarah Mulally t ·. ant ('itt/ Plmme1· ':, <-''t!I l Donald Culpepper Jeremy Griffis ni "'t 11 ,f f'lc ""'·' t ,, cJ ·e, • 1 ( 1 11.-ultmll SOUfHFIELD HOUSING COMMISSION l'iW £1/1 Rita Hillman Earlene Traylor Neal Adrienne Zeigler Irv Lowen berg C'i ti/ 1'1 (1.~lll'l>r Fredrick Zorn LOCKWOOD COMPANIES Dawn King City, IC, n y City of Southfield John Grace Revitalization Plan - Adopted ~!Jrrh 21. 20:.:2 '1 Gage Belko ENGINEERING DEPARTMEJ'li'T Lora Brantley-Gilbert r "'ity l'la1111er Steve Huntington Sherikia Hawkins Ci·y C'lr•rk Frederick E. Zorn Jr., CEcD City Ad:i ini,; ·a/or PLANNING DEPARMTMENT Leigh Schultz 'I' Steve Gogola (IS( '1, 1 ,.tor �CONTENTS INTRODUCTION 2 EXECUTIVE SUMMARY 3 BACKGROUND 4 History of John Grace School 4 Conte.'.\.1: 8 Demographics 9 PROJECT SIGNIFICANCE Housing 'on-Motorized Access Transit Senices APPENDICES LIST OF FIGURES (pg) AppendixB: RUDDRe,icw AppendixC: Lockwood Documents 12 AppendixD: MSHDA Guidelines 12 AppendixE: 13 59 Appendix A: Resolutions 201"'·2022 Building Permits 19 Green Infrastructure 26 Healthy Lhing 26 Senior Support Senices 27 AREAINVFSfMENTS 33 POTENTIAL FUNDING SOURCF.s 35 REDEVELOPMENT OPTIONS 40 29 Existing Conditions 40 Public Input 41 3:: 3 34 35 36 AlternatiYes 42 38 39 4C Recommendations 54 4 4, Approval Process 55 " City of Southfield John Grace Revitalization Plan - .\r:lopted • ,> • M ch 21, 2022 2 INTRODUCTION Today, most households are people living alone, both young and old; couples or sets of unrelated individuals of various ethnicities, ages, and tastes; growing numbers of elderty couples and individuals requiring less dwelling space but more living assistance; and single low-income parents struggling to support dependent children or pemaps a dependent adult. (Shaping the City: Seeking a new tel1"4)1ate for truly smart growth. By Roger K. Lewis, published April 22, 2011 , The Washington Post) As a first ring suburb of Detroit, the City of Southfield has an overabundance of big single-family homes on large lots and luxury apartments (Single family detached: 16,466 units; multifamily: 18,329 units) that do not fit changing demographic needs and desires. (2019 American Community Survey) Most of Southfield's housing values are between $100,000 $300,000 for a two-bedroom detached home property values. Roughly 69.8 percent of the homes in Southfield are between $100,000 and $300,000 and only 1.78 percent of homes in Southfield are valued above 300,000. The greatest percentage of housing values in Southfield is concentrated between $150,000 and $200,000. The City of Detroit does influence market potential in Southfield, especially in the South section of the City along Eight Mile Road , but the effect diminishes as you move north of Eight Mile Road. Detroit's underfunded public educational system, above average crime rates and poverty rates, shrinking employment opportunities, and low housing values all impact the prices of new and existing homes in Southfield. City of Southfield John Grace Re,italization Plan • Ad<>pl tl According to the Southfield Assessor, housing values have steadily increased following the postrecession low of 2013. Our 2022 Residential Assessed Values ($2,114,241,840) have increased roughly 6.78 percent above our 2008 high ($1,980,028,850), recovering 55.46 percent between 2018 through 2022 the last 5 years. The recovery has remained steady from year to year, and we have been witnessing a sellers' market with low supply, where residential values have increased an average 11.7 percent per year since 2018. The mean sales price was $241,756 and median sales price was $242,500 In the John Grace neighborhood area between January 1, 2018 and January 1, 2022. There have been no new residential Tax Tribunal appeals within the John Grace neighborhoods since the recovery beginning in 2013, down from the all-time high of 11 during the recession period between 2008 through 2011. The percentage of owner-occupied homes in the John Grace area has remained relatively level as measured by the Principle Residence Exemption (PRE) for the current year at 80.6 percent owner-occupied. M=h 21, 2022 3 �The City will also be challenged with national demographic shifts. Aging Baby Boomers were at their peak family size and peak income between 1990-2010. 77 percent of demand for new housing construction was driven by this trend (The Great Senior Sell-Off Could Cause the Next Housing Crises, by Emily Badger, published Mar. 5, 2013, The Atlantic Cities Place Matters). About 25 percent of new households prefer condos and urban townhomes (Shaping the City: Seeking a new template for truly smart growth. By Roger K. Lewis, published April 22 , 2011 , The Washington Post). Moreover, most young adults and seniors prefer living in walkable neighborhoods and sustainably designed communities characterized by diverse land uses and a broad array of civic amenities (Shaping the City: Seeking a new template for truly smart growth. By Roger K. Lewis, published April 22, 2011 , The Washington Post) . In 2020, there was around 35 million over 65 households in the U.S. Many seniors who would like to become renters will be trying to sell about 200,000 more owner-occupied homes than there will be new households entering the market to buy them. By 2030 that number could rise to 500 million. It is predicted that many of those seniors will simply give up the house and walk away (Shaping the City: Seeking a new template for truly smart growth. By Roger K. Lewis, published April 22, 2011 , The Washington Post). In 2020, the COVID-19 pandemic changed how we live, work, and socialize and we have yet to see the full economic and social impacts. With the rise of mrking from home, inflation, and housing precarity for vulnerable groups, ensuring a good quality of life in the areas that people live has become increasingly important • City of Southfield John Grace Re\italization Plan - . \d )pled The former John Grace School and Community Center, located at 2130 Indian Street, is being considered for adaptive re-use for affordable senior housing. The City, in cooperation with the Planning Department and Planning Commission , is looking at the feasibility of renovating the historic building , reconfiguring the site, and making public improvements near the subject property. In early 2022, the City began considering rezoning the property as a Residential Unit Development District (RUDD) . The RUDD option amendment to the zoning ordinance was adopted on May 30, 2019, with the aim of promoting adaptive reuse and preservation of former school buildings and sites. This is done by providing enhanced housing and recreatio, 1al opportunities and ensuring the compatibility of design and uses between neighborhood properties. The John Grace site is one of several that had been designated as possible future RUDD sites within the city. John Grace Arms, a multifamily development proposal by Lockwood Companies, is now in the review process and, if approved , would provide approximately 60 affordable housing units in addition to a 0.62-acre public park and indoor community space available for reservation . Seen as a transition from the single-family neighborhoods to the north into the more intensely developed areas along Eight Mile Road and Grand River Avenue to the south, the improvements are likely to activate continued investment from the City, businesses, and neighbors. !\Lm:h 2L 20:.!2 BACKGROUND History of John Grace School Researched and written by Mayor Kenson J. Siver The Grace Family were early settlers in Southfield and Farmington townships. However, the family's presence in America predated the Revolutionary War and had originally moved to Michigan from Massachusetts sometime before 1850. John Morris Grace was born on October 5, 1866, on Shiawassee Street in Southfield Township, the son of Darius and Laura Grace. John's only sibling , sister Olive, was 13 years older. His ear1y years were spent working on the family farm. After marrying Sarah Graham in 1888, he continued working on the farm. John's interest in farming seemed to fade after the death of his mother in 1899 and his father in 1901 . In 1902, he and wife Sarah moved to California but returned to the family farm a few years later. At some point the Graces began subdividing the family farm, selling lots for single family homes. Detroit's population had been doubling every decade. Land for housing and small businesses was cheaper in the outlying townships. The 1920 Census records John as working as a mechanic in a motor factory. He was also known to work in building and contracting. The 1930 Census lists him as retired. With proceeds from the sale of the family farm, John dabbled in real estate. He purchased property in Farmington , Livonia and Redford townships. He and Sarah were well-off in their retirement. City of Southfield John Grace Re,itaJization Plan - \dopted EXECUTIVE SUMMARY 4 As more people were settling in the southwest comer of Southfield Township, Southfield Township School District 9 needed to expand. It had outgrown the one-room, wooden schoolhouse on Beech Road, south of Nine Mile Road. District 9's boundaries were Inkster Road to the west; Telegraph Road to the east; Eight Mile to the south ; and a jagged line roughly a half mile north of Nine Mile Road for its northern boundary. Typically, township school districts encompassed three square miles in what INOUld be accessible on foot or horse back. The earliest records for District 9 date back to 1864. However, it is believed that the district was in existence before that. At the time, local school districts were governed by a threemember school board which primarily set the school budget and hired a teacher. John M. Grace donated the land on Indian Street for a new school building . In gratitude, the new school was named for him. A large photograph of John M. Grace hung in the school hallway for many years. The first section of John Grace School on Indian Street was built in 1921 . The building would be viewed as entering a new, modem era in education for the area. Built with block and brick, it consisted of two finished and two unfinished classrooms. In 1926, the second story of the school was added with four additional classrooms. At this time, John Grace became a •graded school,• meaning that the children were educated by grade levels. (Ungraded schools had children of all ages in one room.) :\!Jrd1 21, W:?2 5 �leader, counselor, coach and faculty mentor. He and his wife Ruth and daughter Nancy lived up the road from John Grace School on Indian Street. He worked extremely hard to give the neighborhood's children a very rich educational experience. John Grace School had sports teams (baseball and basketball for boys and gir1s), Cub Scouts, Boy Scouts, Gir1s Scouts and Brownies, a 4-H Club, school newspaper, glee club, drama club, safety patrol , a school library, lunch program, teen dances, etc. While this may not seem extraordinary, at that time it was. Most rural township schools did not offer much beyond the basics. Levey created more than a school; he created a community center. Under his leadership, John Grace School became the anchor of the neighborhood. Levey was a strong advocate for health education and child guidance. For a time, he served as the treasurer of the Oakland County Public Health Association. He arranged for a volunteer school nurse (a resident of the neighborhood) to serve the school. He took children to the Oakland County Free Dental Clinic in Pontiac and arranged for vaccinations for neighborhood youth. The driving force behind the further development of John Grace School was Glenn Levey (1896-1961). Born in Elsie, Michigan, a small, farming town 35 miles northeast of Lansing , Levey left the farm and enlisted in the army. He served in the 801 st Aero Squadron and was sent to the battle lines in France. At the conclusion of World War I, Levey became an educator and pursued a life of community service. He earned a BA degree from Western Michigan College and returned to Elsie for eight years as a grade schoolteacher. In 1932, Levey earned a master's degree in sociology from the University of Michigan and was hired to teach at John Grace Standard School in Southfield Township. A year later, Levey was appointed Southfield District 9 superintendent of schools. He was a teaching superintendent yet wore many other hats to keep John Grace School going and the community thriving. Besides teaching science, he was the school bus driver, newsletter editor, activities director, boy scout City of Southfield John Grace Re-.itaJization Plm1 - '\rlopted I r-. Levey held workshops for parents and conducted teacher training. He closed the school on days when State Teacher Conferences were held so his teachers could attend. He purchased professional journals for his staff. He pushed his students to go to high school and arranged for many to attend Redford Union High School. He added the ninth grade to the John Grace School to get the kids started on a high school education. To make sure kids got to school, he bought a bus. He and the custodian Alvin Westbrook served as the bus driver. And he arranged for any number of field trips for the students. d. 2022 Wrth enrollment growing, and his desire to add more programming , Levey led the effort to enlarge the school in 1942. After the addition (two classrooms and a kitchen) opened , he hired a kindergarten teacher who taught half day kindergarten and then art and music the other half of the day. The addition had stretched the school budget There was no money for landscaping, so Levey arranged for donations of topsoil, grass seed , bushes and fencing and then got volunteers to help him do the work. He even had volunteers picking the stones out of the topsoil! the small township school districts Into what became the Southfield Public Schools in 1947. He wanted Southfield to have its own high school. After consolidation he was appointed Assistant Superintendent of the new school district but continued to live at 21730 Indian Street. Glenn Levey was born in Elsie, Michigan. He served in the United States Army during World War I. He held a Bachelor of Arts degree from Western Michigan University and a Master's degree from the University of Michigan. He and his wife had one daughter, Nancy Ann. They lived up the street from the school on Indian Avenue. Glenn and Ruth were very much a part of the neighborhood. In later years, he was active in the Southfield Kiwanis Club and the Oakland County School Business Officials Association. A veteran of the First World War, Levey was very patriotic. During Wor1d War II he organized recycling drives for tin and scrap paper, sales of war bonds and was part of the local civil defense unil Levey added a civics class to the school. In the fall, he and his wife Ruth held canning bees of local fruits and vegetables to supplement the school lunch program. John Grace was, if not the only township school or one of the few around, to have a school lunch program. He organized community events including clean-up day at the school, movie nights, heavily supported the John Grace PTA and its activities. The school held concerts and neighborhood Christmas and Halloween parties. When the well went bad, he lobbied (unsuccessfully) the federal government for funds to bring Detroit water up from Eight Mile Road. He also worked with township officials to bring a city water system to the John Grace Neighborhood. In the meantime, he had the five-member John Grace School Board purchase water for the school. Levey realized that if education were to improve in Southfield Township, school consolidation had to occur. Consolidation would mean the loss of his position as Superintendent of Southfield Township District #9 and his control over John Grace School. Starting in 1942, he joined with others to consolidate City of Southfield John Grace Re,italization Plan -Adopted ~I rch 21 6 Teacher Helen Rendle succeeded him, serving as John Grace principal from 1947 to 1972. Robert Nelson served as principal from 1972-1980. Wrth the creation of the consolidated school district, John Grac.e lost its ninth grade program as ninth grade was not offered at the other former township schools. As Southfield's population grew, grades seven and eight would be inc:orporated into junior high schools. John Grace then became a K-6 elementary school. John Grace School was expanded several times after becoming part of the Southfield School District. Additions to the school were made in 1949, 1953, 1958 and 1962. The 1958 addition 2022 7 - ----·--------- -- -- - �Epilogue Glenn Levey served as Assistant Superintendent of Southfield Public Schools until his death in 1961 . In honor of his outstanding service to the community, in 1964, the new junior high school on Nine Mile Road was named in his honor. John M. Grace remained in the area after selling off the family farm. He lived at 20758 Inkster Road until his death in 1946. Wife Sarah had died in 1942. included a multipurpose room and kitchen. Enrollment at the school peaked in 1965 with 420 students. By 1980, enrollment had declined to 202 students. Due to declining enrollment in the Southfield Public Schools, John Grace School was closed in 1980. John Grace students were sent to MacArthur School. The building sat vacant for five years before the building was transferred to the City of Southfield . Driven by neighborhood activism, a community center was created with parks and rec programming, a branch library, senior citizens activities and the Southfield Career Center. As the as years passed support for these programs waned while c.osts steadily escalated. The Southfield Career Center/Michigan Works office was the last tenant in the building. The Career Center moved to the campus of Lawrence Technological University in 2018 . John Grace closed that Years. • City of Southfield John Grace Revitalization Plan - .\dopted :\l,m·h 21. io22 8 Context Location and Surrounding Uses The subject site is located in the southwestern portion of the City of Southfield, approximately 1.65 miles west of Telegraph Road and 0.12 miles north of Eight Mile Road in Section 31 of the City. for continued growth and recovery. Importantly, the MSA has experienced growth over the last six years, several of which outpaced the nation. The MSA along with the rest of the country experienced an economic contraction during the COVID-19 pandemic. Long-term economic impacts will continue through the2020 's. The immediate neighborhood consists of commercial uses, public uses, and single-family homes. Residential uses in the subject neighborhood are generally in poor to average condition. Several retail properties are located directly south of the subject site, including several automotive repair shops; Exxon gas; Southfield Family Sauna & Tub; Mulligans Pub; and other local businesses. i Commercial uses in Southfield are generally 70-80 percent occupied . Walk Score designates the subject site as "Car Dependent" with a walk score of 34 and a bike score of 39 , indicating most errands requ ire a car. The surrounding housing stock in the subject's neighborhood , consisting of single-family homes, appear to have been constructed prior to 1979 and are in poor to average condition. According to Zillow, the current median listing price for a home in the subject's zip code is approximately $137,000. Beaumont Hospital is located 0.9 miles from the subject site. If offers 330 acute care beds and a level II trauma center. Beaumont Hospital offers a large range of services including emergency medicine, family practice, internal medicine , and general surgery. I Economy The MSA was significantly affected by the national recession. Although , between 2015-2017 large employment losses were recovered in the MSA. However, the MSA has not surpassed pre-recession employment levels. The increasing presence of the healthcare/social assistance sector in the PMA bodes well City of Southfield John Grace Re,italization Plan - :\cloptcd :'llai ch 21 Figure 3: John Grace Project Site 202J 9 �Demographics From Pyramid to Pillar: A Century of Change Local, State, and National Trends on Aging The U.S. is steadily moving from a pyramid to a pillar in terms of the age-sex ratio over the next few decades (Figure 4) . There will be fewer young people, more old people. and nearty all age cohorts will be the same size . In less than two decades, older adults are projected to outnumber kids for the first time in U.S. history. 2060 1960 Already, the middle-aged outnumber children and people are living longer lives (Figure 5), but the country will reach a new milestone in 2035. at which point the U.S. Census Bureau projects that older adults will outnumber children in population size. Michigan could reach this point nearly a decade sooner if current trends continue. (Mark A. Wyckoff, Planning & Zoning News, June 2018) . People aged 65 and over are expected to number 78.0 million , while children under age 18 will number 76.4 million. I:) Higher fertility and immigration have helped stave off an aging population and the country has remained younger as a result. But those trends are changing. Americans are having fewer children and the baby boom of the 1950s and 1960s has yet to be repeated, leaving a country that is aging faster. I C K loomCI 5 IQ ts, Figure 4 : 2017 Census Age Projections Now, Boomers will expand the number of older adults as they age. Starting in 2030, when all Boomers will be older than 65, Although declining fertility plays a role, the driving force behind America's aging is the Baby Boomer generation. As one of the largest generations in the country, Boomers leave a substantial imprint on the population. They swelled the ranks of the young when they were born and then the workforce as they entered adulthood . City of Southfield John Gr ace Revitalization Plan \ i ;>led •I older Americans will make up 21 percent of the population, up from 16 percent today. By 2060, near1y one in four Americans will be 65 years or older, the number of 85-plus individuals will triple, and the country will add a half million centenarians. With this swelling number of older adults, the country could see greater demands for healthcare, in-home caregiving , and assisted living facilities. It could also affect Social Security. h i1. ~02:! 10 We proJeci three-and-a-half working-age adults for every older person eligible for Social Security in 2020. By 2060 , that number is expected to fall to two-and-a-half working-age adults for every older person. In addition to an aging population, people born in Michigan tend to stay in Michigan. In 2012 , the American Association of Retired Persons (MRP) found that 76.7 percent of Michigan residents were born in Michigan {the state of their current residence.) Only Louisiana had more at 78.7 percent. (Source: Marl< A Wyckoff, Planning & Zoning News. June 2018) Aging Workforce Data from the Bureau of Labor Statistics show that the employment-population ratio of persons aged 65 and over has risen from approximately 12 percent in the mid-1990s to over 18 percent in 2015 and 2016. •statistics from the Longitudinal Employer-Household Dynamics (LEHO) program at the Census Bureau show that not only are older persons working more, but these older workers are also earning more than in previous years• said James Spletzer, Principal Economist at the Center for Economic Studies. "Inflation-adjusted average monthly earnings of persons aged 65 and older were $4,092 in 2015 , which is substantially higher than the $2,276 statistic in 1994." This growth of average earnings of older workers is greater than the growth of average earnings of other age groups. As noted eartier, the average earnings of persons aged 65 and older exhibits 80 percent growth during that time. This growth, both in levels and in percentage terms, is substantially higher than any other age group. (Source: Erika McEntarfer, head of research for the LEHO program at the Center for Economic Studies (CESJ at the U. S Census Bureau.) City of Southfield John Grace Re,itaJization Plan - d pied •I Figure 5: 2000 Census Age Analysis As a result of the pandemic, many businesses have experienced a prolonged increase of employees leaving their jobs. otherwise known as the "Great Resignation ." This potentially means more employment opportunities available for seniors as businesses look to fill critical gaps in service. h 21 ..022 11 ----- - . �Southfield's Aging Trends The age distribution of the City's residents has been slowly changing (see Figure 6). The aging of the Baby Boomer generation greatly impacts the community's age distribution over time. This effect is seen by the increases in the 35-64 age bracket. The share of residents in the 35-64 age group is forecasted to decline significantly as the baby boomer generation advances into the 65+ group. The result of this expected shift is a population that will be more equally distributed across the age categories. The average household size in the City of Southfield has continued to shrink: 3.46 (1960) vs. 2.02 (2019 ACS 1-Year Estimates). As a result of similar national trends, for the first time in U.S. history, older adults are projected to outnumber children by 20351 Southfield already has a higher proportion of residents in the 65+ age group than Oakland County, Metro Detroit, and the State of Michigan, as seen in Figure 7. This number will only increase with time, and although this age bracket generally requires costly public services and other related care, seniors provide a community with a stable income, albeit reduced, from monthly social security payments and pensions not subject to employment variations of the regular economy. As this growth occurs, the city must adapt by providing services and housing options to meet their changing needs. Figure 6: Southfield Age Distribution, 2010-2040 35,000 30,000 ~ 25,000 ~ 20,000 l 0 t1. 1s.ooo 2010 10,000 ■ 2040 5,000 0 I 0-4 5-17 18-34 35-64 Age Group 65+ Source: US Census Bureau (2010) & SEMCOG 2040 Regional Forecast Figure 7: Retirement Population, 2019 (Ages 65+) Community Southfield Oakland County Metro Detroit Michigan 2010 18.2% 13.3% 13.3% 13.8% 2019 21.4% 17.3% 16.9% 17.7% Source: American Community Survey, 2010ANo20191-YearEstimates City of Southfield John Grace Revitalization Plan - .\dopta! :\Lrrch .u. w22 12 • PROJECT SIGNIFICANCE Housing Providing appropriate senior housing options is increasingly important as the general population ages. Fewer financial resources are available to older residents, as such, they need affordable options that are safe, attractive, and stimulating. According to MSHDA, census tract 1625, where the project site is located, is 30.6 percent housing overburdened, meaning nearly one-third of households in the census tract are experiencing unaffordable housing. Many seniors live in established neighborhoods, and some find their financial resources strained over time, leaving them to struggle to maintain their homes, or worse, to heat them or pay their mortgage at all. Other seniors choose to live in multiple-unit complexes or in assisted living facilities. According to the Sustainable Southfield Plan (adopted April 2016), the city should ensure local ordinances provide for the retention and development of a variety of housing options, including: • • • • Accessory dwelling units are converted or constructed accessory structures such as garages or small homes/sheds that can be occupied . These will be in addition to primary structures on the lot and can include "mother-in-law apartments• and "granny flats" • Assisted living is like apartment style units, but they maintain on-site services for residents, including medical assistance, food service, housekeeping, recreation , and sometimes even limited retail or bank services. In many ways, these developments provide a community within itself where residents are active but prefer some assistance due to health reasons or when family members live far away. • Institutional options are also important in the later stages of life. Most residents needing full-time care prefer not to move far distances, as this can cause mental stress and trauma. Allowing residents to stay in their home community is important when the decision is made to move to an institutional facility Independent living options include ranch-style, singlefamily detached, or attached units that are small and low in purchase price and maintenance costs. Often these developments offer community amenities, such as walking trails or fitness centers, which support the active lifestyle of early retirees. Repurpose and adaptively reuse closed and vacant school buildings and sites. Coordination between the City and the Southfield Public School administration is key to come up with appropriate and context-sensitive redevelopment plans, including housing options, for closed and vacant school buildings and sites. Apartment style units are also desired for the independence they offer but are even more affordable. In this setting , residents are often closer to local shopping and services, which can be especially helpful to residents with mobility issues or those who no longer drive. City of Southfield John Grace Revitalization Plan - \dopted :'-ldrch 21, 20:2 13 �the non-motorized network that appears in Southfield's 2019 Non-Motorized Asset Management Plan. During inventory, the facilities closest to the project site were in "Poor" or "Fair" condition , however, recent improvements along Beech Road and future improvements along Shiawassee Road will bring many of the nearby facilities up to "Good" condition . Non-Motorized Access One of the greatest health risks facing Michigan is obesity. Michig~n has the 10lh highest adult obesity rate in the nation, according to The State of Obesity: Better Policies for a Healthier America released August 2017 (Source: https;//stateofobesity.orglstates/mi). Easily accessible sidewalks and shared-use pathways will encourage seniors to use them and help them maintain active lifestyles at little or no cost. •walkable Communities - those where it is easy and safe to get around by foot- have become popular travel destinations and sought-after places to live and work ... They provide attractive sidewalks or paths designated for walking. Second, they prioritize the needs of pedestrians and make walking, bicycling, and using public transportation not only possible but also enticing and safe. Finally, places where people need to be are located within easy walking distance from one another. Currently, there is no continuous sidewalk system in place along the length of Indian Street, only directly in front of and adjacent to the John Grace property. However, City Administration is considering installing approximately 950 linear feet of sidewalks from John Grace north to Shiawassee Road and 415 linear feet of sidewalk from John Grace to Eight Mile Road . Since 2011 , over 25 miles of new sidewalks and bike paths have been added to ~e network (Figure 10). Future improvements along Shiawassee Road will include concrete re-pavement from Inkster Road to Eight Mile Road and the construction of an afoot-wide asphalt shared-use pathway along the south side of the road . 11 Design Guidelines for Active Michigan Communities, 2006 According to the City of Southfield's Non-Motorized Pathway & Public Transit Plan (adopted 3/19/2012), Indian Street has been identified as a "Neighborhood Connector Route• and Shiawassee Road 0.2 miles to the north has been designated as a "Bicycle and Pedestrian Focused Corridor". An existing paved shoulder/bike lane that intermittently ties into a 5-10 ft shareduse path is located along Shiawassee Road and connects into the City's larger non-motorized network, v.nich can be seen in Figure 8 below. Figure 9 shows an analysis of the conditions of City of Southfield John Grace ~itaJization Plan - .\d pied II I Beech Road received a heavy rehabilitation in 2021 including repaving , concrete patching, asphalt intersections, pedestrian ADA crosswalk improvements, and complete signaling updates. Some signal 1NOrk and bridge \NOrk north of Nine Mile will be completed in spring 2022. As a "Neighborhood Connector Route," the site acts a key transitional space from less dense single-family neighborhoods to the north into more intensely developed areas along Eight Mile Road and Grand River Avenue. This also means better regional connection to neighboring Farmington Hills and Redford Township. • larch 21. 2022 It 14 I ll I ----r I rtll l Ill l I - Poor c=:::, Fai r * Good Project Site T) -.......... .,,... * Figure 8: Non-motorized asset conditions, 2019 City of Southfield John Grace Re\itaJization Plan - Ad pied lat h u. 2022 15 �.'11N,1in1hl<' 'io,11/llicld 1 ~< >l ttl lfi<.·lc l t1 011-~Jo1ori,1:d Tr.in,it l .. ,, 111, 1 .1 11 11 ,, \. .. "" I f • I tl'-ifn t Figure 9: Southfield non-motorized assets, 2022 City of Southfield John Grace Re\italization Plan - dvµtrd ~l.m:h 21. 2022 16 \ 11,r;,111,1 /•/(' 'iuwh!i..ld lap !1-:t , ·I.'" l'l·<kt1ia.11 &. B1l..c l'athw;n- S111l'c 2011 \ ii""'• ,, F,, L ::-l ij - - - = ~ r. . -r L t, ~I --=' (:_ .j} I _, / I .- ,_, .-Ii· .' -· I! i .. - : .. .;- • :1__ Rn! ~ '""' Figure 10: New pedestrian and bike paths since 2011 City of Southfield John Grace Re,italization Plan - ~dopLL>d , h1rrh 21, 2022 17 �II Trails appearance, provides safer routes for bicyclists, pedestrians, and children going to school, and has been found to raise property values. Although the trails are small income generators compared to manufacturing, health services, and other large sectors of the local economy their impacts are concentrated in communities dependent on trail activity and spread to other businesses in population centers and commercial hubs of the region. Public health Is another benefit associated with the creation of a trail system . A recent study looking at Lincoln, Nebraska, revealed that the annual cost per capita for using the community's trails was $209. The per capita annual direct medical benefit was $564 , which means that every $1 investment in trails for physical activity led to $2.94 in direct medical benefit - a cost-benefit ratio of 2.94! Source: American Trails, 2011 . Economic Benefits of Trails: Outdoor recreation is a major industry that contributes greatly to the economy through the creation of jobs and generation of tax revenue. However, the benefits of trails are not purely economic. Trails and greenways have positive effects on local communities in multiple ways. • • • • • • • • Signage Exercise & Heart-Healthy Activity Tourism Events Urban Redevelopment Community Improvement Health Care Costs Jobs and Investment General Consumer Spending "Through interpretation comes understanding; through understanding comes appreciation; through appreciation comes stewardship." Wayside Companion, National Park Service Communities within close proximity to public lands with trails benefit from these green assets. Once a trail system is identified, volunteers and donations from local businesses often contribute to creating and maintaining it Coordinating the distribution of maps, signs, mar1<eting, events, and tours helps to promote the trail system and encourage spending throughout community's shops and restaurants. Often listed by prospective homeovmers as an important amenity when considering where to purchase a new home, trails attract residents and the businesses that follow. Adding a green trail networ1< enhances community City of Southfield John Grace Re, itaJization Plan - Ad~pl Wayfinding signs provide visitors, corporate citizens and residents' orientation and direction to help plan and enjoy their experience. Wayfinding signs link users to key destinations using routes appropriate for most pedestrians and bicyclists, often providing a low traffic alternate route to a major road. Signage can be customized to help establish diaracter for any given neighborhood or subarea. Wayside exhibits are a means for exploring , learning about, enjoying , and conserving your special place, neighborhood, par1< or community. They combine provocative text with vivid graphics to tell a story and encourage a visitor to think about the environment and events that happened here. • I 11 ,·h 21. 20'.?- Interpretation is more than facts or stories; it is information that builds connections between personal interests and a place, event, resource, or landscape. The result is a deeper sense of history and appreciation of place, resource, or landscape. This heightened appreciation can lead to protection and preservation of a person's special place or thing. Interpretation signs can include banner signs along trails, monuments and plaques at historic destinations, etc. Carefully planned and developed waysides can quickly draw our attention to a place or landscape. The panels reveal stories of past and present- encouraging us to think about those special places, resources and events. 18 Figure 11 : Wayside Interpretive Signage Carpenter Lake Nature Rouge River Figure 12: Typical Wayfinding & Route Signage CityofSouthfieldJohnGraceRe,itaJizationPJan -Ad pl d M rrh21 202~ 19 • �Transit Services Transit propensity is the likelihood of a bus stop to attract riders based on the characteristics of the residents in the vicinity (typically within a 0.5 mile walk to a bus route) . Transit propensity is identified by using demographic variables to determine the potential for persons living and working in areas adjacent to existing bus routes to use public transit services. A total of five demographic variables are typically selected for determining transit propensity, bus stop locations and proposed bus routing: 1. Density of persons (population density or persons per acre) 2. Density of occupied housing units with either O or 1 vehicle (housing units per acre) 3. Density of seniors (persons per acre) 4. Density of persons with mobility restrictions (persons per acre) 5. Density of households at or below the poverty level (households per acre) Figure 13: Southfield Demoaraphics Total Pooulation Population Age 65 and Older Disabled Population Total Households Households with O or 1 Car Families Below Poverty Level 2010 275 Taylor/ Telegraph/ 12 Mile: Crosstown fixed Route (operating between suburbs and connecting to main corridor routes) from Southland Center, Southgate to Woodward Ave. , Pontiac. Nearest Stop: 0.75 miles away on Beech Daly Road and Eight Mile Road 2019 Percent - 12,151 17% 15,630 20% 11 ,953 31 383 - 16% 13,791 34 836 18% 18,017 57% 20,599 59% 1,646 9% 1,659 10% Percent SoUTce: US Census Bureau, 2010, ACS 20191-Year Estimates •Total Population from US Census Bureau, 2020 • SMART currently provides four fixed routes adjacent to the project area. Several existing bus stops are located near the project area (Figures 12 and 13). 305 Grand River/ Old Redford: Crosstown fixed route from Grand River Meijer to Farmington Hills. Nearest Stop: 0.5 miles away on Grand River Avenue Number 76618' Number 71 ,739 Suburban Mobility Authority for Regional Transportation (SMART) SMART was established through Public Act (P.A.) 204 as the only regional authority for public transportation in southeast Michigan. In FY 2010 SMARrs annual ridership was approximately 12.2 million with a service area of more than 1,200 square miles. City of Southfield John Grace Re\'itaJization Plan - ,\dopted 805 Grand River/ Detroit/ Fannington Hills: Crossto'Ml fixed route from Detroit to Farmington Hills. Nearest Stop: 0.5 miles away on Grand River Avenue 375 Telegraph I Old Redford/ Amazon-Pontiac: Crosstown fixed route from Grand River Meijer to Pontiac. Nearest Stop: 0.75 miles away on Eight Mile Road The Detroit Department of Transportation (DDOT) also provides regular bus service along Eight Mile Road, connecting residents to Detroit '.llarl"h 21. 2022 20 Bus Slop Sun~;• Pnmltzcd for lmp.-o, em<:nts SJ )lltl 1fi(' l( l 0.2 - low Pnonly J..S - Mediu,n Paionl)' l>-7 - 1-1,gl, Pnonl)I LJ.l\\ Pnooty Prqc..:ts (S&l.S50) M«!aum Pnonl} Pro,<"3 (Sl.116.850) tll Kc,"AalL! 1&s r,.i. 19S&ncoo 19STruhR""'P'""I"" Hip Pnon1y l'rOJ<,..,. /S.WS. IOOJ al:ey"31b 181':w la Benet.:. 16 Tr&>h i!..'«pucic., 18 BusShell<B • t • 1 I I J _- . 1_ / • ,,,. :::: * ·' I Figure 14: Southfield Bus Stop Survey City of Southfield John Grace Re-\italization Plan -A,!opted - MJt ch 21. 202:; 21 �\l.,p ll: T1.11i-p111t,ll1011 ( )p111111 ,loltu C tan lh , 11.il11,111oa1 l'l.111 \ <1 lllilidd \I I l \l rln ul J1>h11 - - S~lUtT 17' ' J7.STl:.LE.GIW'H Figure 15: John Grace Nearby Transit Services City of Southfield John Grace Re,italization Plan - \dopted !Jrch it. 202- 22 Lockwood Management Transportation A property management representative from Lockwood Management will provide transportation services for tenants residing at John Grace Anns, which is located at 21030 Indian Street, Southfield. Lockwood Management will offer a Dial-ARide program, providing transportation services from 7 a.m. to 9 p.m. Monday through Sunday. Residents will notify Lockwood Management when they require transportation The project sponsor hopes that MSHDA will determine the Lockwood 15-passenger bus is a comparable transportation solution. It will be available 7 days per week and have the capacity to adequately serve all the tenants in the development. Lockwood's bus will allow each tenant in the development to take at least two trips during the week and weekends. services. All transportation services are free of charge. Tenants will not be charged for Lockwood's bus transportation services. The destinations provided by Lockwood Management will be located within 1O miles from John Grace Arms. Lockwood Management will entertain appointments made outside of the 10-mile destination guideline as long as they are made in advance and benefit the tenant's economic, cultural, health or social outcomes. Residents will meet at the property manager's office for pickups and drop-offs. The manager's office is located on the first floor of the former historic school (please see the attached floor plan). Additionally, upon the full occupancy of John Grace Arms, a Lockwood representative will meet with all residents to create a list of their transportation needs and locations. An existing schedule has been proposed for tenants; however, this schedule will be modified upon the input from the tenants. We will form a Resident Service Council Committee and one area of c.oncem will be transportation services to educate and notify tenants of additional SMART, TOSS and PACE transportation services. City of Southfield John Grace Re,italization Plan Ado~ •eel l\l J d121 2022 Ill C:1 : 11\ Figure 16: Lockwood Management Passenger Bus. 23 �TOSS (Transportation of Southfield Seniors) Established in 1987 and managed by the City of Southfield Parks and Recreation department, TOSS is a program that improves accessibility to the seniors in the City of Southfield by offering transportation to local doctor's appointments, grocery stores, banking facilities and other personal appointments as needed within the City. It allows Southfield seniors that do not have their own vehicles or transportation to live independently in their home or apartment. Nine vehicles (including a bus, cars, and vans) comprise the TOSS fleet. Of the nine, seven existing vehicles can accommodate wheelchairs. All TOSS drivers have CDL's (Commercial Drivers Licenses) and CPR & First Aid certificates. dedicated for grocery shopping , dining-out programs and special group requests. TOSS service hours are Mondays through Fridays from 8:00 AM until 4 :00 PM. TOSS asks that riders make reservations 2 weeks in advance but take reservations as early as 4 weeks in advance. However, the organization strives to also accommodate riders needing service on short notice. TOSS provides regular and specialized services to residents of Southfield of all age groups, from children to seniors and persons with disabilities, as well as to persons with disabilities that attend Parks and Recreation Departrrtent programs. Regular transportation services to and from medical facilities within the geographical area bounded by Fourteen Mile on the north, Eight Mile on the south, Coolidge to the east and Middlebelt to the west. A donation of $5.00 per round trip is suggested. TOSS's average cost per rider (round trip) is $29.00 considering fuel, wages, insurance, etc. , but the average donation per rider (round trip) equates to about $1.50. Funding for TOSS is provided by SMART, Community Development Block Grant (CDBG) funds, Providence Hospital, Beaumont Hospital, and ridership donations. TOSS provides approximately 9,500 round trips annually. The City of Southfield's Parks & Recreation Department, Senior Division , estimates that at least 250 people utilize TOSS regularly. Figure 17: TOSS vehicle provided by SMART. Currently, three vehicles are on the road daily (120 hours per week) for TOSS transportation to doctor's appointments and dialysis. In addition, there are 20 hours a week on average City of Southfield John GraceRe\italization Plan - ,\dopted :'\larch 21. ~022 Ride-Hailing Services Numerous private taxi companies exist in the City of Southfield. Service is generally "call ahead", although taxis can sometimes be seen and flagged down for ridership. Taxi companies are commonly headquartered in the City or nearby cities, so drivers are usually fammar with the area. 24 what their age, health, or physical ability (AARP). According to AARP, for Americans 50+ , a livable community has: • • • Affordable and appropriate housing. A variety of transportation and mobility options. Supportive community features and services. Together, they make personal independence and continued participation in the community's civic and social life possible. Figure 18: Typical private taxi Transit-Oriented Development (TOD) There are opportunities within the City at several locations to make corridors and development areas more transit friendly by adopting Transit-Oriented Development (TOD) standards for development. Future growth and redevelopment of commercial employment centers within the City should strongly consider the inclusion of a mixture of residential, commercial, and institutional uses designed to promote convenient non-motorized access to transit facilities and between residential, retail, and office uses. Ride-hailing services such as Uber or Lyft are tapping into society's growing senior population. Both companies have been creating partnerships with senior-centered facilities and organizations. While requesting rides through Uber/Lyft requires the use of a Smartphone, third-party services have been created to allow seniors to use a standard telephone to call for rides with the third-party service arranging for Uber or Lyft pick-up. In addition to taxi and Uber/Lyft services, limousine and luxury coach companies also serve the City. The scope of the project includes an integrated senior community, which promotes healthy living in a "livable community". A livable community is a place 1M1ere all residents can live and participate in their community, no matter Figure 19: SMART Bus City of Southfield John Grace Revitalization Plan - ,\dopted - ::'>lard1 21. 20~2 25 �,. Green Infrastructure TOD strategies support the City's goal to create a more livable and walkable community. TOD and transit-Oriented corridors consist of land use patterns that promote travel by transit, bicycle, walking and ridesharing , and encourage concentration of mixed-use development along transportation corridors serviced by transit. The Sustainable Southfield Plan (adopted June 20, 2016) recognizes how constructed green infrastructure techniques play an important role in our built environment: Transit service is an important component of the transportation system because it offers another transportation option for the community and increases mobility for those who are unable to drive. Public transit and non-motorized pathways increase the overall capacity of the transportation system, which supports the Plan's goal to maintain and improve the transportation system without excessive road widening . The City's efforts in improving the transit system should be focused on the most cost-effective methods to increase ridership in the existing bus systems and linking to other regional transit systems (i.e. : Proposed Woodward Light Rail Corridor). "The connection between constructed green infrastructure techniques to improved water quality, higher economic value, reduced infrastructure costs, enhanced recreational opportunities, and advanced social benefits is demonstrated through numerous comparisons. The overarching theme for achieving these benefits starts with incrementally implementing green infrastructure in highly impervious areas." Source: American Planning Association, 2009 SMART Connector The City of Southfield in partnership with SMART offers a SMART Connector Service. The SMART Connector service is a curb-to-curb bus service. Passengers will be picked up from John Grace Arms and transported to full service public bus stops and destinations. Green infrastructure should be valued for many reasons. A 2007 study oonducted by Michigan State University's Land Use Policy Institute found that residential property values directly benefit from proximity to green infrastructure in Oakland County. Nearby water resources, trail/path networks, and natural area/open spac.e all positively influenced home value. In addition , other benefits include: • • • • City of Southfield John Grace Re,itnliz.atlon Plan - .\dopt d • • • • • • • • • • Economic Benefrts Supports business attraction Helps to increase and maintain property values Provides free services such as water filtration, storm water oontrol, etc. Improves local and regional tourism ~IJ1 ch 21. ~<>22 Social Benefits Helps to build a sense of place Provides outdoor learning environments Creates recreational opportunities Improves health and wellness Environmental Provides habitat and biodiversity Reduces air, noise, and water pollution Safeguards natural and historic assets Manages storm water Helps mitigate the effects of climate change Source: Oakland County, Michigan, 2012 26 moderate and vigorous activity). Thirty minutes a day, five times a week is an easy goal to remember. The AHA recommends introducing walking into an individual's daily routine as the simplest way to improve health. However, any type of physical activity that makes you move your body and bum calories, such as climbing stairs or playing sports, will benefrt the body. Individuals should include a combination of aerobic and strength exercises in their routines. Aerobic exercises benefit your heart, such as walking , jogging, swimming , or biking. Strength and stretching exercises are best for overall stamina and flexibility. No matter what type of exercise, green spaces introduced and maintained by a community provide needed space for activity. Healthy Living Community design affects public health in a variety of ways. Air and water quality, street safety, and an individual's level of daily activity all depend on land-use and transportation policies made by local governments. The American Planning Association (APA) believes that a major connection exists between urban form and both obesity and air quality. Therefore, the APA supports compact, mixed-use development; proven to reduce obesity and smog by allowing for people to abandon their cars for alternative forms of transportation , such as walking , biking , or transit. Evidence also suggests that the incorporating adequate amounts of green space into a community can help to lower an individual's stress, promote healing, and help children concentrate in school. Green space can be utilized by residents and other visitors for recreational purposes, including exercise. The American Heart Association (AHA) suggests at least 150 minutes per week of moderate exercise or 75 minutes per week of vigorous exercise (or a oombination of Figure 20: Healthy Living Source: American Heart Association. 2012 Although many comprehensive plans inoorporate public health concerns as important secondary benefits, few plans address public health as a primary concern or major theme. Integrating public health as a major theme allows for goals and policies to be created that introduce supporting land-uses and a greater emphasis on the transportation element. Incorporating public health into a community's comprehensive Master Plan is important to ensure that future growth leads to a healthier community. City of Southfield John Grace Re,itnliz.ation P)an - .\do;,l d - M .. ~ ~1. 2022 27 �1. 2. 3. 4. 5. 6. 7. 8. Senior Support Services Several resources exist throughout Southfield to support our senior population . In addition to the provision of housing, nonmotorized access, transit services, and low impact development outlined previously, the following amenities serve to enhance the day-to-day quality of life of senior residents through City services, recreation , and employment. Donald F. Fracassi Municipal Campus The Municipal Campus offers various senior amenities including the Parks and Recreation Building, which houses an Information Desk, Senior Services offices, the Adult Recreation Center, and activity and rental spaces. The Campus also houses the Southfield Pavilion , an indoor space that hosts a variety of conferences, shows, and activities while connecting all residents to City service offices. Commission on Senior Adults (COSA) The purpose of COSA is to support the interests of seniors and assist in the resolution of senior concerns. The Commission serves as a liaison between Southfield seniors the community at large, and the City of Southfield. COSA aiso presents recommendations and information to the Mayor and City Council based on an ongoing analysis of senior adult needs, develops a master plan for senior human services, and works cooperatively with other City departments, boards, commissions, and senior support organizations. According to AARP , Southfield has a Livability Score of 53, which is above the median score . Open meetings are held monthly in the Parks & Recreation Department. Individuals may engage with COSA by applying to be a member, joining a group working towards maintaining the "Age-Friendly Community" designation (which expires in September 2022) , or attending periodic COSA-sponsored meetings and events. Senior Recreation Center (50 years and older) The City offers a variety of classes, monthly programs, and travel opportunities including: • • • • In 2017, COSA helped Southfield achieve designation as an AARP "Age-Friendly Community". COSA's overarching goal is to improve the City for current and future senior residents by enhancing livability in eight (8) categories: City of Southfield John Grace R~italization Plan ,\d,>pted • • Fitness: Walking Group, tennis, yoga, chair exercises, and weights. Healthy & Wellness Education: Mental health, cooking/dietary, disease prevention , and pain relief workshops. Social: Dominoes, bingo, bridge club, cards, Red Hat Ladies, coffee group, American Association of Retired People. Financial/Health Care Planning: Tax aid, financial education workshops, Medicare/Medicaid Assistance . Monthly Trips: Seniors Dining Out (lunch and dinner trips to restaurants), Shopping trips to area retail. Day Trips: Examples include Detroit Tigers baseball games, the Detroit Zoo, Rock & Roll Hall of Fame and House of Blues in Cleveland, Ohio, and a 4-day trip to Mackinac Island, and casino trips. March 21. w:.!2 Senior Scribe The City offers a free, bimonthly publication to keep in touch with its active adults, provide updates, and connect seniors to city resources. Rehabilitation and durable medical equipment • Wheelchairs Oxygen Diabetic testing supplies CHORE Program Services include yard work, snow removal, window and gutter cleaning as well as minor plumbing, furnace and electrical repair, painting , and carpentry. Qualified homeowners allowed $500 per year for labor costs, while the client is responsible for materials. By helping with home and yard maintenanc.e, CHORE enables homeowners to stay in their homes. Personal care needs Incontinence supplies • Assistance with Activities of Daily Living in our center and your home• PACE Southeast Michigan PACE is a multiservic.e senior amenity that provides • ... senior community members with the care, medical treatment and support they need to achieve the highest quality of life -while staying independent as long as possible. Our elder care experts offer an alternative to nursing home placement that features comprehensive, coordinated care for a senior' s medical, social and physical needs, while also providing peac.e of mind for family caregivers." Services include: Skilled home health and home care services • Wound care Patient and caregiver education Intravenous or nutrition therapy Injections Monitoring serious illness and unstable health status • Outdoor spaces & build ings Transportation Housing Social Participation Respect & social inclusion Civic participation & employment Communication & information Community & health services 28 Parks & Recreation Burgh Historical Park o Musical perforrnanc.es/concerts o Card games o Photo guild • Carpenter Lake Seminole Public Park Olde Town Park John Grace Park The improvements listed below will be part of the larger John Grace redevelopment project, which will also include an indoor community space available to the public by reservation . • Tot lot • Shaded seating • Green spac.e • Trees and landscaping • ADA-accessible pedestrian access • Removal of blighted hockey rink. Medical transportation services Non-emergency rides to health care visits • Coordinated by our transportation manager Family/ caregiver support services • Caregiver support group Respite City of Southfield John Grace Revitalization Plan .\,!opted )!Jrch 21. w22 29 �r Employment Center - Beaumont Hospital Beech Woods Park & Recreation Center The Beech Woods Par1< Master Plan, adopted in July 2021 , includes five phases of future improvements. many of which have already been rompleted , such as: Entrance plaza, ampitheater, and club house construction. Playground enhancements. Ecological restoration. Pedestrian connections. More accessible walking paths. Health and Medical • Pharmacies. Numerous pharmacies exist nearby including Beaumont Pharmacy and Walgreens. • Hospitals. Medical resources include the Beaumont Urgent Care and Beaumont Hospital and the Farmington Village Family Practice. Schools • Stuckey Center • Grand River Academy Current amenities include: • Wellness Center: cardio and strength training equipment (annual fee) • Fitness classes: Cardio and Tai Chi • Senior Sports Drop-In games: Pickleball, volleyball, and tennis Salvation Army Church and Community Center The Salvation Army provides key community services for the area and allows residents to connect with one another through community programming. C.A.R.E.S. of Fannington Hills Community. Action. Resources. Empowerment. Services. (C.A.R.E.S.) is a 501 (c)3 non-profit organization that provides support services to families or individuals in and around Farmington Hills who may not otherwise have the emotional or financial stability needed to thrive. They offer the following: • • • • • • Food Pantry: healthy food offered to over 400 families. Clothing Pantry: donations are received and offered to individuals in need Monday through Thursday and some Fridays and Saturdays. Early childcare center. Job training and hfe skills for young adults. Psychological rounsehng and spiritual renewal. Mental health support: grief support, suicide prevention, domestic violence and human trafficking counseling, and substance abuse counseling . City of Southfield John Grace R~;ta)ization Plan - . d pied • l.11lh 21 2022 30 \l .,p J\ ·111111 ....11111hlh •® ' ''l'h Ill Id \II I 0 0 0 0 0 0 (il Figure 21: Southfield Senior Assets City of Southfield John Grace Re,;taJization Plan -Adopl..:d • I,m:h 21, 2022 31 �\l.1p .\: Joh11C:1.11l· l'.11l-, Comm 111111, C'c:11tl'I l.01 .111011 < )H· n * J.,114 ( ..,.,r l".., I< lllflllfJ 4•1 ll' I\ f + " "'"' I l \l 11, , Figure 22: John Grace Area Assets City of Southfield John Grace Re,italization Plan - Adopted lll.IrC'h .ll. 2022 32 \bp (.: lh:1;1il; Rl ,1.1111a11h ,11111111 I \Ith: 11IJ0l111 c:1.1n• (.'0111111111111~ ( \ ·111t·1 ,101111 C:1~1< · Ht\ltali1a1in11 l'l.i11 I .! \I Ir llulln *,]11! 11, c:1 .11, ~n,· • I<, 1.111 .111<1 lh ,1.1 11.1111 J I \Iii, Hulh 1 R,1.111 ( lllh , , • Figure 23: John Grace Area Retail and Restaurants City of Southfield John Grace Re\itaJization Plan 1.tlopted --- llldrch 21, - 2022 33 �• Figure 25: PUBLIC Investment 2012-Present 2 12 AREA INVESTMENTS 2 Total Area Investment: j I $269,281,480 Figure 24: PRIVATE Investment 2017-Present Previous Private Projects Date 201~ 2019 2017/ 2020 2020 20172021 2022 20222023 2023 Dollar Amount Single Family Home Construction on Outwood and Wrexford Roof Replacement at Shiawassee Village Condominiums 4 (l 4 2 20192021 20192020 20192021 202~ 2021 202~ 2021 wa• Future Private Projects Dollar Amount 58,900 Other Private Investments (See Appendix E) 1,300,000 Beech Woods Par1< Enhancements 10,000,000 Beaumont Hospital Total Future Private Investment City of Southfield John Grace Re,italization Plan acl I 4 I s g 1 1 'i l I ~ooo 5 ) Olde Towne Park- Farmington Hills 124,000 Farmington Hills Wat.er Main-Villa Capri 5,116,000 Beech Woods Park 3,500,000 Nine Mile Street Repair 1,393,337 3,090,000 Water & Sewer - Lake Ravines Beech Road Rehabilitation 5,829,745 20172021 Other Public Investments (see Appendix E) 642.200 Total Previous Public Investment: 29,721,986 2022· 202-4 2023202-4 20222027 20222025 Dollar Amount Future Public Projects Farmington Hills Street Repairs and Capital Preventabve Maintenance 10,800,000 2,858,611 Beech Road Street Repair Shiawassee Road Rehabilltation ~Ft Shared-Use Path (170.000) 5-Ft Sidewalk (-40,000) Indian Street Sidewalk Construction with Ditch Enclosures Pedestrian and Transit Enhancements Great Lake Water Authority (GLWA) Water Reser\'Oirs 11,368,900 d ,pte,.t & 3 0 ! City of Detroit Pump House Date 166,701,247 sn- 2021 20222024 20222023 Total Previous Private Investment M 2 1 - I 2021 613,900 5,457,347 ,., 2,800,000 (federal) 2,100,000 630,000 Other Pnvate Investments (See Appendix E) e ,y"' 160,000,000 Beaumont Hospital Expansion Date 11fr 201 MSHDA requires at least $25 million in private investments and $25 million in public investments in the past five years in addition to a minimum of $10 million in future investment for the next five years, within a one-mile radius of the site. The following figures show that public and private investments in the area exceed these benchmarks. In addition to area-wide investments, several public investments have been made in the last ten years immediately adjacent to the site, as detailed in Figure 25. Dollar Amount Previous Projects Date Total Future Public Investment: 2,290,736 600,000 50,000 44,900,000 61,499,3-47 • I ,rh .21. 2022 34 Figure 26: Selected Neighborhood Investment Activity Areas These projects are reflected in the proceeding map along wth other area investments. Map Project ID Location Year Completed Investment Amount Public/Private Distance to Slte(mlles) Beaumont Hospital and Medical Campus 28050 Grand River Avenue, Farmington Hills 201~2022 $160,000,000 Private 0.90 2 Single Family Home Construction Outwood and Wrexford Street, Southfield 2017-2020 $630,000 Private 0.90 3 Roof Replacement - Shiawassee Village Condominiums 25337 Shiawassee, Southfield 2020 $613,900 Private 0.90 ,4 Other Private Investments See Appendix E -2017-2022 Building Permits 2017-2022 $5,457,347 Private 0.90 5 Other Private Investments See Appendix E - 2017-2022 Building Permits 2022-2023 $58,900 Private 0.90 5 Beaumont Hospital and Medical Campus 28050 Grand River Avenue, Farmington Hills $10,000,000 Private 0.90 7 Olde Towne Park Farmington Hills, between Grand River and Shiawassee 2019-2021 $124,000 Public 0.40 8 Beech Woods Recreation Center & Golf Course 22200 Beech Rd • Southfield 2019-2021 $3,500,000 Public 0.80 1 2023 9 Beech Road Rehabilitation Between 8 and 9 Mile - Southfield 2021 $4,900,000 Public 0.90 10 City of Detroit Pump House 9 Mile Road - Farmington Hills 2021 $5,829,745 Public 0.80 11 Other Public Investments See Appendix E - 2017-2022 Builcing Permits 2017-2022 $642,200 Public 0.50 12 Shiawassee Road Rehabilitation Shiawassee Road, from 8 Mile to Inkster. Southfield 2022-2024 $2,290,736 Public 0.70 13 ln<ian Street Sidewalk Construction Indian Street, from 8 Mile to Shiawassee. Southfield 2023-2024 $600,000 Public 0.50 14 Pedestrian & Trans,t Enhancements Shiawassee and 8 Mile from Inkster to Beech Daly, Southfield 2022-2027 $50,000 Public 0.10 15 Great Lakes Water Authority - Water Reservoir East Street • Southfield 2022-2025 $44,900,000 Public 0.60 Total: City of Southfield John Grace Re,italu.ation Plan - Ad >pl d r.lJ11.'h 21. 2022 $239,596,828 35 �6. Beaumont Hospital Rendering ·, Neighborhood Investments Previous Projects Future Projects John Grace Site - - * Notes II ■ There are nearly 300 verified building permits, both public and private, within 1-mile of the John Grace Site. Please see Appendix E: 2017-2022 Building Peimits for project locations. S )Utl1fi lei. Figure 27: Neighborhood Investments within 1-mile of John Grace Site City of Southfield John Grace R~italization Plan - .\dopted ;\hlrch 21. 2022 ~l.,p L:.: l't<•l'lll t , ( h111ul II\ tlw ( II\, 111! \"H * • Figure 28 : City-owned land- for adaptive reuse, infill development, or green space expansion City of Southfield John Grace Revitalization Plan - Ad,ipted .:'>l,m·h 21. 2022 37 �• meditation and enjoyment of the natural environment that Carpenter Lake provides by the public. The donation also included several conifer trees and two benches. Future improvements include a water feature at the site as well. The City plans to implement the following improvements within the next ten years: Pedestrian Improvements • Sidewalks: Install 5-feet wide sidewalk & ADA ramps along the east side of Indian Street from the subject site south to Eight Mile Road as well as north to Shiawassee Road. • Crosswalks: Install striping, signage, and possible signaling as needed to increase connectivity with the larger non-motorized network and improve safety, particularly for vulnerable residents including seniors and children. • Respite stations: Bench and trash receptacles along non-motorized paths. • Shared-Use Pathways: Expand network of shared-use pathways, paved shoulders, and bike lanes along Shiawassee Road. I - • Transit Improvements With METRO Act. funding, city-wide installation of pedestrian/!ransit enhancements at strategic locations. Improvements over the next five years include: • 188 Keywalks • 206 Pads • 211 Benches • 211 Trash receptacles • 18 Shelters Art & Sculpture Incorporate indoor and outdoor art at the subject. site. An example of a recent installation that also serves as a recreation element are the Boulders at Carpenter Lake. In 2017 , the City accepted a private donation to construct. a natural art installation consisting of a series of boulders of various materials and sizes. The space will be used for City of Southfield John Grace R~italization Plan -.\d rted Figure 29: The Boulders at Carpenter Lake , I • ·h .?I. ,;r..:.2 POTENTIAL FUNDING SOURCES The following are examples of potential funding sources that could be utilized for funding the redevelopment of the site, including storm water, park and trail improvements: the Michigan Department of Environmental Quality (MDEQ) or the Michigan Economic Growth Authority (MEGA) for approval. AARP Community Challenge Grant Municipal governments and non-profits are eligible to apply for the AARP Community Challenge Grant, the goal of which is to •make communities more fivable for all ages.• Approved projects include: mobility, transportation and pedestrianaccessible routes; creating vibrant public places; increasing affordable and accessible housing options; and other community improvements. The grant's parameters contain no distinct. funding requirements but instead encourage local creativity, pedestrian accessibility and community engagement. Brownfield Funding The City of Southfield is oonsidered a Quafified Local Unit of Government or "Core Community" for the purposes of the Brownfield Redevelopment Financing Ad (Ad 381 ). As such, brownfield projects that are included within a Brownfield Plan can capture local tax increment revenues for reimbursement of eligible activities including infrastructure improvements on the property or in some cases on other property that provided a benefit to the brownfield property. Brownfield properties are properties that are contaminated, fundionally obsolete, or blighted as defined in Ad 381. In addition to the local tax incremenl the State school taxes may also be captured. In order to capture the State taxes, an Ad 381 Work Plan must be prepared and submitted to either City ofSoutbfieldJohn Grace Re,ital izationPlan I,, d .l Improvements eligible for tax increment financing (TIF) at the local level may include improvements on the brownfield property. A requirement to obtain approval from the State for capture of the State taxes is that the improvement be to public infrastructure. The State typically views public infrastructure as infrastructure that is accessible to the public and generally owned , operated , and maintained by a municipal entity. For the purposes of storm water management, this could include installation of larger stomi water sewers, improvements or enlargement of existing storm water detention/retention ponds, or creation of new storm water detention/retention ponds. The State has been reluctant to approve capture of the State taxes for storm water improvement unless there is an environmental reason why stomi water cannot be managed on the brownfield property. However, capture of the local taxes only requires approval at the City level and there is greater flexibility in how the local taxes increment revenues can be applied . Community Development Block Grant (CDBG) The City of Southfield receives Community Development Block Grant (CDBG) funds annually from the U.S. Department of Housing and Urban Development (HUD) based on a fomiula allocation. The CDBG has been in existence since 1974 authorized by Title I of the Housing and Community Development Ad. J-21 _ 2_ 39 �Additionally, LMB, in partnership with MRP, administers the Bike Wave Program through the Community Change Grant from General Motors. The program is available to any Michigan municipality who is seeking resources to make their roads more accessible and pedestrian friendly by providing temporary bike lane delineators and curb extensions that allow cities to test pedestrian-friendly infrastructure before installation. The CDBG program allows the City of Southfield to develop and implement activities and projects that are uniquely suited and beneficial to Southfield residents within the framework of federal guidelines. The purpose of the funding is to develop viable urban communities by providing decent housing and a suitable living environment and by expanding economic opportunities, principally for persons of low and moderate income. With CDBG funds, the City will be able to deliver additional sidewalks and ADA compliant curb cuts to improve ac:cessibility. METRO Act Funding Funds from the Metropolitan Extension Telecommunications Rights-of-Way Oversight (METRO) Act can be allocated towards improving transit and pedestrian amenities in the right-of-way. These funds are part of the current city budget Per the Department of Housing and Urban Development, each activity funded with CDBG funds must meet one of the three national objectives: • • • Benefit persons of low and moderate income Aid in the prevention or elimination of slums or blight Resolve an urgent need; serious and immediate threat to health and welfare of the community 'Nhere other financial resources are not available. Each year the Housing Department hosts informational meetings for the public to gain infonnation on the CDBG program. Technical assistance is available to agencies for help preparing their applications. Source: City of Southfield Housing Department, 2018 Michigan Community Revitalization Program (MCRP) The MCRP is an incentive program available from the Michigan Strategic Fund (MSF), in cooperation with the Michigan Economic Development Corporation (MEDC), designed to promote community revitalization that will accelerate private investment in areas of historical disinvestment; contribute to Michigan's reinvention as a vital, job generating state; foster redevelopment of functionally obsolete or historic properties; reduce blight; and protect the natural resources of this state. The program is designed to provide grants, loans, or other economic assistance for eleigible investment projects in Michigan and is available to Southfield as a Redevelopment Ready Community. League of Michigan Bicyclists Micro-Grant & Bike Wave Community Change Grant The LMB Micro-Grant Program provides financial assistance to support the implementation of creative projects that promote bicycling and the safety of bicyclists on Michigan roadways. The Micro-Grants are designed to encourage new ideas and smaller groups with a funding opportunity that is the right frt. City of Southfield John Grace RC\.italization Plan - :\ilopted . larc.-h 21 :?02:! Plan (QAP). The OAP is required to set forth selection criteria used to determine housing priorities appropriate to local conditions in Michigan. Michigan Natural Resources Trust Fund The following are key criteria within the QAP and other related policies that have a direct correlation to creating and/or preserving affordable housing and allowing lower income residents to live in areas of greater opportunity: 1. Proximity to Transportation 2. Proximity to Amenities 3. Education, Health and Well-Being, Economic Security, and Jobs, Goods, and Services 4. Developments located within an Opportunity Zone and/or a Rising Tide Community 5. Developments near Downtowns/Corridors 6. Developments near an Employment Center 7. Neighborhood Investment Activity Areas 8. Affordable/Mar1<et Rent Differential 9. Mixed Income Development 10. Rural Set-Aside Figure 30: Carpenter Lake Nature Preserve The Michigan Natural Resources Trust Fund (MNRTF), in place since 1976, provides financial assistance to local governments and the Department of Natural Resources (DNR) to purchase land or rights in land for public recreation or protection of land because of its environmental importance or its scenic beauty. It also assists in the appropriate development of land for public outdoor recreation , trails and water trails. Additional information can be found at: http://www.michigan.gov/dnr/ • Michigan State Housing Development Authority (MSHDA) Low-Income Housing Tax Credit Program The Low-Income Housing Tax Credit (LIHTC) program offers a financial incentive to construct, rehabilitate, and operate rental housing for low-income tenants. Under federal law, UHTC is required to be allocated according to a Qualified Allocation Ci • • of Southfield John Grace Re,italization Plan -Adopted The OAP has a heavy emphasis on location because strong locations have significant benefits for residents. Among these benefits are the potential for enhanced quality of life, proximity to employment, and reduced transportation costs associated with living in walkable areas. Residents desire to live and wor1< in locations where there is a high quality of life and 'Nhere there are a multitude of opportunities to continue to better their current situation. Residents that need affordable housing are no different in 'Nhat they desire, and affordable housing should be no different in what it offers them. It is for these reasons that the QAP intentionally focuses on areas of opportunity. . lard1 21 :!022 41 �Additional MSHDA / LIHTC Considerations Points will be awarded for projects that include: • Rezoning documentation, dated within one year of the application due date on official letterhead identifying the address of the project, the property's current zoning designation and an explanation of whether or not the project is permitted under the zoning ordinance. If the project is not currently properly zoned , what, if any, steps are in process to obtain proper zoning for the proposed project. • Evidence that the proposed site has received site plan approval. Required submission of a letter from the local governing body indicating that the relevant board or commission of the local governing body has reviewed the proposal , including the level of rehabilitation work to be completed , the site, and that no further plan approvals or reviews are necessary, other than on the staff level. • A signed letter or resolution from the local government dated within 60-days of the application due date that identifies, supports and outlines the significance of the proposed project, including the identification of this Revitalization Plan. Land & Water Conservation Fund Any unit of government, including Native American tribes, school districts, or any combination of units in which authority is legally constituted to provide recreation with a Michigan Department of Natural Resources and Environment (DNRE)approved community five-year recreation plan is eligible to apply for project funding through the Federal Land and Water Conservation Fund (LWCF). Applications are evaluated by the DNRE using four criteria: project need, applicant history, site and project quality, and alignment with the state's recreation plan. In 201 o, the fourth criterion is how well a project aligns with City of Southfield John Grace Reloitaliza.tion Plan - Adopted Source: Michigan Department of Natural Resources, 2011 Revitalization and Placemaking (RAP) Program American Rescue Plan (ARP) The State of Michigan is deploying federal ARP funding to communities to address the economic impacts of the COVID19 pandemic. RAP will provide real estate and redevelopment gap financing for the rehabilitation of vacant, blighted, or underutilized historic structures. The grants aim to support permanent place-based solutions associated with traditional downtowns, social zones, and public spaces. Stom, Water Utility Fee More than 400 cities, towns and utility districts nationwide utilize parcel-based storm water billing practices that charge property owners storm water fees based entirely or in part on the amount of impervious area on their property. Some have provisions for property oYJners to reduce their storm water fee through reductions of impervious surfaces or installation of BMPs to manage runoff on-site. This incentive reduces storm water runoff into municipal sewers and local waterways, thus reducing the costs for the city or utility district. The City of Ann l\l rrh 21 • .!022 Arbor recently adopted a storm water utility fee that follows this model. Some cities. including Philadelphia, create incentives to reduce runoff by discounting future storm water fees. This incentive creates an opportunity for private third parties to invest in storm water retrofits. Like how financings for energy efficiency retrofrt projects have been structured, a portion of future storm water fee savings can be utilized for lender or project financier repayment Challenges to private financing of storm water retrofits exist but this type of financing is emerging as cities nationwide are seeking cost-effective alternatives that leverage private dollars to complement necessary public investments in storm water infrastructure. Transportation Alternatives Program (TAP) The Transportation Alternatives Program (TAP) is a competitive grant that seeks to enhance intermodal and pedestrian-oriented transportation. This federally-funded grant was created under the Moving Ahead for Progress in the 21st Century Act (MAP-21) of July 2012. Funds are allocated to State governments, and then again allocated into State transportation agencies, such as the Michigan Department of Transportation, and local metropolitan planning organizations, such as the Southeast Michigan Council of Governments. Local govemments and organizations can apply for the TAP Grant and must submit a budget with a minimum of 20% nonfederal funding sources. lnterrnodal and pedestrian-oriented transportation options and designs that the TAP Grant are awarded to include pedestrian , biking, and shared-use pathways; safe routes for non-drivers; rails to trails programs; historic preservation; scenic viewpoints; and vegetation control. Improving City and regional pedestrian connectivity, especially in accordance with existing regional plans, remains a top goal for TAP Grant coordinators. City of Southfield John Grace Re,italiza.tion Plan -AdoptE.d Michigan's Statewide Comprehensive Outdoor Recreation Plan and is cumulative among the following categories: trails, community outdoor recreation , green technology in outdoor recreation , universal access or coordination and cooperation among recreation providers. This criterion was developed based on the 2008-2012 Michigan Statewide Comprehensive Outdoor Recreation Plan (SCORP). At least 50% of the total project cost in local match is required from local government applicants. The DNRE makes recommendations to the National Park Service (NPS) on which applications to fund and NPS grants final approval. Applications are accepted annually. In 2011 , the minimum grant award was $30 ,000 and the maximum was $100,000.\ 42 REDEVELOPMENT OPTIONS Existing Conditions Zoned (R-1) Single Family Residential Allowable Uses Permitted Outright o Single Family homes o Farms o Accessory buildings o Family childcare homes Permitted with Special Land Use Approval o Public & private schools o Publicly owned buildings o Parks & recreation areas o Community buildings, country clubs, fraternal lodges, or similar o Indoor recreational facilities o Churches, synagogues, mosques, cerneterie:s o Group childcare homes Residential Unit Development District (RUDD) Option Wrth underlying (RM) Multifamily Residential Zoning o Apartment homes o Affordable senior housing o Community spaces o Parks and recreation areas Land Use Considerations In reviewing the most recent proposed development plan for adaptive reuse, the character of existing and future land use of the site, as described in Sustainable Southfield, is being considered . 1'! rch .21. 2022 43 �Current Use Moderate Density Single-family Residential: This designation is intended to accommodate single-family residential development on lots that are smaller than half an acre. Lot sizes can range from 7,500 sq . ft. up to 20 ,000 sq. ft and corresponds generally with the R-A, R-T and R-1 through R-4 zoning districts. Development here contributes to the goal of providing a larger variety of single-family housing types and price ranges to accommodate residents in all stages of life. The higher density single-family residential development allows for increased walkability and pedestrian connections to nearby commercial, institutional, and civic uses. Invited. It should be noted that the neighborhood has a high percentage of rental homes. Nineteen residents attended , seven residents called to say they were in support but due to COVID preferred to stay home, and two residents emailed their support. A summary of the meeting is as follows. A history of the school was distributed along with the proposed adaptive reuse plan. A short PowerPoint was presented that included an aerial view of the site and summarized the proposed community uses of the building for residents of John Grace Arms and the greater community, the one-acre proposed neighborhood park, future Southfield Parks & Rec programming, as well as future public works projects for the area. Potential Future Use Low Density Multiple-family Residential: Intended land uses within Low Density Multiple-family Residential areas include attached single-family buildings, duplexes or low density multiple-family developments. This includes townhouses, attached condominiums, apartments and senior housing developments under two stories. Developments here should include high-quality design that emphasizes pedestrian connections with surrounding uses, provides alternative housing options, and act as a buffer between single-family neighborhoods and higher intensity uses. Overall , the meeting was very positive; however, some concerns and questions were raised regarding : • • • • • Traffic. Factories and business operations. Lack of gardens and a dog park in the proposal. Possible negative impact on property values. Issues with other apartment complexes. Public Input City staff responded to those questions and concerns. John Grace Neighborhood Meeting Traffic It was pointed out that on average only 40 percent of residents in subsidized senior buildings have automobiles. Further, van transportation wiU be provided to residents of John Grace Arms. On Wednesday, December 8, 2021 , at the Beech Woods Recreation Center, over 100 households were invited within a 350-foot radius of the school to attend a public meeting regarding the conversion of John Grac.e School in to subsidized senior apartments. In addition, longtime residents who live outside the radius but were active in the John Grace Neighborhood and the former community center were also City of Southfield J olm Grace Revital izatlon Plan - •\dopted March 21 Factories and Business Operations It was explained that the factories on the edge of the neighborhood existed long before the current residents moved to John Grace and are not near the John Grace building and not related to the proposal for senior housing. The city has addressed issues with the factories when necessary. It was noted that the Southfield Non-Profit Housing Corporation is a not-for-profit entity. It provides much needed safe senior housing with a host of services. There are many home rental companies operating in the neighborhood as well. Gardens and Dog Park It was noted that gardens and music offerings to residents could be included. Additionally, a dog park could be part of the pocket park within the proposal. Property Values It was explained that there is no correlation between senior housing and reduction in property values. In fact, a significant investment in the neighborhood would improve property values. Further, a large vacant building in the neighborhood does not contribute to improving property values. It was also noted that in the past five years property values have improved by $100 per square foot between Eight Mile and Nine Mile roads and residents were supportive of seeing the removal of the unused hockey rink. 2022 Alternatives Option 1 Demolition of existing John Grace building and development of the land under current zoning - single-family residential. Maximum lots: 7-9 single family lots (total parcel width 696 ft I minimum lot width of 70 ft) Parking required : 18 spaces (2 spaces / lot) Land Area required : 81 ,000 SF (9,000 SF / lot) Other Apartment Complexes One resident maintained that McDonnell Towers, River Park Place and Woodridge were horrible places and poorly managed . When asked if she had been in them, she admitted she had nol She was invited to tour the Southfield NonProfit's senior apartment buildings. Another resident noted that Woodridge and other non-profrt properties were not in neighborhoods. City of Southfield John Grace Re,italization Plan .-\dopltd 44 :',larch 21. 20:.!2 or Reserve Tot Lot Figure 31: Option 1 45 �Option 2 + 3 Adaptive reuse of the existing building. expansion. and addition of a public park and community space. Option 2 Renovation of existing John Grace building. RUDD Fourteen (14) one-bedroom and four (4) two-bedroom units of senior housing Parking required: 11 spaces (,5 spaces / unit+ 1 / employee (2)) Land Area required: 0.62 acres (1 ,500 SF/ unit= 27,000 SF.) John Grace Arms Senior Housing RUDD and site plan currently under review, plans attached. Fifty-one (51) one-bedroom and nine (9) two-bedroom units Total Total Total Total Option 3 Construction of an addition to the south of the building. Additional Considerations The proposed RUDD development includes indoor community gathering space available to residents for reservation. The development also includes a public park with a tot lot, shaded seating , green space, trees, a dog park, and dog run. In keeping with the historical architectural features of the existing building, the new add ition will inoorporate quality materials and appropriate glazing ratios so as not to disrupt the character of the surround ing neighborhood. RUDD Thirty-seven (37) one-bedroom and five (5) two-bedroom units of senior housing Parking required: 21 spaces (.5 spaces / unit) Land Area required: 1.45 acres (1 ,500 SF/ unit= 63,000 SF.) Cityof outhfieldJohnGraceRe,;taJizationPlan - \d pted Parking Required: 32 spaces Parking Proposed: 62 spaces Land Area Required:2.07 acres Land Area Available:4.62 acres I rlh:21 _ 22 Figure 32: Option 2 + 3 - John Grace Arms Senior Housing - Site Plan 51 One-Bedroom Units 9 Two-bedroom Units 62 Parking Spaces Public Par1c, induding: Playground, Green Space, and Pedestrian Circuat100 City of Southfield John Grace Re,italization Plan -Ad pt 47 �Figure 33 : John Grace Anns Senior Housing - Landscape Plan City of Southfield Jolm Grace R~italization Plan - .\d pt d . 1.ir h .!J. 2022 Figure 34: John Grace Anns Senior Housing - Parking and Pedestrian Circulation ---r-i ~ II A~~~==----=---.-......:..:,--------!!'-:-==c-==,-.-,--~--=,=;===~~~===~=,=~=,.., - -- .__. , - - - - - , -. I ~[•J I i I i I --------' ~ II 0 City of Southfield John Grace Re,italization Plan - . dopt Ll 0 :\ldrch 2L 2022 0 o il· ·•I ~ 49 �Figures 35: John Grace Arms Senior Housing - Floorplans for Renovation of Existing Building (Above) First Floor (Below) Second Floor !ifil.L l7SHl'nl 700U II First floor "Community" space available to the public on a reservation basis. 4Ultl 2Slt,&H 200 Ll City of Southfield John Grace Rm-italiz.ation Pinn -Ad pted i\far h .?I. 2022 50 Figures 36: John Grace Arms Senior Housing - Floorplans for Addition First Floor (Left) Second Floor (Right) l ,~ ...,.J ' - City of Southfield John Grace RmitaJiz.ation Plan -Ad >pl •d - - - -- - M ch 21 2022 - -~ 51 ~. �Figure 37: John Grace Arms Senior Housing - Standard Units (Above) Barrier-Free Units (Below) ~{] _,. . - •r o.;::;- ... {] -==- ... i L.. OOUBLfUI IT 896SF SNGlE UNIT 678Sf Cit:y of Southfield John Gr ace Re,ita1ization Plan - .\dopted MJrrh 21. 20:!2 52 Figure 38: John Grace Anns Senior Housing - Elevation Studies WEST STUDY SOUTH STUDY I 0 1:1 EAST STUDY NORTH STUDY W1111 1.'lllllllli:mlU • City of Southfield John Grace Re,italization Plan - \dopLed M,uch 21. 2022 53 �. Figure 39: John Grace Anns Senior Housing - Elevation Studies, Addition Only City of Southfield John Grace Re\itaJization Plan -Adopted M.11 h .21. 2022 54 Figure 40: John Grace Anns Senior Housing - Perspectives VIEW LOO NG EAST f 0.'tl INOIAfl ST SOUTli-EAST CO HER Of LOT City of Southfield John Grace Re,italization Plan - Adopted hlrd1 .21. 2022 55 �Recommendations To maximize community benefit from the proposed project, we recommend the following elements be included in the revised site plan. Public Art Southfield has a long history with the arts and is committed to preserving and enhancing its network of public art features. These features can be sculptural or landscape-oriented and can be of a variety of sizes and materials. Art will need approval from the Southfield Arts Commission . Refer to Southfield's Public Arts Guide, 2017. Resident Enhancements Incorporating a covered drop-off and pick-up area as well as an outdoor patio with shading structure would enhance the resident experience and provide additional height and mass variation to the proposal. The provision of seating trash receptacle(s) and qrill(s) would further increase outdoor activity. Additionally, a small, enclosed dog park/dog run should be Included in the overall park plan. Figure 41: Typical enclosed dog park Public Enhancements The plan should also provide for the extension of the public sidewalk along Indian Street north to Shiawassee Road and south to Eight Mile Road. This would provide a critical connection to retail areas as well as enhance the City's nonmotorized network The indoor community space will be available to the public by reservation. Figure 42: Public art examples - City Hall (left) Beech Woods Park (right) Park Enhancements Include the preservation of a one.acre park for both residential and neighborhood use that has ADA-accessible circular walking paths, benches , trash receptacle, tot-lot, open green space, a small shade structure, and trees. City of Southfield John Grace Re,italization Plan - Adopted MJrch 21. 2022 Approval Process Actions Required The Planning Commission will need to recommend the creation of a Residential Unit Development District (RUDD) before or concurrently with the review of the RUDD application and site plan . February 23 The Planning Commission holds a Public Hearing to discuss the creation of an RUDD and made Favorable Recommendation to Council March 1 The Housing Commission approved the John Grace Revitalization Plan March 7 Council Study Session on proposed RUDD March 9 The Planning Commission discusses the John Grace Revitalization Plan at a study meeting. March 14 The Council holds a Public Hearing on RUDD. Approves RUDD and introduces Ordinance. Reviews John Grace Revitalization Plan. • Figure 43: Public participation flyer March 16 The Planning Commission holds a Public Hearing at 6:30 P.M. in the Council Chambers. The Planning Commission considers the John Grace Revitalization Plan. After the hearing, the Planning Commission makes a report and recommendation to the City Council. City ofSout:hfield J ohn Grace Re,italization Plan - .\dopteu ~litreh 21. March 21 The City Council approves the John Grace Revitalization Plan and enacts the RUDD for John Grace. Final Review of RUDD Agreement, including final site plan review, by the City Attorney and City Planner prior to execution by Mayor and City Cieri<. 2022 57 �Sources City of Southfield A Market Feasibility Study of: John Grace School by Novogradac & Company LLP , July 9, 2018 "Older People Working Longer, Earning More• by Erika McEntareer, Center for Economic Studies (CES) , US Census Bureau, April 2018 "The U.S. Joins Other Countries With Large Aging Populations•, by Johnathan Vespa , US Census Bureau's Population Division, March 2018 "Uber, butfor Grandma•, by Tanya Snyder, Politico, 9/27/17 https:/MMNJ.politico.com/agendalstory/2017 /09127 /transportationfor-the-aqing-population-000531 Sustainable Southfield Master Plan (adopted 6/20/16, as amended) Lockwood Companies Miscellaneous Michigan State Housing Development Authority (MSHDA) LowIncome Housing Tax Credit Program Qualified Allocation Plan (OAP) L'\PlanningVohn Grace Revitalization Plan\2022 Update City of Southfield John Grace Revitalization Plan - .\dopted • I ch 21. 2022 58 APPENDICES Appendix A: Resolution Discussions and actions by various board and commissions. Appendix B: RUDD Review Preliminary review of the John Grace Arms proposal for compliance with the zoning code and RUDD standards. Appendix C: Lockwood Documents Narrative of senior amenities. Narrative of transportation services. Appendix D: MSHDA Guidelines Guidelines for funding approval. Appendix E: 2017-2022 Building Permits All public and private permits in the last five years; permits within one mile of the site are highlighted. City of Southfield John Grace Re,italization Plan - \ I pt M ch 21 - ~- 59 �Appendix A: Resolutions consisting of35 one-bedroom apartments and 5 two-bedroom apartments. apartments REGULAR MEETING OF THE SOUTHFIELD HOUSING COMMISSION Motion by Lora Brantley-Gilbert and Supported by E'toile O'Rear-Libertt Minutes March I. 2022 - Reconunendation Resolved the Southfield Housing Commission suppo1ts and endorses the John Grace Revitalization Plan as presented. Motion passed unanimously. The meeting of the Southfield Housing Commission convened at 5:00 p.m in the City of Southfield Council Study Room 26000 Evergreen road, Southfield, Michigan. Present was Commissioners: Vicki Bayne-Perry, Lora Brantley-Gilbert, Etoile Brantley-Gilbert Excused was Commissioner Earlene Traylor-Neal Also present: Sherry Veal, Executive Director, Southfield Housing Commission~Frederick Zorn, City Administrator, City of Southfield, Mayor Kenson Siver, City of Southfield; Janay Eisenmenger, Director of Acquisitions, Lockwood Companies Frederick Zorn, City Administrator, City of Southfield. Mayor Kenson Siver, City of Southfield; Janay Eisenmenger, Director of Acquisitions, Lockwood Companies Presented the John Grace Revitalization Plan which outlines the proposal to convert the hist01ic vacant John Grace School into a Senior residential community of 60 units. The plan calls for the former elementary school to be converted to 14 onebedroom apartments and 4 two-bedroom apartments with the both the original library and gymnasium to be used as community spaces and the addition ofa two-story structure City of Southfield John Grace R1nita1iza.tion Plan -Adopted .Marrh .11. :!02:! 60 CITY PL°'~R'S RECOMME~ATIO_ FOR PLA.~JNG COMMISSIO_ ~larch 16, 2022 Proposed Amendment to the Sustainablt1 South.field ComprehensiYe Master Plan to incorporate the John Grace Re,italization Plan as a Subarea of the Sustainable Southfield Comp.rehensi,,-e Master Plan in accordance with Article 4, Section 5.59, Comprehensive::\iasterPlanProcedure, Chapter 45, Zoning, of Title V. Zoning and Planning of the Code of the City of Southfield, and the Michigan Planning Enabling Act, Public Act 33 of, as follcnn: • Amend the Sustainable South.field ComprehcnsiYe Master Plan to incorporate the John Grace Revitalization Plan as a Subarea of the Sustainable Southfield ComprehensiYe :\.faster Plan_ This amendment is specifically intended to be used to promote adaptiYe re-use of the John Grace School for affordable senior housing, as part of the Sustainable Southfield CompreheruiYe Master Plan. The Planning Department recommends FA\'ORABLE CONSIDERATION of the proposed Amendment to the Sustainable Southfield ComprehensiYe Master Plan to incorporate the John Grace Re,italization Plan as a Subarea of the Sustainable Southfield Comprehcnsn·e Master Plan and recommends adoption of the attached draft Amendment for the following reasons: 1. The amendment, as prepared by the City of South.field Planning Department, the City of Southfield Planning Com.mission and residents, has been thoroughly studied by the Planning Commission at their Planning Commission Study :M:eetings and Regular Meeting. 2. The amendment will serve to promote the adaptiYe re-use of the John Grace School for affordable senior housing and amenities as proposed in the Plan and makes public improvements near the subject site. The Plan provides for 60 affordable housing units in addition to a ~ public park and indoor community space anilable for resen--ation. The plan will provide for the transition from the single-family neighborhoods to the north into the more intensely deYeloped areas along W Eight ¼le Road and Grand Rn-er AYenue to the south. The imprm·ements will likely actiYate continued inYestment from the City, businesses and neighbors 3. The amendment will proYide an additional tool in the City's redevelopment tool box.. City of Southfield John Grace Re,1talization Plan - AJople,l ~ldrch 21. :20:22 61 �cm· OF SOl"Il!Jlll I') <ITYOr ornrnn o Rr,or 1,10, or \OOPTm, RI QLl:UQ'- OF IDQPTIQ'- 1021.81 ~ A\'ES. ~ Bnghrwcll, fra..,er, Hosl:lm. Mandelbaum. and Ta)10r XAYS c'lone ABSENT Cmn ,\ Yt B ,a:,. 0 11 . 1"1<11 fr ,c, 11_, lu , ~Lu,,lclb u :--'.\Y'> :\ . .c All L:-- 1 \.1< R,;~ k n113J l,;rut ? 1.d ~ I.II •. " 6~1 RESOL\'IJ> : TbJt lhe Amendmml to the Su.t1inlble Southfield Comprdlcn.lt-e ~laster Pbn 10 me!~ tbr John~ Renuhz.1t1on Plan supplmieru, Draft d.11ed M.vcb 11 1022. a. :i.mmekd. in accordance w1tb Article-I . Section 5.59, C~cwt-e '.\las1cr Pim Procedure, Cbapfer-15, Zorung ofTule \'. ZOtlllll! :ind Pl:inning oftbe Code oftbe City of Southfield. and the M1cbigan Pbnning .En.lbli.o!! Act Public Act 33 of 2008 be approYed for the re.i.sOII.S set fo1th m tilt Cn:y p ~·s r«ommmd.111011; Le F.•1 '- . !c f lllllll~ 10 a• 11 '-'" iJ dun ~'.1«•. '> :,!· <II • iJ ti.Ill • •d•~rc,I . i <1•11lirid l" · l ktl (I ,i.> h<t:b · ~en . , , rrh: i «,~,n P.cr11I ll ( oun ... I. lc:cfH ~ tit! ,'fl~ ii:1 .1 l OIUII} ,,p: l by th: ~ .!1 . 1 The awcndmalt u prepared by the Ciry of Soutbfiel-1 Plamung Dey=i. the Cny of Sourhfie!d Pl.3nning Commmioo and r~<klm. h3s bttn thoroughly srudled by the PlanDulg CO!lllllls,:on al !bru Pl.lnmng Cotllllll»1on Study Mectulgs and Rtgular MCC'tlng, .!60 :.:lu . 'lll Toe ammdm011 mil sm-e to prcmote Ille ad.lpt11.-e re-use of the John Ctr3ce School for aff'ordable SClllOI bousmg and = u ~ as p r ~ Ill !ht P!Jn :ind lll.'11.:~ public impro\'ffllen!S o~ tilt subject sue Toe Pl:iJl pro1.1d6 for 60 affordable housmg IID11i Ill addmoo 10 a 6~-acre public pall.: and mdoor COlllllllllllty space a\'a!Llble for rtsa--:i 100. Tot plao \\1ll pro\'Jdt for the tr.lDSllioo frolll tilt single-funily noghborboods to tht nonb wto !he more mlell.Sdy ck,'tloped areas aJooi \\' Eight '.\Wt Road :md Grand Rt\·er A\"tme to the south. The rmpro\·=rms \\lll Wee!.· acnt':ltt c ~ lllt"eS1mcot from lhc C1 •• busme.ses aodnttJbl:l.,n Toe amt'lldmmt Wlll pro,,dt ao addillmul tool Ill the C1cy's redt,:tlopmmt tool box. BE IT fi'RTRER R.ESOL\ 1:D: Thar Re;ohmOll for me John Grace ~,r3hz.lnon Plan i.; ~eby approved . l Sheni.:u L fu\\bos lbt duly eltcttd and qualtlied City Ck1k of the Clly of Soolllfidd. COUDry of Oakland. Sure of. lictupn. do weby = t· tmt !ht forq01q resotuuon wu adop<cd by !he So11thfidd City COllllOl at thru ~ COIIDCll. P..ltttm!! bdd oo Mooday March .:> I. :!Q,:>2 26000 Ewrp-ttn Road Soutbfield. ~licll!r.m. Sbenba L fuwlam. City C1eik City of Southfield John Grace Re\itnlization Plan - \de,;ite<l :'.\lan·h 21 Appendix B: RUDD Review RESIDE ELOPl\-tENT DI. TRICT <RUDD} REZONI TO: Planning Commission FROM:Terry Crout, AICP, ASLA, Director of Planning D TE: February 4, 2022 RE: PZRRUDD22--0001 John Grace R DD Rezoning Review Sidwell umber: 24-31..376--033 Current Zoning: R-1, Single Family 1. PRO.JECT DESIG A. Location. Dear Commissioners, Attached are our comments as they relate to the proposed rezoning for the adaptive reuse of the histo1ic John Grace High School (the ''Site") for 60 multifamily units by Lockwood Companies (the ·• Applicant''). The Jotm Grace Arms is a proposed multifamily comm unit} designed to provide affordable senior housing and a variety of recreational, social, cultural, and commWlity-oriented opportunities for its residents and the John Grace neighborhood. The apartment community as proposed will consist of51 one-bedroom apartments and 9 two-bedroom apartments. The existing hi toric John Grace School will be adaptively reused to house 18 residential units comprised of 14 one-bedroom apartment and 4 tw<rbedroom apartme11ts. TI1e kindergarten space will be transformed into a quiet reading and activiti room. The gyrnnasiwn will serve as a commw1ity space for the residents and the surrounding neighborhood The addition will consist of 42 residential units comprised of 37 one-bedroom units and 5 tw1rbedroom UJllts. The design is intended to respect and complement the aesthetic of the existing John Grace School. The e.xterior of the new building is to be primarily brick and the windows will have a similar character to tl1e exi ting windows. City of Southfield John Grace Re'titalization Plan - Adopted ~hirch 21, 2022 STA DARDS: The Site is currently zoned R-1, Single Family. The Applicant is proposing a zoning map amendment to trigger the RUDD overlay for the Site. B. Permitted Uses. Along with the residential uses authorized in tl1e zoning ordinance, the Applicant proposes several eligible uses for tl1e Site beyond multifamily residential, includmg· 1. Community space for RUDD resident and neighborhood use. 2. Parks and recreation areas for RUDD resident and neighborhood use. 3. Accessory u es to the RUDD such as a reading/game room, laundry facilities, office space, and storage spaces. C. Residential Density. For comparison., the density standards for dwelling units (DU) and lot area (SF) set forth in Article 7 of the zoning ordinance for Multiple Family Residential Disuicts (RM) are considered. TI1e density of the proposed pla11 is as follows : RM Standard Proposed DU per acre: 29 D (Maximu.m)60 DU / 4.62 acres = 12.9 DU/acre Lot area per D : 1,500 SF (MinimWll)201,247 SF / 60 DU = 3,354 SF/DU 63 �Based on the above information, the proposed development does not breech any existing density requirements of the zoning code, will not impose undue bw·den on existing city services, and will not be out of character within the neighborhood as a low-rise, multiple family adaptive reuse. D. Applicable Base Regulations. Unless waived or modified in accordance with the procedures and standards set truth in the zoning ordinance, the yard and bulk, parking, loading, landscaping, lighting, and other standards set forth in Article 7 of the zoning ordinance for a Multiple Family Residential District (RM). Off-street parking requirements are set forth in Article 4. Dimensional Standards: RM Standard Proposed Front Yard:50 ft (Minimum) 70.3 ft (Existing) Rear Yard: 50 ft. (Minimum) 42. 7 ft Side Yard (Lessel'):50 ft. (Minimum) 23 ft (Existing) Height:30 ft (Maximuru)~32.5 ft. (Existing) Floor Area: 525 SF (I-bed, Minimum)410 SF (SmalJest) 700 SF (2-bed, Minimum)850 SF (Smallest) Elderly Residential Standard Proposed Parking Spaces:30 (Minimum) 62 The non-conforming side yard and building height dimensions indicated in the plan pertain to the existing historical building and are legally non-conforming. The nonconforming rear yard and square footage dimensions should be given special considerntion in the approval of the RUDD. Cit;yofSouthfieldJohn GraceRe"\italization Plm1 - \ dopted G.Frontage and Access. The Site is located on, and will maintain direct access to, Indian Road, a public thoroughfare. The proposed plan does not include construction of indirect access to any public road. Vehicular access is provided by ludian Road and adjacent thoroughfares. A pedestrian sidewalk cum:ntly exists on the site but is not contiguous with the broader sidewalk network at this time. Similarly, an on-street biking network is not currently available to the Site: however, the City' s Non-Motorized Asset Management Plan indicates onstreet improvements targeted for tl1e nearby Shiawassee and Inkster corridors. Further improvements to the nonmotorized pathway networks, including filling of sidewalk gaps, are expected with the reactivation of the Site. The proposed development includes 5-foot wide patl1S for pe<lestriau and bicycle circulation on-Site as well as 12 bicycle parking spac.es. H.Natural Features. Above and beyond the open space requirement above, the Site is and will remain primarily open space, witl1 a portion being dedicated to passive and active public park and recreation space. I.Utilities. All utility lines serving the Residential Unit Development District (RUDD), whether designed for primary service from main lines or for distribution of services throughout - - --- Adopted E.Regulatory Flexibility. Beyond those variances e.xplained above, no other departures from the zoning code a.re evident in the proposed plan at this time. As the project progresses past preliminary approval, additional scrntiny shall be given to proposed landscaping, lighting, signage, utilities, and drainage. F. Open Space Requirements. The development as proposed meets the minimwn open space requirement of25 percent; approximately 57 percent of the site is pervious opeu space, which primarily consists of the front yard setback, the proposed public park and playground, and the proposed couttyard. The park accounts :'\larch i1, 202~ for about 14 percent of the site. Additionally, within the courtyard, there appear to be two proposed pavilions for outdoor gatheiing and a dog walk area. The developer will dedicate this open space through an irrevocable conveyance, thereby ensuring its developmei1t and future use as open space in addition to the provision of its maintenance should it become a public nuisance. Cit;y of Southfield John Grace Re-\italization Plan The proposed rear yard setback variance is minimal. Proper landscape and fence screeni11g, as explained later in this letter, can serve as a visual buffer between the proposed RUDD and the adjacent R-1 , Single Family Residential lots. Regarding the minimum square footage of dwelling units, Alticle 7, Section 5.84(2) establishes standards for special approval concerning housing for the elderly from which the minimum standards w~e derived. Additionally, up to 25% of the dwelling units (15 DU) can be of an efficiency type between 425 and 525 square feet. Five units, all I-bedroom, and all part oftbe existing building, fall outside of the standard mininmm as proposed. Three can be considered under the efficiency standard, however, two units , one at 420 square feet, the other at 410 square feet, would continue to be out of compliance. Wben considering the histori.c nature of the building, tl1e an-angement of the wlits, and the need for economy and efficiency to deliver affordable senior housing, the Commission should consider allowing the floor area vruiances for these two units. Through tbe RUDD agreement, the Commission can ensure all measw-es are taken to produce a high quality of development and maintain the accessibility and safety of these units. March 21, 20:2:2 tl1e site, shall be placed underground at all points within the boundaries of the site. Provision aud placement of all utilities will be reviewed and approved by the City Engineer prior to final approval. J.Additional Considerations. The Planning Commission shall take into accoum the following considerati.ons, which may be relevant to a particular project: perimeter setbacks and screening; thoroughfare, drainage and utility design; w1derground installation of utilities; insulating the pedestrian circulation system from vehicular thoroughfares and ways; achievement of an integrated development with respect to signage, lighting, stonn water management, green infrastructure, landscaping and building matetials; and noise reduction and visual screening mechanisms from vehicular thoroughfares and ways. Landscaping, Drainage, and Screening A complete landscape plan and screening plan, including the method of screening for dumpsters, utilities, and adjacent residential lots: the landscaping of parking lots; and the provision of drainage controls ru1d green infrastructlll'e shall be included before final approval is granted. The landscape plan, drainage plan, and screening plan shall conform to t11e relevant section of Article 4 of the zoning ordinance. Historic Preservation and Architectural Characteristics The Site includes tl1e John Grace High School building, which will be restored. Complete plans and renderings noting tl1e materials, colors, finishes, and other architectw.i.l characteristics of both the existing building and tl1e new addition will need to be included and shall conform to �Unit Development District of 3. 75 acres of contiguous land. Chapter 50 of the Southfield City Code governing historic preservation. 2) Compatibility with Future Land Use Plan. According to the Low Density Muluple-family Residential land use as described in Smta111able Sourl1fie/d, as amended, the "development should include high-quality design that emphasizes pedestrian com1ections with surrounding uses, provides alternative housing options, and act as a buffer between singlefamily neighborhoods and higher intensity uses." Lighting and Signage A complete lighting and signage plan, including a photometnc schedule, shall be included before final approval. PaJking lots, walkways, and park facilities will need to be adequately lit to allow for safety and accessibility within the Site. Signage should include all directional marking for the safe and efficient flow of traffic and pedestrians through U1e Site. All lighting and s1gnage shall conform to Section 5.22-4 of the zoning ordinance. Public The proposed development will adaptively reuse an existing historic school building and will rnclude au addition of such a quality that matches the onginal character of the building, thus being seamlessly integrated into the neighborhood. Additionally, the development will emphasize pedestrian connections through a dedicated park and its inherent density allowing for greater access and transition from the single-family uses to the north and west to the more intense uses along Eight Mile Road. The affordable senior housing options will allow for "aging in place" and acconunodate Southfield' s aging population rt The proposed plan shall include the provision of public art or donation to tbe public art fund before final approval and shall conform to Section 5.22-5 of the: zoning ordinance. Utilities Provision for utilities within U1e Site shall comply with the Southfield City Code and will require final approval by the city engineer. DAROS A D REO IREME TS: A.Conformance with the Residential Unit Development District (RUDD) Concept The overall design and all uses proposed m connection with a Residential Unit Development District (RUDD) 2. 3) Economic [mpact. The proposed development will provide positive economic impact 10 the community through the reuse of a vacant lot, the provision of park and community spaces, and the increased economic activity from additional residents. Property values can be e.xpected to increase with time as the development progresses. shall be consistent with and promote the intent of the Residential Unit Developmc:nt District (RUDD) concept as described in Section 5.22-3-l(A), as well as with specific project design standards set forth herein. I) Minimum Lot Size. The proposed lot size for the development is 4.26 acres and meets the minimum requirements for a Residential City of Southfield John Grace R~italization Plan -Adopted Usable Open Space. The proposed development provides a variety of usable open space including: M.mh 21. 2022 An approximately .6 acre public park and playground. b. A residential courtyard and two pavilions wiU1 a dog walk area. c. An1ple front yard space that could host gardens or art installations. a The dwelling units in the new addition will also have private balconies for resident use. 5) Unified Control. 66 B. Compatibility with Adjacent Uses. The proposed Residential Unit Development District (RUDD) shall set f01th specifications with respect to architectural integrity, height, setbacks, density, parking, circulation, green infrastructure, landscaping, views, and other design and layout features which e.xhibit due regard for the relationship of the development to surround mg properties and the u es thereon. In determining whether tltis requirement has been met, consideration sliall be given to. I) Acee s to major thoroughfares. The proposed development shall be under single ownership or control such Uiat there is a single person or entity having responsibility for completing Ute project in confomtity with this Ordinance. The Applicant shall provide Proof of Ownership prior to final approval. 6) Legal Documentation. The applicant shall provide legal documentation of single ownership or conu·ot in the form of agreements, contracts, covenants, and deed restJictions which incticate Uiat the development can be completed as shown on the plans, and further that all portions of the development that are not to be maintained or operated at public expense will continue to be operated and maintained by the developers or their successors. These legal docuntents shall bind all development successors in title to any commitments made as a part of the documents. This provision shall not prohibit a transfer of ownerslnp or control, provtded notice of such transfer is given to the City Clerk & City Attorney. All legal documentation is to be reviewed and approved by the City Attorney p1ior to final approval. City of Southfield John Grace Re,italization Plan - Adupl d 4) The Site has direct access to Indian Road, which feeds into Eight Mile Road, a niajor 8-lane thoroughfare, approxiaiately 630 feet south of the lot and into Shiawassee Street approximately 500 feet north of the lot. From Eight Mile Road, tl1ere is direct access to two additional 8-lane thoroughfares: Telegraph Road 1.7 ntiles to tJ1e east and Grand River Avenue less than 3,000 feet to tJ1e west. From Telegraph Road, access to interstates [-696 and 1-96 provide connection to the greater Detroit Metropolitan Area. 2) Estimated traffic to be generated by the proposed development. An estimated traffic plan lias not been proposed. Due to Ute primary use of the Site as a senior living establishment, along with the park and recreation space, minimal daily traffic increases can be expected. 3) Proximity and relation to intersections. Maj01· intersections described above in item # I. 4) Adequacy of driver sight di lances. M~t ·h 21, 2022 �of bicycle lanes and sidewalks along Nine Mile ru1d Beech Road. The regional transit service, SMART, has a fixed route along Telegraph Road and a portion of Eight t,,..We, with the nearest stop just over one mile away from the Site. Detroit Depattment of Transportation (DOOT) also has a fixed route along Eight Mile, though no stops are available near the Site. For the access drive on the north end of the Site, the sight distance to the nearest intersection (Emmett and Indian) is approximately 100 feet. From the main access drive on the south end of the Site, the sight distance to the nearest i11tersection (Byron and Indian) is approximately 260 feet. Landscaping shall be maintained so as not to obstruct the sight of a driver along Indian Road or that of a driver entering or exiting the Site. 5) Location of and access to off-street parking. The proposed development provides sufficient offstreet parking i11 two lots, one lot to the east of the new addition composed of29 parking spaces aud one lot to the north of the existing building composed of 33 parking spaces. C. Protection of Natural Environment. No regulated \voodlands or wetlands exist on the site. There are 20 trees located on the site, including four landmark trees. Care should be taken to preserve or replace all trees on site. Additional plantings sh.ould be considered for the park space and rear yard to provide shading, screeni11g, and beautification. The development must be in compliance with all applicable environment protection laws and regulations. 7) Required vehicular turning movements. The plan shows that both standard vehicles as well as Fire Tmcks can maneuver arnund the site as needed. 8) Provisions for pedestrian circulation. The proposed plan maintains and enhances pedestrian circulation through the Site. Additional 5foot walkways will be added to circumnavigate the new addition as well as to access the park space directly from the public right-of-way. Additional details for circulation through the courtyard will need to be provided. 9) Access and connection to non-motorized pathways & public transit. The closest non-motorized pathways lie along Shiawassee Road, about 500 feet north of the loL This includes paved shoulders/bike Janes and shared use paths. These feed into more complete networks City of Southfield John Grace.Revitalization Plan - .\dopted M,1rch :!1. 2022 D. Compatibility with the Future Land Use Plan. The proposed development touches on all six principles guiding Sustainable Southfield, as amended, and is consistent witl1 several objectives related to each principle. including: 1) 2) 3) Livable Build Environment • Encow·age design standards appropriate to the commwtity context. • Provide accessible pubLic facilities and spaces. • Conserve and reuse historic resources. Harmony with Nature • Provide for renewable energy use. Resilient Economy • Encourage communicy-based econontic development and revitalizatiou. 68 • • 4) 5) 6) Provide and maintain infrastructure capacity in line with growtl1 or decline demands. lnt.erwovcn Equity • Provide a range of housing types. • Plan for the physical, environmenta~ and economic improvement of at-risk, distressed, and disadvantaged neighborhoods. • Plan for improved health and safety for at-risk populations. • Provide accessible, quality public services, facilities, and healtlt care to mino1ity and lowincome populations. Upgrade infrastructure and facilities in older and substandard areas. Healthy Community • Plan for physical activity and healthy lifestyles. Provide accessible parks, recreation facilities, greenways, and open space near all neighborhoods. • Plan for access to healthy, locally grown foods for all neighborhoods. • Plan for equitable access to health care providers, schools, public safety facilities, and arts and cultural facilities. Responsible Regionalism • Coordinate local and regional housing plan goals. • Delineate designated !,'fOWth areas that are served by transit. • Enhance connections between local activity centers and regional destinations. • Include regional development visions and plans in local planning scenarios. • Encourage consistency between local capital improvement programs and regional infrastructure priorities. City of Southfield John Grace Revitalization Plan - ".dopted '.\Lirch 21, :,022 E. Compliance with Applicable Regulations. The proposed Residential Unit Development District (RUDD) shall be in compliance with all applicable Federal, state, and local laws and regulations. The Applicant shall furnish a statement ofthe project's compliance with all Federal, State, and local laws. �, • Appendix C: Lockwood Documents g) Lockwood Companies 27777 Franklin Rd, Suite 1410 Southfield, Ml 48034-2337 248.203.0991 h) i) Proximity to Amenities Please find the scoring criteria and the correlating amenity below: a) b) c) d) e) f) Full-Service Gr0cel)'/Supem,arket ► Busch's CARES Market - 27835 Shiawassee Street, Fam,ington Hills ,, Spartan Foods - 25850 Grand River Avenue, Redford Charter Township Pham,acy , Walgreens - 27750 Grand River Ave, Fam,ington Hills , Beaumont Pham,acy - 28100 Grand River Avenue, Suite 101 , Fam,ington Hills General Medicine Physidan/Oinic ;,, Beaumont Urgent Care by WellStreet - 27810 Grand River Avenue, Farmington Hlls , Fam,ington Village Family Practice - 28100 Grand River Avenue, Fam,ington Hlls Public School ,, Stuckey Center - 26000 Fargo, Redford Charter Township ,, Beech Elementary School - 19990 Beech Daly Road , Redford Community Organization & Food Pantry ,, Salvation Amly Church & Community Center 27500 Shiawassee Street, Fam,ington Hills Employment Center City of Southfield John Grace Re\italization Plan - doptrd ,. Beaumont Hospital, Fam,ington Hills - 28050 Grand River Avenue , Farmington Hills Public Park ,. Seminole Public Park - Seminole Street, just North of Shiawassee Street , Olde Town Park- Crossroads of Independence Street & Waldron Street >- Beech Woods Recreation Center & Park - 22200 Beech Road, Southfield Job Training Center }. CARES of Farmington Hills- 27835 Shiawassee Street, Fam,ington Hills Food Pantry ">-- Salvation Amly Church & Community Center 27500 Shiawassee Street, Farmington Hills >- CARES - 27835 Shiawassee Street, Fam,ington Hills Full-Service Grocery/Supennarket (Points: 5) Busch's CARES Markel Is a fully stocked, local grocery store. From fresh fruits and vegetables, refrigerated and frozen foods, canned goods, and drinks galore, Busch's CARES has anything one might need or want. Busch's CARES Market accepts Bridge Card, debit or credit card , or cash. Every purchase helps to support a local food pantry. Please use the linked website below to find out more information. http://caresfh.org/buschs-cares-markeU Spartan Foods is a locally owned grocery store v.tiere fresh produce and dairy is brought in every day. Please use the linked website below to find out more information. https://spartan-foods.com/ Phannacy (Points: 3) Walgreens has been in neighborhoods servicing the community as a local pharmacy for 120 years. Their history and longevity speak volumes to the quality of service they provide, and how important • !Jrch 21. 2022 70 • https:/lwww.redfordu .k 12 .mi .us/stuckey-studentservices/?nc272299 ArchiveToggle=False their impact is on the community. Please use the linked website below to find out more information. https:/lwww.walgreens.com/locator/walgreens27750+grand+ river+ave-fam,ing ton+hills-mi-48336/id=6313 Beaumont Pham,acy Located on the Beaumont Hospital, Fam,ington Hills Campus. Please use the linked website below to find out more information. https./lwww.beaumont.org/locations/pharmacy-south-med1calbuilding-fam,ington-hills General Medicine Physician/Clinic (Points: 3) Beaumont Urgent Care by WellStreet provides immediate care for ailments and illnesses alike. Having an urgent care locally can help alleviate bigger hospitals and can result in quicker doctor visits for patients. Beaumont Urgent Care by WellStreet can handle illness, injuries, and testing/vaccines. Please use the linked website below to find out more infom,ation. https://www.lNE!llstreet.com/office-locattons/beaumont-farmingtonhills-urgent-care/ Beech Elementary School is a public school located within a 1-mile radius of John Grace Amls. This school is part of the Redford Township School District. Please use the linked website below to find out more infom,ation. httpsJlwww.redfordu .k 12.mi .us/beech/ Community Organization (Points: 2) Salvation Amly Church and Community Center provides so many different offerings. The most congruent option for John Grace Senior Apartments is "Senior Camp·, a summer camp for seniors. Other options avallable indude: Rent, Utility, and Mortgage assistance, Emergency Food , Automobile, and Hope repair. For families with children under 18 years old , they offer "Pathway of Hope for Families·, which helps create self-sufficiency for families that are struggling . Please use the linked website below to find out more information. https://centralusa .salvationam,y.org/fam,ingtonh1lls/ Pathway of Hope for Families Beaumont Farmington Village Family Practice Place your family's health in the hands of the Beaumont doctors at Farmington Village Family Practice, and you'll get more than just highly qualified health care professionals. Beaumont doctors are most preferred in Southeast Michigan and provide access to our connected network of experts. Please use the linked website below to find out more infom,ation. https:/lwww.beaumont .org/locabons/farmington-village-familypractice Pathway of Hope is a holistic Salvation Amly approach to create a path out of poverty. We provide targeted services to families with children under the age of 18, both traditional and non-traditional family structures, that desire to break the cyde of crisis. Through case management, we focus on a family's capabilities and raise hope by empOINE!ring them to overcome barriers on the path to self-sufficiency. Families set their own goals, and \lie partner with them to provide the resources needed to accomplish each one. Public School (Points: 2) Stuckey Center is a public school located nearby to John Grace Senior Apartments. The Stuckey Center is incorporated with Redford Union School District. Please use the linked website below to find out more information. City of Southfield John Grace Re,italization Plan -Adopted Mai ch 21 2022 Rent, Utility, Mortgage, Emergency Food, Automobile, and Hope Repair Assistance Assistance is available for soulhlNE!stem Oakland County. Please fill out this form to make an appointment with us. 71 I • �Food Pantry have. Please use the linked website below to find out more information. There are 1,498 full-time employees. Please see a letter from Beaumont Hospital. https:/fw.Nw.beaumont.orgilocations/beaumont-hospital-farmingtonhills Drive thru on Wednesday starting at 10 am Emergency food available upon need Community Meal Public Park (Points: 1) The 2nd Tuesday of every Month we offer a Senior Luncheon at 11 :30 am. Please call to RSVP 248-477-1153 • During the Summer months we offer Breakfast and Lunch to School age youth . Please call for dates and times. (248-4771153) Seminole Public Park is a park located on Seminole Street, just North of Shiawassee Street. Seminole Park is complete with a play structure and a large open field . Olde Town Park is located at the intersection Independence Street & Waldron Street. Olde Town Park has tennis courts, multiple play structures, and an open field . While this is the park being highlighted within the neighborhood, there are numerous more in the vicinity: Hearthstone Park and William Grace Dog Park. Holiday & Seasonal Assistance The Salvation Army celebrates the birth of Christ by spreading His hope, love and joy to less fortunate members of our community. In fact , our gift-giving programs and fundraising initiatives are a direct answer to God's calling to care for the poor, hungry, sick, and displaced. From physical needs such as grocery, utility and gift assistance, to emotional experiences including holiday events and traditions, to spiritual guidance that provides healing and hope, we work to assist the whole person through gifts that serve the body, mind and soul. The Beech Woods Recreation Center & Park features 17,000 s,~uare feet of recently renovated gymnasium space. The Center has tt'e capability to run three collegiate basketball games simultaneou~ly. If volleyball is more your game, the gym has the ability to run four volleyball games at once. The Beech Woods Recreation Center hosts a number of Southfield Parks & Recreation programs including youth basketball leagues in the fall , winter, and spring beginning in September, January and April. For more information on our basketball leagues please contact the Beech Woods Recreation center office at (248) 796-4670. Assistance available: Thanksgiving Baskets Angel Tree Toy Shop Adopt-a-F amity Coats for Kids Back to school supplies Easter Baskets Beech Woods Recreation Center also offers sporting opportunities for people with disabilities and for adults ages 50 years and over. Adaptive programs include wheelchair basketball, golf and tennis. Senior adult programs include bounce volleyball, tennis, pickleball and golf. Check out the Senior Activities page of this site or call (248) 796-4670 for more details. Employment Center (Points : 1) Beaumont Hospital . Farmington Hills currently has 2,380 employees and 623 physicians. Beaumont employs individuals who have completed high levels of education, but also those who may not City of Southfield John Grace Revitalization Plan - \doptell The park. is the Oty's former golf course and will be completed May of 2022. l>lard1 21, '.!0:!2 • https:/fw.Nw.cityofsouthfield.corn/departments/parksrecreationtracilities https:/fw.Nw.cityofsouthfield.com/departments/parksrecreation/beech-woods-park-master-plan2021 Job Training Center (Points: .5) CARES of Farmington Hills is a community service group to seeks to assist those that are financially disadvantaged. There is a whole slew of resources, services, events, etc. CARES provides to the community. According to their website, one of the services they provide is job training. Please use the linked website below to find out more information. http :1/caresfh.orq/ Food Pantry (Points: .5) Salvation Army Church and Community Center is a recognized community organization. Additionally, they also have a food pantry to serve the community. In conjunction with the food pantry, there is also a Senior Luncheon once a month. Please use the linked website below to find out more information. https://centralusa.salvationarmy.org/farmingtonhills/ The CARES in Farmington Hills food pantry serves the needs of well over 400 families that have come to depend upon this much needed resource every month. Due to the COVID-19 pandemic, the pantry is only open by appointment. https://caresfh.org/services/ • Please find photos of the amenities located within 1 mile of John Grace Senior Apartments . City of Southfield John Grace Re,italization Plan -Adopted M d1 21, 2022 73 �• Full Service Grocery Busch's CARES Market () 9 *0 City ofSouthfleldJolm Grace Rc,;talization Plan -Adopted John Grace Senior Apartments Busch's CARES Market i\!Jrl·h .?I _022 74 Full Service Grocery Spartan Foods y Q 9 Q *Q City of Southfield John Grace Re,italization PJan - Adopted John Grace Senior Apartments Spartan Foods M.u-ch 21, 2022 75 �Pharmacy Walgreens .~ Q Q 9 0 a Q 9 q Q • n *0 City of Southfield John Grace Re,italization Plan - .\ dopted John Grace Senior Apartments Walgreens March 21. 2022 .Ph!m1lli Beaumont Pharmacy Q • 99 0 John Grace Senior Apartments Beaumont Pharmacy • ~ City of Southfield John Grace Re,italization Plan Adopted , I.:rd1 21, 2022 77 �General Medicine Physician/Clinic Beaumont Urgent Care by WellStreet 9 * MJJ t 9 John Grace Senior Apartments 0 City of Southfield John Grace Re,it:alization Plan - .\ dopted 9 • 9 Beaumont Urgent Care by WellStreet 2 1 202:? General Medicine Physician/Clinic Beaumont Farmington Village Family Practice 9 9 .. -· ~ ~ . . ... * Q 9 9 Q 9 9 . ~-:C - · nrr ::7_s_:...;:r · • --,·- ~ l -~~~ ·,ai ', -,-.. -r ; : . - · - :.... .. . , ~ City of Southfield John Grace Re,it:alization Plan -Adopted .,i: * Q 0 9 John Grace Senior Apartments Stuckey Center ~ ldr,h 21, 2022 79 �Public School Stuckey Center V 0 9 *0 City of Southfield John Grace Revitalization Plan - \dopted John Grace Senior Apartments Stuckey Center . !Jrrh :ll. :?a:>:> 80 Public School Beech Elementary School 9 ........ Q • City of Southfield John Grace Re,it:alization Plan - Ad,)pted . ldr, h 21, '.'0'.'2 John Grace Senior Apartments Beech Elementary School �. Community Organization Salvation Army Church & Community Center 9 9 0 John Grace Senior Apartments Salvation Army Church & Community Center City of Southfield John Grace Revitalization Plan -Adopted l\larrh 21. 2022 82 Employment Center Beaumont Hospital, Farmington Hills V 9 0 .. 0 • 0 John Grace Senior Apartments Beaumont Hospital, Farmington Hills City of Southfield John Grace Revitalization Plan - Adopt ti M:u-~'.121. 2022 83 �Public Park Seminole Public Park 0 * John Grace Senior Apartments 0 City of Southfield John Grace Revitalization Plan - \dopted Seminole Public Park '.l!Jrl'h 2.1.2022 Public Park Olde Town Park T • • ~ 0 0 ~ Q 0 0 90 *0 City of Southfield John Grace Rt!'\itnlization Plan - _\dopted M rc-h 21, ::022 ' • 0 John Grace Senior Apartments Olde Town Park 85 �., Public Park Beech Woods Park and Recreation Center 0 Opportunities -- . ·---. --... '. .•.. ·::~ (::> (try .. - * City of Southfield John Grace Re\italization Plan - \dopted M,11 ch 21 JohnCi•~· ...,,,,. 2022 86 Job Training Center CARES of Fannington Hills 0 9 n * Q City of Southfield John Grace Re,it:alization Plan -Adopt d M.irch 21, 2022 John Grace Senior Apartments CARES of Farmington Hills 9 �Food Pantry Busch's CARES Pantry and Market V 9 * 0 City of Southfield John Grace Revitalization Plan - Adopted John Grace Seuior Apartments Busch's CARES Pantry & Market :l.l.1rch 21. :w2:-, 88 • Lockwood Residents will meet at the property manager's office for pickups and drop-offs. The manager's office is located on the first floor of the former historic school (please see the attached floor plan). Companie April 1 2022 Michigan State Housing Development Authority 735 East Michigan Avenue Lansing, Ml 48909 Re: Transportation Commitment for the Residents of John Grace Arms 21030 Indian Street, City of Southfield Dear Sir or Madam: The residents of John Grace Arms will have four bus services available to them. These services indude: a.Lockwood Management - 15-passenger bus b.Suburban Mobility Authority for Regional Transportation (SMART) c. Transportation of Southfield Seniors (TOSS) d.Program of All-Inclusive Care for the 8der1y (PACE Southeast Michigan) A property management representative from Lockwood Management will provide transportation services for tenants residing at John Grace Arms, which is located at 21030 Indian Street, Southfield. Lockwood Management will offer a Dial-A-Ride program, providing transportation services from 7 a.m. to 9 p.m. Monday through Sunday. Residents will notify Lockwood Management when they require transportation services. The destinations provided by Lockwood Management will be located within 10 miles from John Grace Arms. Lockwood Management will entertain appointments made outside of the 10-mile destination guideline as long as they are made in advance and benefit the tenant's economic, cultural , health or social outcomes. City of Southfield John Grace ReYitalization Plan - \dopled Lockwood Management, LLC Note: All pickup and drop offs will be made at the rear entrance of the John Grace Arms former school building (please see the following page). Below is a proposed tenant schedule that can be modified per the tenant's requests. Lockwood Management 01M1s a 15-passenger bus that will be available to John Grace Arms. This bus is ADA compliant. Weekly Schedule: Monday: 7 a.m. ; 9 a.m .; 11 a.m .; 1 p.m.; 3 p.m.; 5 p.m.; 7 p.m . and 9p.m . Lockwood Management, LLC • Additionally, upon the full occupancy of John Grace Arms, a Lockwood representative v.nll meet with all residents to create a list of their transportation needs and locations. An existing schedule has been proposed for tenants; however, this schedule v.nll be modified upon the input from the tenants. We will form a Resident Service Council Committee and one area of concern v.nll be transportation services to educate and notify tenants of additional SMART, TOSS and PACE transportation services. Tuesday: 7 a.m.; 9 a.m.; 11 a.m .; 1 p.m.; 3 p.m. ; 5 p.m.; 7 p.m. and 9p.m. Wednesday: 7 a.m.; 9 a.m.; 11 a.m.; 1 p.m. ; 3 p.m.; 5 p.m .; 7 p.m. and 9 p.m . Thursday: 7 a.m .; 9 a.m.; 11 a.m.; 1 p.m .; 3 p.m.; 5 p .m. ; 7 p.m. and 9p.m . Friday: 7 a.m .; 9 a.m. ; 11 a.m.; 1 p.m.; 3 p.m .; 5 p.m.; 7 p.m . and 9 p.m. :lforrh 21, 20:!2 �• Saturday: 7 a.m .; 9 a.m .; 11 a.m .; 1 p.m .; 3 p.m.; 5 p.m .; 7 p.m . and 9p.m . Sunday: 7 a.m .; 9 a.m .; 11 a.m .; 1 p.m .; 3 p.m .; 5 p.m .; 7 p.m. and 9 p.m . Note: All transportation services provided by Lock\wod are free to the tenants. We will also modify and expand these service limes upon requests from tenants. The project sponsor hopes that MSHDA will determine the Lock\wod 15-passenger bus is a comparable transportation solution. It will be available 7 days per week and have the capacity to adequately serve all the tenants in the development. Lockwooct·s bus will allow each tenant in the development to take at least two trips during the week and weekends. All transportation services are free of charge. Tenants will not be charged for Lock\wod's bus transportation services. Suburban Authority for Regional Transportation {SMART) The Suburban Mobility Authority for Regional Transportation {SMARn public bus services will provide additional bus services to the tenants of John Grace Arms. All vehides are equipped with lifts to accommodate wheelchairs and scooters, as well as for those using canes and walkers. Floor plans for the SMART bus are on the follO'Mng page. The City d Southfield in partnership with SMART offers a SMART Connector Service. The SMART Connector service is a rurb-to-curb bus service. Passengers will be picked up from John Grace Arms and transported to fun service public bus stops and destinations. There are three fixed SMART bus routes located less than 3/4 of a mile from John Grace Arms. The fixed routes are: 3.Route280 At the intersection of Grand River Avenue and Poinciana Street, approximately 0.4 miles southwest of John Grace Arms. there is a public bus stop for Routes 305 and 805. Please see the endosed map. Route 305 and 805 connects to Grand River and downtown Farmington plus Farmington Hills, Southfield, Redford and Downtown Detroit. Also induded is a SMART bus route map and schedule for Route 280 which offers services on Grand Rlver, Beech Daily and Middlebelt south connects Dearborn Heights, Garden City, Romulus and Taylor. SMART's connector and TOSS services will connect tenants to these routes from Monday through Friday Service hours are Monday through Friday from 6 a.m. to 6 p.m . Residents can make reservations from Monday through Friday from 7 a.m. to 4 p.m . Connected trips can be booked up to six days in advance for medical trips and two days in advance for general trips. Please see a brochure plus a letter prepared by Daniel Wlitehouse of SMART regarding their Connector Service. The three fixed bus routes are inducted as well. Transportation of Southfield Seniors (TOSS) The City d Southfield and SMART also offer TOSS (Transportation of Southfield Seniors), which can be contacted Monday through Friday from 8 a.m. to 1 :30 p.m. Like the SMART Connector Service, riders can transfer to other bus services. TOSS Is available for any persons aged 55 and older. a Per the City Southfield's website, please find detailed information regarding the TOSS service. 1.Route 305 https://www.cityofsouthfield.comMsitors/transportation 2.Route 805 TOSS City of Southfield John Grace Re·\italization Plan -Ade.pied • l.11 h .u. 2022 Mobility is critical to people of all ages. It provides independence. Those without the ability to drive often feel "trapped" in their homes. The City cl Southfield and SMART are continuously working together to improve community transit service to accommodate the needs of Southfield's senioc citizens and those with disabilities. TOSS is currently taking reservations foc medical appointments. offices, banks, shopping and grocery trips. 90 TOSS' service times are Monday through Friday from 8:30 a.m . to 3:30 p.m. (https:/Jw.vw.myride2.comi\ransit_providers/tosstransportation4-southfleld-seniOfS/) At any time, residents are unable to use the SMART Connector Service or TOSS transportation services, Lockwood Management will offer free bus services. Residents must notify management within 24 hours of their planned trips. PACE Southeast Michigan Properly w:irn facemasks are required for all riders, inducting assistants and drivers. Buses are deaned after each ride. Appointments are scheduled on a first-cane, first-serve basis. If there are questions or to schedule an appointment please call (248) 796-4658. Leaving a name, phone number and a short message will be best when looking to schedule an appointment. If you need other transportation services, please call the SMART Connector at (866) 962-5515. TOSS uses lift-equipped buses to transport senior residents (age 60+) who reside in Southfield or Lathrup Village within the boundaries of Fourteen Mile Rd. to the nOfth , Eight Mile Rd. to the south , Middlebelt to the west, and Coolidge to the east. TOSS accommodates permanently physically challenged persons of any age. TOSS does not provide same day or next day transportation. Per PACE's website: https:/Jw.vw.pacesemi.org/supportive-services "Our goal is to provide our frail senior community members with the care, medical treatment and support they need to achieve the highest quality of life - while staying independent as long as possible. Our elder care experts offer an alternative to nursing home placement that features comprehensive, coordinated care for a senior's medical, social and physical needs, while also providing peace of mind foc family caregivers." "In addition to the main PACE services we offer, our expert elder care team helps coordinate other supportive services determined necessary to improve and maintain your overall health -while offering support to you and your caregivers. Our supportive services indude: For information and arrangements please call the TOSS office at (248) 796-4658, Monday through Friday from 8:00 a.m . - 1:30 p.m . or leave a message after hours and we will get back to you as soon as possible, within business hours. A donation d $5 per round tnp is suggested. Additional donations are welcome. Ascension Health and Beaumont Hospitals, CDBG {Community Development Block Grant), the City cl Southfield and SMART, jointly make this transportation possible by grants." City of Southfield John Grace Re\;talization Plan \dupted Skilled home health and home care services •Wound care • Patient and caregiver education •Intravenous oc nutrition therapy •Injections •Monitoring serious illness and unstable health status Medical transportation services •Non-emergency rides to health care visits •Coordinated by our transportation manager , I ch 21, 20.!2 91 �Family/ caregiver support services •Caregiver support group •Respite Rehabilitation and durable medical equipment •VI/heel chairs •Oxygen •Diabetic testing supplies Personal care needs •Incontinence supplies •Assistance with Activities of Daily Living in our center and your home• Please see a brochure regarding PACE of Southeast Michigan. Lockwood- Passenger bus to be Used for Transportation Services Funding for free transportation has been a long-term commitment of Lockwood Management and no tenants will be charged for utilizing Lockwood Management's bus services. Respectfully Submitted, Janay Eisenmenger Director of Acquisitions John Grace Arms - On-Site Bus Stop Shelter City of Southfield John Grace Revitalu.ation Plan - Jopted ).l..1rrh 21. 2022 • Appendix D: MSHDA Guidelines II . or MSHDA MICHIGAN STATE HOUSING DEVEl OPMENT AUTHORITY Low-Income Housing Tax Credit Program 2019 - 2020 Qualified Allocation Plan www.michigan.gov/rnshda City of Southfield John Grace Revitalization Plan 39 DRAFT 9/12/18 "for discussion purposes only• 2019-2020 QUALIFIED ALLOCATION PLAN • 2019-2020 QUALIFIED ALLOCATION PLAN STATE OF MICHIGAN LOW~NCOME HOUSING TAX CREDIT PROGRAM I. INTRODUCTION The Low-Income Housing Tax Credit (LIHTC) program offers a financial incentive to construct, rehabilitate, and operate rental housing for low-income tenants. Under federal law, LIHTC is required to be allocated according to a Qualified Allocation Plan (QAP) . The QAP is required to set forth selection criteria used to determine housing priorities appropriate to local conditions In Michigan . City of Southfield John Grace Re,italization Plan -Adopted 92 II. TAX-EXEMPT ANANCED PROJECTS NOT SUBJECT TO HOUSING CREDIT CEJUNG In accordance with Section 42 c:A the Internal Revenue Code (IRC), tax-exempt bond financed projects are required to satisfy certain basic requirements for allocation of LIHTC and are subject to the OAP. These projects are not, however, subject to the UHTC allocation limits, other OAP requirements from which they are expressly excepted , or as determined by the Michigan State Housing Development Authority (MSHDA) (see Tab W - Policy Bulletins). Ill. APPROVAL AND MODIFICATION OF THE QUALIFIED ALLOCATION PLAN A. QAP APPROVAL Pursuant to federal and state law, the OAP 0ncluding the LIHTC Scoring Criteria) shall be prepared by MSHDA, submitted to the legislature, and approved by the Governor after notice to the public and public hearing. Notice of the public hearing will be published on MSHDA's website and in newspapers of general circulation throughout the state at least fourteen (14) days prior to the public hearing. MSHDA will hold one informational hearing prior to publication of proposed changes to the QAP. Mer proposed changes have been published, MSHDA \Nill conduct at least three public hearings, held at such time and place as determined by MSHDA; however, MSHDA shall give priority to locations that provide the greatest opportunity for public comment. Comments received shall be taken into consideration, and a \Mitten summary of such comments shall be provided to the Governor together with the request for approval of the OAP. The QAP, once approved, is valid until it is changed by MSHDA. B. OAP MODIFICATION To the extent necessary to facilitate the award of UHTCs that would not otherwise be awarded, the OAP may be modified by MSHDA from time to time pursuant to State law. This modification process will . !Jr~h 21, 2022 93 �. follow the approval process delineated above unless specifically stated otherwise in this document. City of Southfield John Grace Revitalization Plan 44 DRAFT 9/12/18 "for discussion purposes only• 2IPage IV. AUTHORITY DISCLAIMER AND ANTI-DISCRIMINATION OBLIGATION MSHDA shall administer the QAP and the allocation of LIHTC in a manner consistent with both federal housing policy governing non-discrimination and MSHDA's statutory non-discrimination requirements. The allocation of LIHTCs is made at the sole discretion of MSHDA MSHDA and its board members, directors, employees, and agents shall not be liable for any matters arising out of or in relation to the allocation or administration of LIHTC. MSHDA may waive any requirements and/or conditions that are not mandated by Section 42 of the IRC on a case-by-case basis, including project-specific deadlines, as deemed necessary to facilitate the administration of the LIHTC Program, to address unforeseen circumstances, and that it detennines are In the best interest of the State of Michigan. In the event a waiver is granted under any of these or other circumstances, a fee may be charged. Additionally, MSHDA may make adjustments to standard policies/procedures, if needed, to resolve any administrative errors made in the evaluation of a.n application brought to MSHDA's attention following conclusion of a funding round. Potential remedies may indude, but are not limited to making an allocation of credit from a future funding round to a project that would have otherwise received an award of credit. To the extent that anything contained in this QAP does not meet the minimum requirements of federal law or regulation, or state law or regulation, such law or regulation shall take precedence over the OAP. V. FUNDING ROUND AND PRIORITIES City of Southfield John Grace ~italization Plan - .\clopt ?d l\lJnh 21 2022 (8) Projects applying for Section 811 assistance must submit a Section 811 application by the deadline shown below. A timeline of applicable deadlines leading up to and induding each funding round is included below: City of Southfield John Grace Revitalization Plan 46 DRAFT 9/12/18 "for discussion purposes only• 4IPage ST AGE OF PROCESS DUE DATE Initial Meeting with CoC Deadline (PSH Only) Friday, July 16, 2018 Market Study Request Due Date Monday, July 16, 2018 Waiver Request Due Date Wednesday, August 1, 2018 Preservation Level 1 Review Due Date Wednesday, August 15, 2018 4%19% Mixed Transaction Level 1 Review Due Date Wednesday, August 15, 2018 Addendum Ill Initial Concept Letter Due Date (PSH Only) Wednesday, August 15, 2018 Affordable Assisted Living Steering Committee Review Packet Due Date Wednesday, August 15, 2018 Section 811 Application Deadline Friday, September 21 , 2018 Funding Round Due Date Monday, October 1, 2018 Expected Award Notification Date January of 2019 Initial Meeting with CoC Deadline (PSH Only) Monday, December 3, 2018 Market Study Request Due Date Tuesday, January 15, 2019 Waiver Request Due Date Friday, February 1, 2019 Preservation Level 1 Review Due Date Friday, February 15, 2019 4%19% Mixed Transaction Level 1 Review Due Date Friday, February 15, 2019 Addendum Ill Initial Concept Letter Due Date (PSH Only) Friday, February 15, 2019 Affordable Assisted Living Steering Committee Review Packet Due Date Friday, February 15, 2019 Section 811 Application Deadline Friday, Marcil 22, 2019 Funding Round Due Date Monday, April , 1, 2019 Expected Award Notification Date July of 2019 Initial Meeting with CoC Deadline (PSH Only) Monday, June 3, 2019 Market Study Request Due Date Monday, July 15, 2019 City of Southfield John Grace Re,italization Plan - t.lupled A. FUNDING ROUNDS The Authority intends to hold two competitive funding rounds for both 2019 LIHTC and for 2020 LIHTC, both of which, will be publicized on the Authority's \1/ebsite (www.michigan.gov/mshda) . Prior to each funding round , the following items must be completed: (1) Permanent Supportive Housing projects must have their initial meeting with the Continuum of Care (CoC) (2) All applicants will be required to submit a request for market study in accordance with the requirements found in Exhibit I.VI. attached hereto and the guidelines found in Tab C of MSHDA's Combined Application for Rental Housing Programs. (3) Preservation projects will be required to submit dorumentation prior to the funding round deadline to determine if the project is competitive under the MSHDA Gap Financing Program (please see Section 8 .1. for further information on this process) (4) Developments that are proposing the complete a 4%/9% Mixed Transaction will be required to submit documentation to MSHDA prior to the funding round deadline (5) Any projects requesting a waiver of any OAP provisions as part of an application for a competitive funding round must submit their request in writing prior to the funding round deadline City of Southfield John Grace Revitalization Plan 45 DRAFT 9/12/18 "for discussion purposes only* 3IPage (6) Permanent Supportive Housing projects that are applying for the first time will be required to meet with the Addendum Ill Review Team prior to the deadline highlighted below (J) Affordable Assisted Living (AAL) projects must submit a review packet to the AAL Steering Committee for review and approval prior to the funding round deadline. 94 Wci.ver Request Due Date Thursday, August 1, 2019 Preservation Level 1 Review Due Date Thursday, August 15, 2019 4%/9% Mixed Transaction Level 1 Review Due Date Thursday, August 15, 2019 Addendum Ill Initial Concept Letter Due Date (PSH Only) Thursday, August 15, 2019 Affordable Assisted Living Steering Committee Review Packet Due Date Thursday, August 15, 2019 Section 811 Application Deadline Friday, September 20, 2019 Funding Round Due Date Tuesday, October 1, 2019 Expected Award Notification Date January of 2020 Initial Meeting with CoC Deadline (PSH Only) Monday, December 2, 2019 Market Study Request Due Date Wednesday, January 15, 2020 Waiver Request Due Date Monday, February 3, 2020 Preservation Level 1 Review Due Date Tuesday, February 18, 2020 4%19% Mixed Transaction Level 1 Review Due Date Tuesday, February 18, 2020 Addendum Ill Initial Concept Letter Due Date (PSH Only) Tuesday, February 18, 2020 Affordable Assisted Living Steering Committee Review Packet Due Date Tuesday, February 18, 2020 Section 811 Application Deadline Friday, March 20, 2020 Funding Round Due Date Wednesday, April 1, 2020 Expected Award Notification Date July of 2020 Fall 2018 Funding Round Spring 2019 Funding Round Fall 2019 Funding Round Spring 2020 Funding Round City of Southfield John Grace Revitalization Plan 47 DRAFT 9/12/18 "for discussion purposes only* 5IPage Applications must be received in either MSHDA's Lansing office or MSHDA's Detroit office no later than 5:00 pm on the applicable application due date shown above. Applications may be sent via delivery service (e.g., post, overnight, and courier) or personal handdelivered service. Applications received after M rch 21 ~<Y.!2 95 �the due date and time will not be processed. No waiver of the delivery time will be granted . B. FUNDING PRIORITIES MSHDA will award LI HT Cs to different Categories of housing, as well as to meet Statutory Set-Asides (as further defined below) of the state's total credit ceiling. Funding Priorities Percentage Categories Preservation Category 25% Permanent Supportive Housing (PSH) Category 25% Open Category 25% Strategic Investment Category 10% Undesignated 15% 1. PRESERVATION CATEGORY Allocated to Preservation projects meeting the requirements found in Section VII.B., Exhibit II attached hereto, and that follow the process outlined below: For a preservation project to be eligible to apply for 9% LIHTC, it must first be submitted to MSHDA in order to evaluate v.tiether the project is likely to be competitive under the MSHDA Gap Financing Program. Please note that existing United States Department of Agriculture Rural Development ("USDA RD") financed preservation projects that are composed of 49 units or less will not be required to submit to MSHDA under the process outlined below before applying under the 9% Preservation Category. The Gap Financing Program makes available a certain amount of gap financing to be used in combination with MSHDA tax-exempt bond financing . To perfonn its evaluation, MSHDA will consider the following : 1. The financial viability of a project based on the pro-forma analysis, site, and preliminary market analysis; City of Southfield John Grace Revitalization Plan 48 DRAFT 9/12/18 "for discussion purposes only* 6IPage City of Southfield John Grace Re,itnlization Plan - \dopt.-d 2. The overall capacity and experience of the development team; and 3. The likelihood that the project will be competitive and be able to proceed with the funds available in the Gap Financing Program. To determine how competitive a project is likely to be, MSHDA will primarily evaluate a project's soft to hard debt ratio, v.tiich is used to rank the proposals in the Gap Financing Program, to determine if the project appears to be competitive as compared to the current or most recent Gap Financing Program funding round . Applicants are encouraged to view rankings of recent Gap Financing rounds on MSHDA's website to determine with more certainty whether or not their project has a competitive soft to hard debt ratio. All Preservation projects (with the exception of existing Rural Development financed preservation projects that are composed of 49 units less) will be required to submit under the MSHDA Gap Financing Program regardless of their soft to hard debt ratio. Applicants snould note that MSHDA is now allowing aU developments that have a low soft debt to hard debt ratio (the number will be updated by MSHDA from time to time) to submit for MSHDA Tax Exempt Bond/4% CrediVGap Funding at any time, without being required to submit as part of the competitive Gap Financing Round. Following the analysis above, if, based on MSHDA's determination , a project appears to be a strong candidate for the Gap Financing Program , the project will need to be completed using the Gap Financing Program and will be ineligible for 9% LIHTC. However, if, based on MSHDA's determination , a preservation project is unlikely to be competitive in the Gap Financing Program; the project will be eligible to submit for consideration as part of a 9% funding round under the Preservation Category. Additionally, March 21. 20:.!2 • • following an evaluation based on the process outlined above, preservation projects that do compete under the Gap Financing Program, but that cannot move forward using gap financing with a MSHDA taxexempt loan (as determined by MSHDA as part of the Gap Financing Program) will be able to submit an application for credi1t as part of Preservation Category for 9% LIHTC in a future round . An applicant will not be able to submit a preservation project for 9% credit unless the project has been submitted to MSHDA, reviewed based on the criteria above, and MSHDA has determined that the project is unlikely to be competitive using the available gap funding paired with a taxexempt bond loan. The Preservation Category will be made available in both the October and April 9% LIHTC funding rounds of each year. Because of this timeline, an applicant may be evaluated by MSHDA at any time as long as the submission of the required documentation takes place at least 45 days in advance of the 9% funding round in v.tlich the applicant intends to apply. In order to complete the review outlined above, the applicant must submit the LIHTC Application and the documents listed under the Preliminary Project Assessment portion of MSHDA's Addendum IV Exhibit Checklist. MSHDA's determination of the project as it relates to this assessment and the project's eligibility for 9% LIHTC will be good for a period of one year provided that there are no changes made to the project that would cause it to be materially different from what was originally reviewed under the determination. Mer one year or in the case v.tiere there are material differences in the application , another assessment would need to be made by MSHDA to determine a project's eligibility for future 9% LIHTC funding rounds. For further darity, "material differences· generally indudes, but is not limited to, any differences in land and building costs, site work City of Southfield John Grace Revitalization Plan City of Southfield John Grace Re,italization Plan Adopted :\larch 21. 96 49 DRAFT 9/12/18 "for discussion purposes only* 71Page and hard construction costs, soft costs, income projections, operating expense projections, replacement reserve projections, equity pricing , soft sources, seller financing , and any other funding sources from interim operations or transfers of existing escrows. MSHDA is aware that there are programmatic differences between the 9% LIHTC Program and MSHDA Gap Financing Program regarding developer fee calculations, financing fees, and capitalized reserve requirements and will generally not consider differences in these areas to be material differences if they are solely a result of the project taking advantage of differing program requirements. Projects that are ultimately eligible to be submitted in the 9% Preservation Category portion of the funding round will be evaluated and awarded based on the scoring criteria, requirements, and process outlined in this Qualified Allocation Plan. 2. PERMANENT SUPPORTIVE HOUSING (PSH) CATEGORY Allocated to projects setting aside at least the greater of 15 units or 35% of the units in the development for new tenants that are PSH-eligible or that are preserving an existing PSH project for which the project will remain a PSH project; and that also meet the requirements of Addendum Ill. A project that has more than 75 PSH units is not eligible to be submitted unless a waiver is granted by MSHDA Projects meeting the definition of a PSH project, according to the Addendum Ill , must be submitted in this Category. 3. OPEN CATEGORY Allocated to projects not meeting the requirements for either the Preservation Category or the PSH Category. 4 . STRATEGIC INVESTMENT CATEGORY Projects applying in any of the three Categories above can also apply in this Strategic Investment Category 2022 97 �by submitting the documentation necessary to satisfy the requirements outlined in Exhibit Ill attached hereto. Projects funded under this Strategic Investment Category will not be subject to the standard Scoring Criteria and will be evaluated solely based on the sufficiency of the proposal based on Exhibit Ill attached hereto and the usual threshold requirements. If MSHDA determines that not all of the credit under this Strategic Investment Category will be used , the credit will be moved to the "Undesignated Credir below for the funding rounds in which the Undesignated Category is applicable. It is anticipated that very few, if any, projects will meet the requirements to be funded under this Category. 5. UNDESIGNATED CREDIT The Undesignated Credit in the April 2019 and 2020 funding rounds will be awarded in the following order: a. MSHDA wll use its discretion to place projects awarded from the Categories (induding the Strategic Investment Category) in both the October and April funding rounds into the Statutory Set-Asides, wth the only goal being to fill the Statutory Set-Asides from the projects already City of Southfield John Grace Revitalization Plan 50 DRAFT 9/12/18 "for discussion purposes only• 8IPage awarded. If any Statutory Set-Asides remain unmet, Undesignated Credit will be used to fill the remaining Statutory Set-Asides. Following the conclusion of each funding round, MSHDA wll post a list of awards, which wll indude an indication regarding which Statutory Set-Aside each project was awarded from. b. After all Statutory Set-Asides have been met, any remaining Undesignated Credit wll be allocated to the highest scoring unfunded projects in the round . In performing its analysis of credit to be awarded in the Undesignated Category, MSHDA will not take into City of Southfield John Grace Revitalization Plan - .\dopted ~Iareh 21 202.! Co-developers will be allocated tax credits against the per-Principal limit based upon the percentage of interest in the cash-paid (non-deferred) portion of the development fee, including any costs or other fees that would typically be included in and paid from the developer fee as described in Section X below. For example, if co-developers retain a fifty percent (50%) interest each in the cash-paid (non-defe,red) portion of the developer fee, fifty percent (50%) of the tax credits will be counted against each of the developers perPrincipal caps. Parties that have an identity of interest may be treated as a single developer (or Principal) for purposes of the cap if MSHDA concludes, based on the relevant City of Southfield John Grace Revitalization Plan 51 DRAFT 9/12/18 "for discussion purposes only• 9IPage facts and circumstances, that the submission of an application by one or more of the applicants is intended, in whole or in part, as a means of circumventing the annual credit ceiling perPrincipal cap. If a Principal has not exceeded its annual cap, and there is enough credit under the per Principal cap limits to fund 80% of the proposed project, then MSHDA , in its discretion, may consider 1) fully funding that project; 2) awarding an amount less than the amount requested, but that still makes the project feasible; or 3) awarding only the remaining 80% if it is enough credit to make the project financially viable. For this purpose, a Principal is defined as any person or entity receiving a portion of the development fee, which shall also be reflected in the Development Team Information portion of the Low-Income Housing Tax Credit Program Application. 3. If the credit remaining in a Category is sufficient to fund 80% of the credit amount approved for the next highest scoring project in the corresponding Category, MSHDA may 1) consider fully funding that project by taking the remaining credit from the 15% Undesignated Credit described City of Southfield John Grace ~itaJization Plan - Atloped consideration any points for Permanent Supportive Housing awarded in Section F of the LIHTC Scoring Criteria. All other criteria outlined in the LIHTC Scoring Criteria will apply. PSH projects awarded from the Undesignated Credit will not be eligible to reduce the number of PSH units in the development or make changes to areas of the project for which points under the PSH section of the scoring criteria were awarded . C. STATUTORY SET-ASIDES • Nonprofits, 10% - Qualified nonprofit organizations as required by Section 42 of the IRC and that meet the requirements outlined in Addendum I. • Rural Housing, 10% - Proposed or existing housing projects that fall into one or more of the following categories: a) financed by a loan guaranteed by Rural Housing Services or a successor agency; b) funded by a federal program for the development of rural housing; or c) is located in an area other than a metropolitan area. A list of non-eligible rural communities can be found on MSHDA's website: Rural Communities List • Elderly, 10".4- Projects in which 100% of the units serve tenants that confomi to the federal agency(s) definition of elderly or the MSHDA definition of elderly under the MSHDA Act. · Eligible Distressed Areas, 30°.4 - Housing projects in eligible distressed areas, which indude proposed or existing housing projects in distressed areas pursuant to MCL 125.1411(u), A list of Eligible Distressed Areas can be found on MSHDA's website at Eligible Distressed Areas List With the exception of the nonprofit set-aside, if the LIHTC allocated falls below the set-aside threshold by October 1 of the year in which that credit amount is authorized, MSHDA may reapportion unallocated LIHTC amounts thereafter. D. LIHTC ALLOCATION LIMITS 1. Maximum award per project: $1 ,500,000 2. Maximum award per Principal (annual credit cemng): $3,000,000 l\Lrch 21 above; 2) awarding an amount less than the amount requested , but that still makes the project feasible ; or 3) award only the remaining amount of credit to a project if it is shown to be financially viable. Otherwise, MSHDA will either skip the project to fund the next highest scoring project that is financially viable with lesser credit or move the balance of the credit to the Undesignated Credit or the following funding round as applicable, at its sole discretion. E. WAIVER REQUESTS Applicants requesting a waiver of any QAP provisions as part of an application for a competitive funding round must submit their request in 'Miting at least 60 days in advance of all competitive funding rounds. Any waiver request not submitted within these timeframes wll not be considered . While it is not anticipated that many requests wll be granted , MSHDA will endeavor to provide responses to all waiver requests no later than 30 days in advance of all funding rounds . NOTE: This waiver request process does not apply to projects seeking the use of alternative unde!Witing standards other than those published by MSHDA. Requests for the use of alternative unde!Wiling standards may be made as part a a funding round submission. VI. LIHTC FUNDING ROUND PROCESS MSHDA will hold two funding rounds for both 2019 credit and 2020 credit as outlined below. In each of the funding rounds, allocations will be made to the highest scoring projects in each of the Categories; regardless of which Statutory Set-Aside(s) a project otherwise qualifies for. Any credit that is not utilized in any of the Categories from the October Funding Round wll be moved to the April Funding Round for each respective year. Amounts below are based on an estimated annual credit ceiling of $26 million. A. FUNDING ROUND#1 : OCTOBER 2018 & 2019 (APPRX 45% OF ANNUAL CREDIT CEILING) • Preservation Category- $3,900,000 (approx. 15%) 20::?:. 99 �• Permanent Supportive Housing Category - $3,900,000 (approx. 15%) • Open Category- $3,900,000 (approx. 15%) City of Southfield John Grace Revitalization Plan 52 DRAFT 9/12/18 "for discussion purposes only• 10 IP age B. FUNDING ROUND #2: APRIL 2019 & 2020 (APPRX 45% OF ANNUAL CREDIT CEILING) • Preservation Category- $2 ,600,000 (approx. 10%) • Permanent Supportive Housing Category - $2 ,600,000 (approx. 10%) • Open Category- $2,600,000 (approx. 10%) • Undesignated - $3,900,000 {approx. 15%) C. STRATEGIC INVESTMENT CATEGORY- (APPROX. 10% OF ANNUAL CREDIT CEILING) The Strategic Investment category may be used to fund qualifying developments from any competitive funding round at any time at MSHDA's discretion. If MSHDA determines that not all of the credit under this Strategic Investment Category will be used , the credit will be moved to the ··undesignated Credit" in the April Funding Round of the corresponding year. VII. ELIGIBILITY REQUIREMENTS Certain threshold requirements must be met for all projects, unless otherwise stated in any Addenda or Policy Bulletins, or waived. Proposals not meeting threshold requirements will not be processed further. A. GENERAL THRESHOLD REQUIREMENTS The following Threshold requirements, described in greater detail in Exhibit I attached hereto, will apply to all projects: 1. Application Completeness 2. Project Narrative 3 . Site Control 4. Zoning 5. Utilities 6. Market Study City of Southfield John Grace Revitalization Plan - .\dopted 7. Environmental 8. Title Insurance Commitment 9. Financing 10. Acquisition Transfer 11 . Equity Investor Letter 12. Green Policy 13. Development Team Capacity 14. Affirmative Fair Housing Marketing Plan 15. Ownership Formation 16. Waiver of Qualified Contract 17. Vouchers and Public Housing 18. MSHDA Financing Signage City of Southfield John Grace Revitalization Plan 53 DRAFT 9/12/18 "for discussion purposes only* 11IPage 19. Minimum Hard Construction Costs 20. Maximum Total Development Cost Per Unit Limit 21. Michigan Products 22. Phased Developments in the Same Building B. THRESHOLD REQUIREMENTS - PRESERVATION PROJECTS 'Preservation' applies to the acquisition and renovation of existing affordable properties, Wlich are currently subject to a low income use restriction. For purposes of determining Wlich category to apply under, adaptive reuse projects, entirely vacant residential buildings, and projects requiring demolition will be ineligible to apply under the Preservation category, regardless of whether or not project-based rental subsidies are being preserved. Only Preservation projects that meet this definition and the threshold requirements outlined in Exhibit II attached hereto, in addition to the General Threshold Requirements may receive points for Preservation and apply under the Preservation Category. VIII. SELECTION CRITERIA MSHDA will evaluate applications for LIHTC in accordance \\1th the requirements of federal and state law l\larrh 21. :w:!2 • • and the OAP Qncluding any related Policy Bulletins and Addenda) based on the Scoring Criteria. The Scoring Criteria is incorporated herein as though it were a part of the body of this QAP. The general areas w,ere projects can receive points in the Scoring Criteria include, but are not limlted to: project location, project financing , project characteristics, and development team characteristics. For further information on the scoring criteria and specific point values, please refer to the Scoring Criteria. Under no circumstances will any appflcation subject to a competitive scoring process give rise to an entitlement or legal right to an allocation of LIHTCs. The allocation of LIHTCs shall be entirely at the discretion of MSHDA. A. HOUSING IN AREAS OF OPPORTUNITY & OTHER NOTES As Is outlined in greater detail throughout this OAP, the Scoring Criteria, and other applicable policy documents, many of the policies that are in place within the 20192020 QAP are designed with the intent of ensuring that affordable housing is available in areas of high opportunity. To accomplish this, the 2019-2020 OAP places a great amount of emphasis on the strength of a project's location by considering many factors as further highlighted below. It is the intention of these policies to develop and revitalize housing in areas that have a significant quantity of community amenities, offer tenants access to mobility and jobs, and that will be a focal point for further future investment. The following are key criteria within the OAP and other related policies that have a direct correlation to creating and/or preserving affordable housing and allowing lower income residents to live in areas of greater opportunity: 1. Proximity to Transportation 2. Proximity to Amenities City of Southfield John Grace Revitalization Plan 54 DRAFT 9/12/18 "for d!scussion purposes only* City of Southfield John GraceRevitaJization Plan - '1.dopled - March 21, 100 12 IP age 3. Education, Health and Well-Being , Economic Security, and Jobs, Goods, and Services 4. Developments located within an Opportunity Zone and/or a Rising Tide Community 5. Developments near Downtowns/Corridors 6. Developments near an Employment Center 7. Neighborhood Investment Activity Areas 8 . Affordable/Market Rent Differential 9. Mixed Income Development 10. Rural Set-Aside The OAP has a heavy emphasis on location because strong locations have significant benefits for residents. Among these benefits are the potential for enhanced quality of life, proximity to employment, and reduced transportation costs associated with living in walkable areas. Residents desire to live and work in locations w,ere there is a high quality of life and w,ere there are a multitude of opportunities to continue to better their current situation. Residents that are In need of affordable housing are no different in w,at they desire and affordable housing should be no different in w,at it offers them. II is for these reasons that the OAP intentionally focuses on areas of opportunity. Additionally, on March 7 , 2013, the Violence Against Women Reauthorization Act 0/AWA) of 2013 was signed into law. The reauthorization contained several updates to the housing provisions lnduding a number of legal obligations for owners and managers of rental properties funded by LIHTC. The Authority is committed to v,,,orking dosely with property owners to ensure onsite compliance and enforcement w,en necessary. B. TIEBREAKERS If, after evaluating projects based on the Scoring Criteria, two projects have identical scores, MSHDA will select between them according to this order of priority: lowest actual amount of credit per unit; highest 2022 101 �sum total score under Section A . Opportunity Criteria of the Scoring Criteria; lowest total development cost per unit C. RE-EVALUATION PROCESS Following completion of a competitive funding round , if an applicant believes there was an error made during the review process or that an application was not evaluated correctly , an applicant may contact MSHDA to have a specific portion of the application that was submitted re-evaluated . Any such request must be made to MSHDA in writing within 7 days of MSHDA making the awards public by posting a list of awards to the MSHDA .....ebsite. For purposes of this re-evaluation , MSHDA will not consider any additional documentation that was not provided with the application. but may consider information provided by an applicant intended to darify portions of the application . MSHDA, in its sole discretion , will determine whether or not the re-evaluation of an application submission should warrant an award of LIHTC. City of Southfield John Grace Revitalization Plan 55 DRAFT 9/12/18 "for discussion purposes only* 13IPage IX. UNDERWRITING STANDARDS & APPLICATION OF BASIS BOOST In making its determination of the LIHTC dollar amount necessary for the financial feasibility of a project and its viability as a qualified low income housing project throughout the initial credit period, MSHDA will consider the sources and uses of funds and the total financing planned for the project, and any proceeds or receipts expected to be generated by reason of tax benefits. HOWEVER, SUCH A DETERMINATION OF FEASIBILITY BY MSHDA SHALL NOT BE CONSTRUED TO BE A REPRESENTATION OR WARRANTY AS TO THE FEASIBILITY OR VIABILITY OF THE PROJECT. Please see Exhibit IV attached hereto for further information City of Southfield John Grace R~italization Plan - Adopte<.\ X.FEEUMITS A. DEVELOPMENT FEES The total amount of any Q) developer fees, Qi) developer guaranty fees, and Qii) consulting fees (excluding fees to a third party, non-related construction manager induded and paid from the construction contract) , will be no more than the maximum development fee allowed to a project as outlined below. 1. DEVELOPMENT FEE - TAX-EXEMPT BOND FINANCED PROJECTS • 1.!rrh 21. 2022 For projects financed with tax-exempt bonds eligible for 4% credit, the maximum development fee shall be calculated as follows: City of Southfield John Grace Revitalization Plan 56 DRAFT 9/12/18 "for discussion purposes only* 14 IP age a. For projects of 49 units or fewer, the development fee will be the sum of the following : I. 7.5% of acquisition costs ii. 7.5% of project reserves iii. 20% of all other development costs, exduding developer fee, developer ovemead, and developer consulting fee. b. For projects of 50 units or more, the development fee will be the sum of the following : i. 7.5% of acquisition costs ii. 7 .5% of project reserves iii. 15% of all other development costs, excluding developer fee, developer overhead, and developer consulting fee. NOTE: Tax-exempt bond financed projects seeking gap financing from MSHDA will be eligible to receive a maximum developer fee based on the calculations above. Ho-.vever, please note that for purposes of sizing the amount of gap financing that the project is eligible to receive, the maximum developer fee will be based on the lesser of the applicable calculation outlined above or $2,100,000. 2. DEVELOPMENT FEE- 9% LIHTC PROJECTS For all projects eligible for 9% LIHTC, the maximum development fee shall be the lesser of $1 ,500,000 or the sum of the following : a . 7.5% of acquisition costs b. 7.5% of project reserves c. 15% of all other development costs. excluding developer fee, developer overhead, and developer consulting fee. 3. DEVELOPMENT FEE- OTHER CONSIDERATIONS City of Southfield John Grace Re,italization Plan - Arf()µLed on the underwriting process and standards to be used. A APPLICATION OF BASIS BOOST The "basis boost" has historically been applied to projects in hNo ways: i. Buildings located in a difficult to develop area (DOA) or in a qualified census tract (QCT) ii. Section 42(d)((5) provides that state housing credit agencies may award up to a 30 percent "basis boost" to buildings that States determine need the boost to be economically feasible, effective for buildings placed in service after July 30, 2008. This additional increase is not available to buildings located in a Qualified Census Tract, HUDdesignated Difficult Development Areas, or tax-exempt bond financed projects; and it must be awarded prior to the issuance of 8609s, subject to tax credit ceiling being available. The Protecting Americans from Tax Hikes (PATH) Ad of 2015 made permanent the fixed 9% credit rate. As a result of that change, in an effort to ensure the efficient allocation of the LIHTC resource, the QAP is limiting the maximum allowable basis boost for any 9% LIHTC project to 20% based on the criteria outlined in Exhibit V. Properties meeting any of the criteria found in Exhibit V attached hereto are eligible fO( a basis boost up to the percentages listed therein , although they are still subject to the usual evaluation of minimum credits needed to achieve feasibility. 102 In addition to the fee limits outlined above, the following considerations must also be given with regard to the development fee: • If either 1) a new building or physical structure is split into hNo or more phases, or (2) an existing project, building, or physical structure is split into t'M> or more phases, the aggregate development fee for all phases shall not exceed the limitations stated above. • For projects involving acquisition and rehabilitation , an amount equal to at least 5% of the acquisition cost of the land and building(s) must be allocated to the acquisition of the property (and the acquisition eligible basis, if applicable) for purposes of attribution to the development fee. City of Southfield John Grace Revitalization Plan 57 DRAFT 9/12/18 "for discussion purposes only* 15 IP age • Up to 50% of the total development fee can be deferred to cover a gap in funding sources as long as the entire amount will be paid within fifteen (15) years. If the proforma in the application indicates that cash flow is insufficient to repay the deferred development fee within 15 years, the Applicant must provide an explanation in the narrative as to how the deferred development fee will be repaid. B. CONSTRUCTION CONTRACT ITEMS • General Requirements - 6% of construction costs, exdusive of builder profit, builder overhead and general requirements. • Builder Overhead - 2% of construction costs, exclusive of builder profit and builder overhead. • Builder Profit - 6% of construction costs , exclusive of builder profit C. CONSTRUCTION MANAGEMENT M.mh 21, 2022 103 �If a construction manager or a consultant serving a similar capacity (as determined by MSHDA) is not included in the construction contract, then any construction management or consulting fee must be included in and paid from the developer's fee. If a construction management or consultant fee (paid to a related or unrelated third party) is induded in the construction contract, it must be induded in and subject to the above fee limits relating to General Requirements, Builder Overhead, and Builder Profit. Excess fees will be deducted from total development costs when performing the gap calculation. D. IDENTITY OF INTEREST FEES If an identity of interest exists between the Applicant and the General Contractor, incentive fees may only be paid to the extent that they are induded in the above mentioned fee limitations. A general contractor may act as a subcontractor and may be entitled to additional overhead and profit otherwise payable to an independent subcontractor as long as the overhead and profit is determined to be within industry standards at the sole discretion of MSHDA. However, the general contractor's overhead , profit. and general requirements that may be induded as allowable project costs are limited to the percentages noted above. XI. FIRST EVALUATION AND AWARD OF RESERVATIONS Project applications that indude all required information and documentation in a form and manner acceptable to MSHDA, and that meet or exceed the QAP's threshold requirements and underwriting standards will be eligible to be evaluated for receipt of a Reservation and Carryover Allocation of LIHTC. However, applications will only be evaluated if MSHDA determines that the application Is in a position to be competitive for an award of credit. City of Southfield John Grace Revitalization Plan 58 DRAFT 9/12/18 "for discussion purposes onty• City of Southfield John Grace Revitalization Plan - .\dopted 16 IP age Following the award of credit, projects are expected to move forward with closing on financing sources and commencement of construction in a timely manner. V\/hile a project will not need to demonstrate closing and commencement of construction until the 10% Certification deadline shown below, to allow MSHDA to monitor the progression of projects, owners will be required to submit progress reports to MSHDA regular1y during this period of time. Failure to submit accurate progress reports on a timely basis may result in negative points on future projects or a loss of credit to the project. XII. SECOND EVALUATION All projects receiving an allocation of 9% LIHTC must provide evidence, acceptable to MSHDA and in accordance with any applicable federal regulations, from a Certified Public Accountant that more than 10% of the taxpayer's reasonably anticipated basis in the proje ~ (as of the dose of the second calendar year following the calendar year of the allocation) is incurred within 12 months of the allocation date. Additionally, a second financial review of the project based on updated project sources and uses as well as updated project income and expenses will be conducted at the time this certification Is submitted in accordance with the procedures described in Exhibit IV attached hereto. In conjunction with the submission of the above items to satisfy the federal 10% Certification requirements, all Applicants, induding those 'Nith projects with only 4% credits, must submit to MSHDA acceptable evidence of the following items which can be found in the 10% Certification Exhibit Checklist on MSHDA's website. Failure to provide such documentation may result in the allocation being rescinded. The items required to be submitted are: · Partnership Agreement or Operating Agreement. • Documentation of the equity price to be paid to the owner, if not identified in the Partnership ~l.::rrh 11. w22 • • Agreement or Operating Agreement. • For all projects that are relying on tax abatement for financial feasibility, a copy of the projectspecific resolution , if not provided at the time of application. • Record of the disbursement of the equity or construction loan. • Recorded notice of commencement (or evidence that the notice has been received for recording) unless on tribal land. • Recorded deed to the property (or evidence that the deed has been received for recording) or longterm lease on tribal land. • All building permits necessary to begin construction, or a letter from the municipality stating that the permits will be issued upon payment of fees. • Appraisal for all projects having an acquisition cost as a part of the total project costs, consistent with Policy Bulletin #8 to ensure the most effective and efficient use of LIHTC. For scattered site City of Southfield John Grace Revitalization Plan 59 DRAFT 9/12/18 "for discussion purposes only* 17 IP age projects, this requirement will be evaluated on a case-by-case basis. • Capital Needs Assessment dated within 1 year of the 10% Test application due date. All Capital Needs Assessments must be completed in accordance with Exhibit II attached hereto, and Tab Z of MSHDA's Combined Application . • Updated project schedule. pro-forma financial information, and sources and uses statement. • Fully executed copy of the MSHDA Green Policy Certification and, if required by MSHDA Green Policy, proof of project registration with either Enterprise Green Community Partners or U.S Green Building Council. • An Independent Accountant's Report on Applying Agreed-Upon Procedures, certifying that 10% of City of Southfield John Grace Re,italization Plan -Adopted 104 the project's costs will have been incurred by the due date. (Not applicable to projects financed with tax-exempt bonds utilizing 4% a-edits not subject to the annual housing credit ceiling) XJII. FINAL EVALUATION MSHDA wiU further evaluate the project following the date all of the buildings in a project are placed in service, including a site visit if deemed necessary by MSHDA, to ensure that all program requirements have been met and to review the project prior to issuance of IRS Form 8609. To begin this process, a request for a LIHTC Regulatory Agreement must be submitted to MSHDA no later than November 1st of the year a project places in service. In addition to the issuance of the LIHTC Regulatory Agreement, when the project/building is placed in service and prior to the issuance of a Form 8609, the owner must submit to MSHDA acceptable evidence of the items listed below. The placed in service application must be submitted to MSHDA on or before February 1st of the year after the project is placed in service. Applicants are also encouraged to refer to the LIHTC Placed in Service Exhibit Checklist, which can be found on MSHDA's website for further detail regarding these requirements. The documentation required is as follows: 1 . Copy of executed and recorded deed to property showing partnership as owner (or long-term lease showing partnership as lessee if on tribal land), including correct property description. 2. Copy of updated ownership entity formation records approved by the Department of Licensing and Regulatory Affair's Corporations Division 3. First Year Credit Statement 4. Updated application . 5. Independent, third party final owner's and contractor's cost certifications for all projects. City of Southfield John Grace Revitalization Plan 60 DRAFT 9/12/18 Marrh 21, w22 105 �"for discussion purposes only• 18IPage 6. Certificates of occupancy (or their equivalent for rehabilitation work). Additionally, owners must also submit a copy of the same to MSHDA Compliance for each building in the development within five (5) business days after each certificate becomes available. 7. Final executed limited partnership agreement or operating agreement and all attachments. 8. Copy of executed and recorded permanent mortgage and other permanent financing sources. 9. Color photograph of project. 10. Form 8821 , Tax Information Authorization naming MSHDA as the appointee to receive tax information. 11 . A check for Compliance Monitoring Fees. 12. Assignment or transfer agreement of the rental subsidy that has been approved by the appropriate agency, if applicable. 13. A copy of the project's latest financial audit (if available) . 14. Fully executed copy of the MSHDA Green Policy Certification and, if required by MSHDA Green Policy, proof ci project Certification with either Enterprise Green Community Partners or U.S Green Building Council. 15. Updated Environmental and/or Marketing documentation, if applicable. 16. Fl,jly executed Michigan Based Product certification, Visitable Units Certification , Barrier Free Units Certification , Total Project Square Footage Certification, and as-built drawings of the accessible community space. 17. Subsidy Layering Review application and HUD 2880 form (If applicable). XIV. HOUSING CHOICE VOUCHERS This QAP awards LIHTC through a competitive process that can also serve as a form of competitive selection fOf purposes of app6cations fOf project-based vouchers and other focms ci assistance. In City of outhfield John Grace Rl?'italization Plan - \Jopt J ex ex . lar,h -L service at the end the second calendar year after the date the Carryover Allocation. In extremeJy unusual circumstances that are beyond the contra ci the developer, MSHDA may allow the credit to be returned and may issue a Carryover Alloca ·on in the year in wiich the credit is returned without the necessity ci competing for funding provided certain conditions are met. Such a request win be evaluated as a facts and circumstances test. Requests fOf an exchange of credit may not be applied for prior to October 1st ci the year in wiich the project was required to place in service, unless the Authority determines that extenuating circunstances warrant an earlier exchange a credit. A fee equal to 10% of the annual credit award .,,,,;11 be assessed m conjunction with an exchange ci cre<ft At no time .,,,,; any project be allowed more than three calendar years from the date ci initial allocation to project completion unless approved by MSHDA. XVII. FEES All app6cations must be accompanied by a check or money order in an amount equal to $45 for each proposed IOYrincome unit, with a $2,500 maximum limit This fee is non-refundable and must be paid in each funding round in Yklich a project is seeking to be SCOred and/or evaluated. A fee ci $100 will be assessed each time a check is returned to MSHDA for non-sufficient funds. For any project that receives an award of credit, MSHDA will charge a fee equal to 6% ex the annual LIHTC dollar amount reserved for a project. A sum equal to 3% of the annual LIHTC dalar amount shall be submitted to MSHDA at the time ex Reservation. The remaining 3% shall be paid at the time ci the 10% Certification, wiich is one year following the issuance of the Reservation. In addition to the fees listed above, MSHDA may establish such other fees as may be necessary to effectively administer the program. Such fees may indude, but are not limited to, charges to process City of outhfield John Grace Re\itaJization Plan dopt d particular, MSHDA will continue to make project-based vouchers available on a case-by-case basis to projects that agree to set-aside at least five units for Permanent Supportive Housing. XV. PROJECT OR DEVELOPMENT TEAM CHANGES Owners will not be allowed to make changes to a project that would result in a change to any of the specific items for wiich points were awarded , unless extraordinary and well-documented circumstances would warrant il Any such changes to a project that require a rescoring or re-evaluation which causes the project's position to fall below its original position may cause the allocation of LIHTC to be rescinded or an assessment of negative points on future applications. City of Southfield John Grace Revitalization Plan 61 DRAFT 9/12/18 "for discussion purposes only• 19 IP age Additionally, Reservations, and/or Carryover Allocations are nontransferable either to another entity or within the same entity where there is a change in control or general partner interests, except with the express written consent of MSHDA, it being the explicit intention of the QAP to prevent one party from obtaining such a Reservation and/Of Carryover Allocation in order to sell or broker its interest in the proposal (except fOf syndication purposes). Because all representations made with respect to the owner, applicant, developer or related party or entity, or any member of the development team, their experience and previous participation are material to the evaluation made by MSHDA, it is not expected that MSHDA's consent will be granted for such transfers unless a new application Is submitted and scores no less than the original application, and the transfer is a ben fit for the project. XVI. EXCHANGE OF CREDIT In certain unusual circumstances. delays may occur Yklich will prevent the project from being placed in 2022 106 waiver requests, changes in CM11ership, and site visits. MSHDA shall publish a schedule ci such fees 60 days prior to implementation (see Fee Schedule Pa1cy Bulletin) . Compliance monitoring fees will be charged for the credit period as follows: City d Southfield John Grace Revitalization Plan 62 DRAFT 9/12/18 "for discussion purposes only• 20jPage • All units fOf which an allocation of credit was received on or after January 1, 2012 must pay the sum of $475 per low income unit, wiich amount wi cover the initial 15 year compliance monitoring period and is payable prior to issuance of Form 8609. Also, a fee ci $25 per UHTC unit ·11 be charged annually during the extended use period. • All units for which an allocation ci credit was received on or after January 1, 2011 , but before January 1, 2012 must pay the sum $450 per low income unit, which amount will cover the initial 15 year compliance monitoring period and is payable prior to issuance of Form 8609. Also, a fee of 20 per UHTC unit will be charged annually during the extended use period. • All units for which an allocation d credit was received on or after January 2008, but before January 1, 2011 must pay the sum of $450 per low income unit, which amount win cover the entire 15 year compliance monitoring period and the extended use period and is payable prior to issuance of Form 8609. • All units for which an allocation of credit was received on or after January 1, 2001 but before January 1, 2008 must pay the sum of $300 per low income unit, which amount will cover the entire monitoring period and is payable prior to issuance of Form 8609. • All units that received an allocation of credit prior to January 1, 1993, and all projects financed by ex :Mdrch 21. 20:!2 10; / �MSHDA that received an allocation of credit before January 1, 1997, may elect to submit a sum equal to $15 per low income unit on an annual basis for the remainder of the compliance period, or may opt to make one payment similar to that described above. • With the exception of projects financed by Rural Development, all projects that received an allocation of credit prior to January 1, 2001 must pay an additional inspection fee of $30 for each unit to be inspected once every three years. Projects financed by Rural Development must pay an additional fee of $20 per each unit to be inspected once every three years. This fee shall be paid at the time of submission of the annual owner certifications. Noncompliance Fees • MSHDA v.iill assess a fee of $100 if an owner fails to have a representative present for a scheduled tenant file audit and/or physical inspection which results in the inability to conduct the file audit and/or physical inspection. • MSHDA v.iill assess a fee of $50 per unit for significant and repeated noncompliance issues. Failure to submit any compliance or inspection fee v.iill be considered non-compliance. Compliance monitoring fees are subject to change based on changes in costs associated with administration of the compliance monitoring function by MSHDA and other changes in MSHDA and/or IRS mandated monitoring requirements. City of Southfield John Grace Revitalization Plan 63 DRAFT 9/12/18 "for discussion purposes only* 21 IP age XVIII. COMPLIANCE MONITORING Ov.11ers receiving an allocation UHTC shall be required to meet minimum compfiance requirements and to follow the requirements ouWned in MSHDA's LIHTC Compliance Manual, which is available on a City of Southfield John Grace Re,it:alization Plan - .\dopted MSHDA's website. Please see Exhibit VI attached hereto for further compliance monitoring requirements. XIX. COMBINED APPLICATION, POLICY BULLETINS AND ADDENDA Additional program requirements are set forth in the Policy Bulletins, MSHDA's Combined Application, and the applicable Addenda. MSHDA reserves the right to modify the Combined Application, Policy Bulletins, and Addenda at its discretion foll01Mng notice to the public. City of Southfield John Grace Revitalization Plan 64 DRAFT 9/12/18 *for discussion purposes only• 22IPage EXHIBIT I - GENERAL THRESHOLD REQUIREMENTS I. APPLICATION COMPLETENESS Submission of a complete and consistent application. This indudes, but is not limited to, a fully completed LIHTC Excel Application prepared in accordance with applicati11n instructions, submission of the required application fee, and submission of all applicable exhibits. MSHDA will reject applications with multiple material errors in documentation, incomplete information, and/or general inconsistencies found within the entire application submission. Decisions for rejectioo under this threshold requirement are intentionaDy made on a subjective basis and are entirely under MSHDA's discretion. II . PROJECT NARRATIVE A detailed and complete narrative description of the project which includes, at a minimum , the type of project; location; prior UHTC status, if any; type of financing; tenants served; bedroom mix; local, federal or state subsidies, if any; number of jobs created, induding an explanation/analysis for how this number was determined; tenant relocation strategy and budget, if applicable; and any other relevant descriptive information. Additionally, appOcants should submit a map and site plan detailing the proposed project M,m:h 21. w::>::> • • site. Applicants are encouraged to provide as much additional detail and background information about the proposed project as possible; particularly for describing areas in the application involving unusual or complex elements. Ill. SITE CONTROL Evidence of site control by the Applicant. as evidenced by an option to purchase, land contract, offer to purchase, purchase agreement, long-term lease or other appropriate documentation . and ability to keep same for 120 days from the date of application due date, with the ability to provide additional extensions as necessary to accommodate application processing timelines. If site control is vested in an entity other than the anticipated ov.ner, the control must be unilaterally assignable to the proposed owner. Site control documents must dearly identify the physical location of the property (i.e. property address, full legal description or plat map identifying street names) and be consistent with the rest of the development information provided in the application induding the title insurance commitment If the site control documentation does not dearly identify a detailed breakdown of the components of the purchase price to be paid to the seller, a written narrative from the applicant providing additional detail may be submitted to accompany the site control documentation. IV. ZONING Evidence from the municipality of the property's current zoning designation and what, if any, steps are in process to obtain proper zoning for the proposed development, if it is not already properly zoned. City of Southfield John Grace Revitalization Plan 65 DRAFT 9/12/18 "for discussion purposes only• 23 IP age V. UTILITIES Evidence from the municipality and/or utility companies regarding the availability of all utilities and City of Southfield John Grace Re,it:alization Plan -Adopted 108 confirming they will have the capacity to serve the property electricity, gas, waler and sewer. VI. MARKET STUDY A mari<et study completed in accordance with MSHDA's guidelines (see Tab C of MSHDA's Combined Application) that indicales the housing needs of low-income individuals in the area to be served. A completed market study must be submitted with the application and dated within six months of the application deadline. It is anticipated that it v.iill take approximately 5 weeks from the time the mar1(et study is ordered through MSHDA·s process to receive a completed study. Potential appflcants should be aware of this timing ....tten planning to submit an application as part of a competitive funding round. VII. ENVIRONMENTAL Submission of an environmental review in accordance with the current MSHDA Environmental Review Standards (see Tab D of MSHDA's Combined Application) together with a remediation plan , if necessary, with estimated costs outlined in detail and accounted for in the Sources and Uses Statement Projects may be rejected if the environmental review and/or supporting documentation do not meet MSHDA's standards or if MSHDA determines additional testing or modifications to a remediation plan are necessary. Environmental studies must be dated within six months of the application deadline. VIII. TITLE INSURANCE COMMITMENT All projects will be required to submit a title insurance commitment, dated within six months of the application due date, at the time the application is submitted . For projects located on federally recognized American Indian reservations, MSHDA may accept, in lieu of the title insurance commitment, an attorney's opinion letter describing chain of title and land control. Applicants must assure that the name of the entity that O'MlS the property matches with the site control documents, that the entity to be insured is correct, and that all parcels of property under land control M rch 21. W::!2 109 �I"" exactly match up, are property identified , and agree with the application that was submitted. The title insurance commitment must contain a signature of the authorized title insurance company agent or employee, must indicate the availability of a title insurance underwriter, and must otherwise be complete and without defect. NOTE: For proposed projects that contain multiple sites, Applicants must submit the Property Identification form found in the LIHTC Application to accompany the title insurance documentation. The title insurance documentation submitted must be organized in the same order as shoYJ11 on this form. City of Southfield John Grace Revitalization Plan 66 DRAFT 9/12/18 "for discussion purposes only* 24 IP age IX. FINANCING All projects will be required to leverage a reasonable amount of financing sources, in addition to the LIHTC being requested, based on what each project can support. Applicants should not plan on using solely LIHTC equity financing . If MSHDA determines that a project is not appropriately leveraging available sources of financing , the project may be (1) rejected for not meeting threshold requirements, (2) required to secure a reasonable amount of financing before the project is eligible to proceed, and/or (3) subject to a reduction in the amount of credit that the project is awarded. All projects are required to submit evidence of submission of application(s) to a mortgage lender(s) stating the amount of the loan, terms, interest rate, and guarantors for all sources of financing . In the case of a Rural Housing Service (RHS) project, an original letter signed by an official of RHS; in the case of conventional financing , original documentation from the lender(s) staling that a formal application for construction and permanent financing has been submitted and is under serious consideration; in the case City of Southfield John Grace Re\italization Plan - .\Jopted la, h 21, 2022 and how the Applicant intends to meet them consistent with the LIHTC timetables. City of Southfield John Grace Revitalization Plan 67 DRAFT 9/12/18 "for discussion purposes only* 251 Page XI. EQUITY INVESTOR LETTER At the time of application, the applicant must submit an equity investor letter from the proposed syndicator- or investor that includes all of the following : The amount, price, and terms of the Investment • The planned equity pay~n schedule. • Investment underwriting and financial forecast pages compiled by investor (sources and uses of funds, development budget, draw schedules, rental income and operating expenses, cash flow analysis, lease-up schedule, tax credit analysis, capital account analysis, etc.). • Certification that investor has conducted financial review of development team, including identification of which entities and/or individuals will be providing guarantees. • Clear statement of any conditions for investment that need to be met. Failure to provide sufficient and thorough documentation from the equity investor as outlined above may result in disqualification ct the application . XII . GREEN POLICY All projects applying for and receiving LIHTC will be required to incorporate one of three available green standards referenced in the Green Policy which can be found in Tab M of the Combined Application. XIII. DEVELOPMENT TEAM CAPACITY Eadl Applicant shall submit information regarding its entire Development Team . The Development Team is defined as any of the following (without limitation): 0) the Applicant entity, Qi) the proposed OY,1"1er, (iii) principal(s) of the 01N11er or Applicant, Qv) the developer, (v) the general contractor, (v~ the City of Southfield John Grace Re,italization Plan -Adopt of Federal Historic tax credit, documentation indicating that Part I of the required application has been made; and in the case of an Authority financed project, evidence that the project has passed initial determination. The Authority understands that due to differing schedules of funding rounds for various government financing sources, including but not limited to AHP or HOME funds, limited documentation or confirmation of funding awards may be available at the time of LIHTC application. Because of the unique timing of these types of sources of funding , the Authority is committed to being as flexible as possible. Accordingly, MSHDA will accept and process LIHTC applications that are proposing to apply for funding sources that are only available as part of a funding round held by another entity. If, at the time LIHTC awards are made, it cannot be determined that the specific funding source has been applied for and that there is a strong likelihood of funding availability, the funding source will not be considered, which may result in the disqualification of the application. Applications submitted that are planning on the use of these types of competitive funding in this way should also identify a contingency plan as a part of the submission to demonstrate how the project will proceed in the event the competitive funding in not received. Contingency plans may Include the deferral of developer fee if the deferral is within the limits outlined in the 2019-2020 OAP. In this way, applicants are encouraged to take note of this flexibility, but are also cautioned to list only those funding sources in their initial application that they are confident will meet the requirements noted above prior to the LIHTC award. X. ACQUISITION TRANSFER For acquisition/rehabilitation involving properties currently regulated by another government body 0ncluding HUD, RHS, or MSHDA) , statement from the Applicant of the requirements for such approval M 110 property management company, (vii) any third party development consultant, (viii) any related party(ies) or entityQes) in the seller of any land or property. For this purpose, a related party or entity is considered to be related if one party or entity directly or indirectly has the ability to control the other party or exercise significant influence over the other party in making financial and operating decisions. The Development Team must demonstrate professional and financial capacity to plan, build, market, and operate the proposed development. The performance record of the Applicant, consultant, architect, management agent and contractor will be measured by the quality and quantity of previous development(s); design, construction and property management efforts; and affirmative action records. Each team member is expected to demonstrate satisfactory prior experience on projects of similar scale and complexity; to have satisfactory professional references; and to devote sufficient staffing and resources, including financial resources, to complete the proposed development. To demonstrate capacity, the Development Team will be evaluated based on the following : City of Southfield John Grace Revitalization Plan 68 DRAFT 9/12/18 "for discussion purposes only* 26jPage • Applicants will be required to submit a certification regarding their previous experience in the development and OYJ11ership of affordable housing , which includes at a minimum: (a) a list of all affordable housing developments the Development Team has participated in during the three (3) years preceding the application, and (b) a statement concerning any felony criminal convictions, indictments, and pending ctirninal investigations of all Development Team members, and details ·cl121 2022 111 �of each circumstance, unless otherwise prohibited by court order, statute or regulation. • The Applicant and contractor will be evaluated for creditworthiness and financial capacity. Specifically, financial statements will need to be submitted for the Applicant and contractor that meet the requirements of MSHDA Policy Bulletin #7 and demonstrates adequate professional and financial capacity. If a Development Team member does not have satisfactory prior experience or adequate financial capacity, a written plan must be submitted for review by MSHDA to outline how these deficiencies in experience and financial capacity will be rectified. Proposals submitted \Nherein any member of the Development Team (v) has failed to pay any fee or expense due to the Authority in connection with any Authoritysponsored program (w) has been detem1ined to be in default or in major non-compliance with UHTC or any other MSHDA program, (x) has been debarred or suspended from any MSHDA. HUD, or Rural Housing programs, (y) is in foredosure or been foreclosed, or (z) is under felony investigation, indicted or been convicted of a felony, will automatically be disqualified until the event or events of default, debannent, suspension, foredosure, non-compliance, or other legal action are corrected or resolved. To assist in its evaluation of these criteria, MSHDA may contact other local, state, and/or federal housing agencies to solicit feedback related to a specific development team member. MSHDA has the sole and absolute discretion to deter:mine those parties ineligible for UHTC due to lack of capacity, non-compliance, or disqualification status. XIV. AFFIRMATIVE FAIR HOUSING MARKETING PLAN Submission of an Affim1ative Fair Housing Marketing Plan consistent with MSHDA requirements (see Tab P of MSHDA's Combined Application). XV. OWNERSHIP FORMATION DOCUMENT City of Southfield John Grace Re,italization Plan - .\tlopted Copy of the most recent version of the certificate of limited partnership (or limited liability company) and any amendments on file with the Department of Licensing and Regulatory Affairs, Corporations Division, \Nhich accurately reflects the entities involved in the project ownership shown in the application. Outofstate entities must submit a copy of an endorsed application for certificate of authority to transact business or conduct affairs in Michigan, along with the supporting documentation submitted with the application. City of Southfield John Grace Revitalization Plan 69 DRAFT 9/12/18 "for discussion purposes only• 27IPage XVI. WAIVER OF QUALIFIED CONTRACT By submitting an application for UHTCs, all Applicants waive the right to request a qualified contract under Section 42(h)(6)(EW) of the Internal Revenue Code. Thus, MSHDA's required extended use commitment shall not tem1inate at the end of the compliance period, but is instead a minimum of 30 years. XVII. VOUCHERS AND PUBLIC HOUSING A written statement signed by the Applicant stating: • it will give priority to persons \Nhose names are on appropriate Public Housing or Housing Choice Voucher waiting lists maintained by a Public Housing Commission (PHC) or Public Housing Authority (PHA) in the area in INhich the project is located, and • it will make ongoing efforts to request that the PHC and/or the PHA make referrals to the project, or place the relevant project information on any listing the PHC or PHA makes available to persons on their waiting lists. A copy of the written statement and documentation of ongoing efforts as evidenced by a referral agreement or other appropriate memorandum of commitment must be kept on file at the development's office and available for compfiance inspection and review at all times. ~ldn·h 21. 2022 • • XVIIJ. MSHDA FINANCING SIGNAGE A statement of certification that if the Applicant is awarded LIHTC It shall post signage at the project construction site listing MSHDA as a financing source. XIX. MINIMUM HARD CONSTRUCTION COSTS All applications for 9% credit must Indicate a need for at least $20,000 per unit In hard rehab or construction costs (inducting both building and site costs, but exduding allowable amounts for General Requirements, Builder Overhead, Builder Profit, contingencies, etc.) and must indude this amount in the construction budget. Projects seeking 4% credit to be used in conjunction with tax-exempt bond financing will only need to meet the minimum requirements found in Section 42 of the Internal Revenue Code. XX. MAXIMUM TOTAL DEVELOPMENT COST PER UNIT LIMIT All projects will be subject to a maximum Total Development Cost per unit that cannot be exceeded . The Maximum Total Development Cost per unit limit is determined by multiplying the average of the Construction Cost Index for 2017. published by Engineering News-Record, by a conversion factor of 33. Applicants seeking more lnf0m1ation or darification on this calculation are encouraged to view the Cost City of Southfield John Grace Revitalization Plan 70 DRAFT 9/12/18 "for discussion purposes only• 28IPage Reasonableness with Credit Efficiency section of the Scoring Criteria \Nhere projects will be evaluated to detem1ine \Nhether they meet this test based on the information entered in the form. XXI. MICHIGAN PRODUCTS All projects must demonstrate the use of products and goods that are manufactured by Michigan-based corporations and incorporate them into the proposed development. (Submit certification from architect; See Tab HH) City of Southfield John Grace Re,italization Plan - Adopted 112 XXII. PHASED PROJECTS IN THE SAME BUILDING Developments that are proposing multiple 9% LIHTC phases within the same building will be required to present a plan of financing In the event that only one of the phases is in a position to be funded in the 9% LIHTC funding round. Developments will be required to show a solid plan to avoid the situation \'Jhere 9% credits are allocated to a phase of a building that cannot begin construction until other financing is secured or a 9% credit award can be obtained on the other phase(s) of the building . If the plan is dependent on all phases receiving 9% UHTC funding in the same funding round, then singular phases will only be eligible for 9% LIHTC if all phases are in a position to be funded in the funding round. The plan cannot be dependent on any phases receiving a 9% LIHTC award in future funding rounds. If, in MSHDA's sole discretion , a solid and realistic plan is not presented, the development will not be eligible for a 9% LIHTC award. Please note that this section only pertains to phased projects that are located in the same building and does not pertain to phased developments that are spread out over a particular site. City of Southfield John Grace Revitalization Plan 71 DRAFT 9/12/18 "for discussion purposes only• 29IPage EXHIBIT II - PRESERVATION THRESHOLD REQUIREMENTS I. ELIGIBLE PRESERVATION PROJECTS Eligible Preservation projects indude those with any of the following elements: a. Government financing from HUD (induding Section 236, Section 8, and Section 202) , USDA Rural Development (inducting 515), or MSHDA; b. Other below-marl<et financing, defined as a below market federal loan as defined in Section 42 of the IRC; :\I, ,·h 2., 2022 �c. Rehabilitation of existing public housing provided the project \Nill involve rehabilitation of existing units, and not demolition and construction of new units; or d . Year 15 LIHTCs. Projects INith federal assistance must retain the assistance. Prepayment of a HUD loan and conversion to enhanced vouchers may qualify as retainer of assistance if the applicant demonstrates to MSHDA's satisfaction that such conversion is necessary to enhance the property's long-term affordability and if the property \Nill remain viable even after normal attrition of enhanced vouchers. II. MSHDA GAfl FINANCING PROGRAM SUBMISSION As outlined in Section V.B.1. of the QAP, an applicant \Nill not be able to submit a preservation project for 9% credit unless the project has first been submitted to MSHDA in order to evaluate vmether the project is likely to be competitive under the MSHDA Gap Financing Program, using the available gap funding paired INith a tax-exempt bond loan. Based on MSHDA's determination, if a preservation project is unlikely to be competitive in the Gap Financing Program, the project \Nill be eligible to submit for consideration as part of a 9% competitive funding round under the Preservation Category. Additionally, applications for preservation prtjects that are ultimately eligible to be submitted for the Preservation Category may not materially differ from the same project application that was submitted as part of the Gap Financing Program : otherlNise MSHDA, in its sole disCfetion, may determine the project to be ineligible for an award of 9% LIHTC. Ill. PROJECT MUST BE 'AT RISK' Projects must either: a. Be INithin five years of any permitted prepayment or equivalent loss of low income use restrictions; or b. Preserve occupied and restricted low income units provided the rehabilitation \Nill repair or replace components that are: City of Southfield John Grace R~italization Plan - ,\dopted ~larch 21. \Nill give consideration to the follolNing: Level of community impact, induding economic and social impact • Unique financing opportunities Job growth Coordination INith other site amenities to enhance the overall neighborhood • Coordination INith an overall community revitalization effort In addition to the usual threshold requirements, at a minimum , to qualify for this Category, the application must indude: • Evidence of a Neighborhood Plan adopted by the municipality that delineates target properties (new construction, rehabilitation, demolition, for example) and that explains how housing related amenities such as transportation and community services are orlNill be Incorporated • Evidence of significant municipal and/or state funding commitment(s) - not induding housing tax credits - and any other unique sources of financing . • Evidence of substantial outside private investment, INithin the past two years and/or planned and committed in the follolNing two years - not induding investment in housing tax credits • Demonstration of proximity to job growth/new sources of employment Projects applying in any of the three Categories outlined in the QAP can also apply in this Strategic Investment Category. MSHDA, in its sole discretion, 'MIi make the determination of vmich, if any, applications shall receive an award from this Category. It is anticipated that very few applications \Nill meet the aiteria to apply in this Category, and that there may, in fact, be none in a given funding round . City of Southfield John Grace Revitalization Plan 74 DRAFT 9/12/18 ~or discussion purposes only* 32 IP age EXHIBIT IV- UNDERWRITING STANDARDS City of Southfield John Grace Re,italization Plan ,\Jopted City of Southfield John Grace Revitalization Plan 72 DRAFT 9/12/18 "for discussion purposes only• 30IPage I. In immediate need of repair or replacement; or ii. Either substantially functionally obsolete or being improved to provide modifications or betterments consistent INith new building code requirements and MSHDA's Design Requirements. IV. PROPERTIES INELIGIBLE FOR PRESERVATION Preservation projects are ineligible if they: a. Are deteriorated to the point of requiring demolition. or b. Have completed a full debt restructuring under the Mark to Market process INithin the last five (5) years. City of Southfield John Grace Revitalization Plan 73 DRAFT 9/12/18 "for discussion purposes only• 31 IP age EXHIBIT Ill - STRATEGIC INVESTMENT CATEGORY REQUIREMENTS There may be extraordinary circumstances where the evaluation of an application by the standard review process outlined in the Qualified Allocation Plan does not necessarily take into consideration the contribution that a development would make to the state's overall economic end community development strategy. These situations may indude, but are not limited to, applications that demonstrate transformative neighborhood revitalization, and/or unique financial funding and leveraging opportunities, and/or the opportunity to promote significant job growth in proximity to such housing. The Strategic Investment Category has been created to attempt to address these circumstances. As part of its review for projects submitting an application for the Strategic Investment Category, MSHDA 211::!2 114 I. PROJECT FEASIBILITY In determining the feasibility of a project over the compliance period, MSHDA has established minimum standards for operating expenses, vacancy rates, increases in operating costs and expenses, project income, debt service coverage ratio, operating reserves, and replacement reserves. Requests for use of alternative standards other than those established by MSHDA must be supported by written explanation and appropriate documentation. For developments seeking only competitively allocated 9% credits INithout financing from MSHDA, applicants may request waivers from these standards based on the submission of written documentation indicating that the alternative underwriting standards have been reviewed and approved in advance by both the debt and equity providers for the project. The use of the MSHDA minimum standards or any alternative standards for determining financial feasibility of a project is at the sole discretion of MSHDA. If MSHDA determines that the project is not financially feasible using MSHDA's minimum standards or the alternative standards at the time of initial application review, the project \Nill not be eligible for an allocation of LIHTC. In addition to revie\Ning a project to assess its feasibility, MSHDA \Nill also evaluate each project to ensure there is no over-subsidization and that the appropriate amount of resources are being used, in particular the amount of LIHTC being allocated. In conducting this analysis, MSHDA \Nill consider the amounts and terms of other funding sources being planned for the project and the amount of cash flow generated by the project, among other things. MSHDA, in its sole discretion , may allocate fewer credits if the determination is made that the project could be completed by adjusting one or more of the other components of the underwriting (e.g. more hard debt could be supported resulting in fewer credits needed for feasibility). l>ldrd1 21, ;;022 115 �MSHDA will review a project's feasibility over the 15 year compliance period at three different stages as required by Section 42 of the Internal Revenue Code: 1) prior to making an award of credit, 2) at 10% Certification, and 3) at Placed in Service. The following is a breakdown of how this provision will apply to each of the underwriting stages in the allocation process and what this provision will mean in practice: • Initial Application/Prior to LIHTC Award - In order to receive an initial award of credit, the project must be financially feasible for the 15-year compliance period utilizing the underwriting standards as applied to the proforma. • 10% Certification - MSHDA will review the sources and uses of funds and the total financing planned for the project to ensure that the amount of credit being allocated to the project does not exceed the amount necessary for the project to be financially feasible during the entire initial 15-year compliance period. MSHDA will continue to monitor a project's income and expenses during this phase of the allocation process, but will not hold up the issuance of Carryover documentation because of this portion of the review. City of Southfield John Grace Revitalization Plan 75 DRAFT 9/12/18 'for discussion purposes only* 33IPage • Placed in Servicenssuance of 8609 - MSHDA will review the sources and uses of funds and the total financing planned for the project to ensure that the amount of credit being allocated to the project does not exceed the amount necessary for the project to be financially feasible for the 15-year compliance period. MSHDA will continue to monitor a project's income and expenses during this phase of the allocation proc.ess, but will not hold up the issuance of 8609s to a project because of this portion of the review. City of Southfield John Grace Revitalization Plan - .\dopted For projects relying upon project-based rental assistance for financial feasibility - If the project-based rental assistance ends due to events outside the owner's control , any rent and income restrictions on the property that the owner agreed to for points as part of a competitive funding round will revert to the 50% or 60% AMI level as selected by the owner. The amount of credit awarded to a project will be that for which the value is the lesser of 1) the equity gap calculation ; 2) the amount of credit calculated based on using a 3.4% credit rate (used for acquisition costs and for tax-exempt bond financing) or a 9%1 credit rate (used for rehabilitation or new construction costs), the credit pricing identified in the Equity Investor Letter, and on its qualified basis; or 3) the amount of LIHTC requested by the Applicant. If MSHDA. in its sole discretion , determines that the equity pricing shown in the application and the Equity Investor Letter is unreasonable based on current market conditions, MSHDA may use an alternative equity pricing that i ; more indicative of current market conditions. Applicants should note that the tax credit rates outlined above may not be the exact monthly rate in effect and that the actual tax credit rate may differ from this. The rates shown above are intended to allow for some flexibility due to fluctuating monthly rates, while not allocating more credit to the project than is needed for feasibility. II. RENT INCREASES Rent increases on the tenant-paid portion of rent , for occupied units will be limited to no more than 5% per year for the first three years. This limitation does not apply to occupied units protected by projectbased rental assistance or enhanced vouchers. 1 MSHDA will use the greater the credit rates shown or the floating monthly credit rate published as of the time of application submission in its determination of the amount of credit to award. City of Southfield ex March 21. 2022 • John Grace Revitalization Plan 76 DRAFT 9/12/18 '"for discussion purposes only* 34IPage EXHIBIT V - STATE-DESIGNATED BASIS BOOST CRITERIA Pursuant to Section IX.A, MSHDA will use the following criteria in awarding the basis boost. For projects financed with tax-exempt bonds eligible for 4% credit, the following basis boost will be available: 1. Projects located in a QCT or ODA will be eligible for up to a 30% basis boost For projects eligible for 9% LIHTC, the following basis boost will be available: Up to 20% Basis Boost: 2. Projects located in a QCT or DOA 3. Permanent Supportive Housing projects 4. Deep income targeting - Projects restricting 20% the total units to 30% AMI or less (in order to be eligible for the boost under this criteria. the 30% AMI units must not also have project based rental assistance associated with them) 5. Projects that receive points under the Developments near Downtowns or Corridors section of the Scoring Criteria 6. Rural set-aside projects 7. Historic Projects - Projects that are completing a certified rehabilitation of an existing certified historic property listed , either individually or as part of a district, on the National or State Historic Register; or that the State Historic Preservation Office expects to be listed on the National or State Historic Register. Project must also incorporate the use of the Historic Credit. 8. Affordable Assisted living developments that qualify for the Affordable Assisted Living points in the Scoring Criteria 9. Projects that are located within an Opportunity Zone (as enacted under the 2017 Tax Cuts and Jobs Act) and/or a Rising Tide Community ex City of Southfield John Grace Re,italization Plan ·\d0µled '.\IJteh ~1, 116 Please note that MSHDA reserves the right to mod;ty the StateDesignated Basis Boost Policy on an asneeded basis, should market conditions dictate the necessity for a revision . Should a revision be necessary, MSHDA will work with stakeholders to come up with potential changes, with the objective of ensuring the criteria allow for feasible transactions In the current market, and will post a notice of the revision on its website in advance of the revision becoming active. This streamlined approach will allow for a quicker response to market forces and the changes to be effectuated in a timely manner. City of Southfield John Grace Revitalization Plan 77 DRAFT 9/12/18 *for discussion purposes only* 35IPage EXHIBIT VI - COMPLIANCE MONITORING & NOTIFICATION OF NONCOMPLIANCE Owners (Applicants) receiving a LIHTC allocation shall be required to follow the requirements outlined in MSHDA's LIHTC Compliance Manual (Compliance Manual or Manual) (available on MSHDA's website). 1. O\NNER RESPONSIBILITIES Within thirty (30) days of completion of Part II of the Form 8609 and filing of the form with the Internal Revenue Service, a completed copy must be sent to MSHDA for its records. Failure to send a copy of the completed form to MSHDA within the required timeframe shall be deemed as noncompliance. The records for the first year of the credit period must be kept for six years after the due date (with extensions) for filing the federal Income tax return for the last year of the compliance period (a total of 21 years). Owners must k.e ep subsequent records on file for six years after the due date (with extensions) for filing the federal income tax return for that year. These records must indude: • The total number of residential rental units in the building (induding the number of bedrooms ::022 117 �and the size in square feet of each unit); · The percentage of residential rental units in the building that are low-income units; • The rent charged and utility allowance for each residential rental unit in the building; • The number of occupants in each low-income unit; • The low-income unit vacancies in the building and information that shows when and to whom the next available units were rented ; • Income certifications of each low-income tenant and the documentation to support the certification; • The eligible basis and qualified basis of the building at the end of the first year of the credit period; • The character and use of the nonresidential portion of any building included in the project's eligible basis; and • Documentation regarding calculation of utility allowances. O'Mlers must submit to MSHDA Compliance on an annual basis the following: • An O'Mler Certification of Continuing Program Compliance (O'Mler Certification) Form certifying that for the preceding twelve month period the project met conditions outlined in Section 42; • The original local health, safety or building code violation reports or notices that are issued by the state or local government unit. Copies of these reports or notices must also be kept on-site at City of Southfield John Grace Revitalization Plan 78 DRAFT 9/12/18 ~or discussion purposes only* 36!Page the development for review by MSHDA during the physical inspection. These reports may be destroyed fotlO'Mng a MSHDA inspection and the O'Mler's notification to MSHDA that the violations have been corrected. Code violation reports must be retained for uncorrected City of Southfield John Grace Rl!'itnlization Plan - Adopted violations. Owners must submit to MSHDA electronically, on an on-going basis, data stating the number of qualifying units, number of bedrooms in each unit, information on each lowincome tenant household (including income, rent amount, utility allowance, number of occupants, AMI % designation , etc.) , and any other information as set forth on the MSHDA website and in the Manual. The tenant income and rent information must be provided in the format required by MSHDA. which includes electronic submission via a web-based reporting system. Owners must submit to MSHDA in writing , responses to the physical inspections and tenant file audits conducted, unless no inspection or file audit noncompliance findings are identified. Owners must notify MSHDA in writing (Notice of Change in Management form) 'Within five (5) business days of any changes in the management of the project, including changes in the company managing the project or In the address, telephone number or email address of the management agent company and/or contact person. Owners must notify MSHDA in writing (Notice of Change in O'Mlership form) within five (5) business days of any changes in the O'Mlership of the project, including a foreclosure, deed in lieu of foreclosure, or any other sale or disposition of the project or any portion of the project and any changes in the O'Mlership entity, including any changes in the name of the entity, address and telephone number of the entity, percent of O'Mlership changes, and changes in the principals comprising the 01M1ership entity. O'Mlers must notify MSHDA immediately in writing (Notice of Building Casualty Loss or Damage form) of any unit(s) or building(s) in the project that are anticipated to be unavailable for occupancy either permanently or temporarily for a period of time anticipated to exceed 30 calendar days due to casualty loss, damage, or any other reason . MJ1 rh i1 :,022 2. MSHDA RESPONSIBILITIES MSHDA will review the Owner Certification Forms and tenant data and income and rent reporting for compliance wth program requirements. MSHDA, or its authorized agent, wll conduct a physical inspection of all buildings, common areas, and at least 20% of the low-income units in a project. MSHDA. or its authorized agent, wit conduct tenant file audits consisting of a review of the low-income certification, the documentation the O'Mler has received to support that certification, and the rent record for 20% of the low income units. Physical inspections and tenant file audits of UHTC projects wll commence no later than the end of the second calendar year following the year the last building in the project is placed in service and wll be conducted at least once every 3 years thereafter throughout the initial 15 year compliance period. City of Southfield John Grace Revitalization Plan 79 DRAFT 9/12/18 ~or discussion purposes only* 371 Page MSHDA wit continue to conduct physical inspections and file audits throughout the extended use period. MSHDA retains the right to perform an on-site inspection and/or file audit of any low-income building at any time or frequency during the initial compliance period and the remainder of the extended use period. MSHDA 'Will retain records of noncompliance or failure to certify for a minimum of six years after the filing of a Form 8823. MSHDA 'Will retain all certifications and records for not less than three years from the end of the calendar year in which they are received. 3. NOTIFICATION OF NONCOMPLIANCE If any of the submissions required in Section I, are not submitted in a timely fashion , or should there be omissions, MSHDA shall request such information from the O'Mler. If the O'Mler fails to provide the 118 required documentation wthin the specified time period, MSHDA shall notify the Internal Revenue Service of the O'Mler's failure to provide the required Information. Should MSHDA discover, as a result of an inspection or audit, or in any other manner, that the project is not in compliance wth Section 42, or that credit has been claimed or 'Will be claimed for units that are ineligible, MSHDA 'Will notify the O'Mler. The O'Mler shall have a minimum of 30 days from the date of notification to cure the noncompliance. In extraordinary circumstances, and only if MSHDA determines that there is good cause, an extension of up to six months to complete a cure for noncompliance may be granted. MSHDA 'Will notify the Internal Revenue Service, utilizing Form 8823, no later than 45 days after the end of the correction period, and no earlier than the end of the correction period, of the nature of the noncompliance and 'Will indicate to the Service whether or not the O'Mler has made appropriate corrections. \M'lile MSHDA wll notify the o'Mler of compliance issues, neither a finding of noncompliance nor a determination that noncompliance has been cured is binding on the Internal Revenue Service. O'Mlers who have received a notification from MSHDA that a project is in compliance may still be subject to an IRS audit and the possibility of loss or recapture of Housing Credits. Refer to the Internal Revenue Code for additional information about federal compliance issues. The absence of a notice of noncompliance should not be relied upon by any owners or their investors as a warranty or representation by MSHDA that the project is in compliance wth application requirements. City of Southfield John Grace Re~italization Plan -AtloµLed - )lan·h 21, :!022 119 �Appendh'. E: 2017-2022 Building Permits (attached on the following pages) City of Southfield John Grace Re,italization Plan - .\dopted • l\lJITh 21, ::022 120 Section 31- Building Permits Permit# PB21-4l-163 Job Addrc•• Con1..-,clor BE.\lrJY BOX SFLD LLC 02/25/2017-2022 Fee Total 2.10:?3 BEECH RD Con•t. Value Date IHucd $+!0.00 ~25,,1 06/16/3l21 $359.00 $8,-KIO 06/08/21121 $-196.00 $10500 09/08/3121 Work De,e:criptl.Qru Constrncuon of new Qr'Oodet.1 dwnp!ttcr- ~nclosucc W'l.th wood gate- door. PB21-0729 \!EYER. ~L-\RTI & \!ORR£ ~765 EOGE...\1O:S-T \Vork Oeicripcion: Dtck extension to t-llihng Jeck 1'821-1249 HUTCHINS, GL'<.'\ \\i'ork Oncriplioo: Remove back p;ibO; lean cxitbng wing \\.ill..-. (2h.:13) p.atio. Budd:!' htgb w1ngwall 9 linear ftconnect»on to exi.stmg Wlng v,iill, $-16700 $16,516 08/19/21)21 2:.'!;,{~)f 09/"7/"JJ.)21 Work Dc-scription: -176' ofu·atergu.ud Mloplesafe S(J' ofc~tcriordi~h.ug-elutc 1'621-1338 J,\CK. TI'RONE & CARE., PB21-1356 FOSTI::R. THO~L-\S/BER..,AI 23121 TI-IOR..,CLIFFE 2280111\IBERLt:--:E $5,884.0,J $222.00 $R,OCM) 09/02/2')21 $398.00 H3.241 09/ 02/2021 $513.00 $22.951 09/02/21)21 $3>1.00 $11,000 10/()(1/2(1'.?J $351.()() $12,108 10/13/2021 $196.(1() $3.885 10/26/~21 $-150.ro $3l.-l<Xl ll/.l0/3l21 $4J(.()(I ~1-.7 1J3 11/29/ 21)21 \Vork lks:crip1ion: Compktc tc!roof 1'821-1-106 TROTITR. R& BAt.:GHM .\N :?33:511 IOR.,Cl!FFE \Vork Dcscriprion: rcpl!letng l \\'D'ldo\\- .nd 2 P-'UO doon. PB'.?1-1409 E.R\"CS, CO.RA 2..">902 \~'REXFORD \Vork Oct.cripcion: ttpl.tcmg 5 erisnng windo\l.-i PB2J-1610 • \UNGO, HOR.-\CE t\· 237(-0 S.\MOSCT TRL Work Description: 1r1Sull if11cnor w:ilcrproo6ng sy:u~n on all -I u:illl, uubll new m.i~-:,p•1 and pttmp PB2l - 1<118 LE...'I.PJIART, E.LDO:--: & MJCf 23680 OAK GLEN OR Work O«cripcioa: 99 Ff INTERJ OR WATERJ'RCX)FJ),;G 1'821-1717 CCBRECO, ~1O,\L-\R.\ .-\ 23400 O .-\K Gl.f:N DR Work O.,scripcion: REPLAO-:-.IG 256 Ff OF Gl TfERS 1'821•1788 STRJCKl....",..\:O, HER..\lA:S- & r :?3160 WRE.XFORD Work Dcscrip,ion: tcu off 11Jld re-roof hou~ 1tnd au...ched gauge R~nove n<lge 1.eru PB21 - 1789 HESDCRSON, TRm �'\: 'ork Dc.t.cripcion: tc-;1r off .and tt-•roi.:1fhou"C wd .atbchc<l f:tt.'gc (tht roof not 1ncluJt.-J) 16,7-1(, 11 (01 /'.?U21 $11,769 ll/l'.?/:,1:1 $13,l!J!0 12/1)(,/:l,lcl $7.8')() 12/09/:l.121 >u !11/19/7:ll'.?2 S1?5<o PB21,1800 EHRIC:11\\.\'s. D.\\10 Pll21,tSn 11\RPO<)llJ.\.'-,JOH'sM 21,c,,S.\ IOSE"TlRL Work De cripc:ion: Ntdtcn/h..J.fb~tb mnudc-1 PB21-IS4<l \\lrlH, •. IL-\RO's $}4ll.{O Work Description: l 4Mt mttnor ba"Cmc:nt , atctpruvling :And l PB'.?l-1'187 '<Uff'\l planp JfSFRlf:.5,JOH'-". R & .\.'-GE Wfl) \'C' 10 MILE RD \\'ork Dc11cription: Iruwlling :)) sol.u p1uwb. 7 ....-)l, gnd bed. onr.> ground mounted arr,11,· \\.'ork De aiption: 9 lu~mcnt ;U1c.:h.:,n PB21 :,:,o; B.\l'rlSTE,A\TR) $15~('(1 Work Oescripcion, TE.-\R OH' .\'-.D R.I:ROOI' TO COI>E PB21-:?1Q8 101!. ·so.• IIE.."-RY & 11:S.D, '.?~Sl~IS!\\1O:-ETTR!. $~1~9.00 Work Oc cripcion! ELECTRIC.\!. FlRE / 1"-TERIOR REPAIRS TO BE H.\'-.DL£D PB'.?l-:?1)11!1 T.\YIDR.)011"- F Work De cripcion: ln!>talhng(U repl~nn"'·nt ,a.-mdCJ\\s PB'.?1-211.8 2.'\11:llJO.\J.:GLEls DR SH.\\N"D-DL ·• \JlTOfEU S:87.0,J Work O«cription: Roof O\Tr exbhng l t...b roof •~th nc11,· Dunrnnorul W'W10C'J ;!j S(,.11.00 230WTIIOR.'-"CLIFI-E Work Oe•criptioo: tut off and re-roof ht~ aod atta,;.tkJ ~r..g,rPBZl-=.! $13,9" \'ClSEG.\RDE.'-", D-IRl>TOl1 2-4400 l"-J.:STl:R RD 01/lll/:ll•'.?2 ork Ocsc-rip,1ioo: tc...r off and rc--roof ffltlre' hou,e onlr (no "'r-.age) P~-OC~ Work DePB'.?2-0l(ll T\'1.0R.TO\l\flf.& B.\RB.\ 2~163 Gll'SEYR.lf. S71't0ll ripctOn: u u ~ <JUb:-oi.l dr.m lilt-~ iutCflQr cxlttl':.t l);l"'"mc:nl ,·-itcrpl'OOfillg .\ICKIN"-F.Y, TAI..\1.-\DG~~U ~18511\IBERU"-L Sl,'/33."l \\ork Dacripcion: Bathroom mnxkW'lo opttung fie'\\ n1t door m the back ,,th nn. ramp and 111.k"all up 10th<- dn\YV,:ay. PB22-012A TI IO~IPSO"-. M \RY 261-lll R.\NGE.\IORE $22,.011 ; 1'00 02/01 /3)22 s~;.oo $19.()1~ 02/0J/3117 ripe ion: Rq,hcc: \,nJ1 Mding on lnu,e ooly 2430'I EDGE.\10. :T Work De cripc.ion: Dcmo'l.ibon ,,C-Bl 5 E.d~nL Sn.Yr <=11("~ foW'kLuon rcmo, Mo hacldill m~bon~ rtqw-cJ pnor 10 fin;J gadutg o( ,.,.. Sod / ,ttJ & mukh ttqUi..d fur fu"'1 in.'P=to" Work Description: PB17~l'20t Re"ide:n:IJ.J. &'nct11110r RILEY, \ffl \"T'-" & 01 \,•rr: ork Oc,.crir<ioo: h,,..U Z7kU" Sundby Jn),td pk'U.lor per tppl'O\,°nl pl.u.u. PBli.{157) $19.IWWI ~JIit \\'RfSK>RD 0,/02/:?()17 c;..,..,..,, Vin.al in~U<,,t requtred. .\f u.un\ml ;ill dfu at lot lane. \UEDE.'-BECI.:, D L.\.>s;D 111 241,q. \MOSl:"TTRI. ork Oc.cripcion: :Se• (JJ bcJroom b.,mc, (3 l/:;1 Bathroom. W/1.oft "POL< Coa.1ruct, ,.... 1,.,.,,. fo<>tu,g. b.uem.nt •.rD ..i,..,, ttm<h f , ~ 1,..,&u, ro.._i., "nJ. ..,ui._, and lirul ,_trons "'!'•r«I. :SOlTh ~""' hn, bad lo ,i.,-,UOIU :lif'P"'' cJ poor lo p1acnnc-nt of~ cootfflE. H'•~• $)4(ll 05.119/3J17 '-"o,1.. ~,ipcion: ·,np ....d R't00fbau1<anJ 11tta<h<Jp>s< ~"'I' & Rnhingl, Roof I 5tl fdt k• & W•1<r Sho.ld, Dnp !:Jg< \"ont , Fl..lung & Nungks. T•·o "'--p«t>on• ~ Or=fP~.,., & Fuul Roo[, un<kr ~/12 p11ch, ""' Lti-.n I ',ti r,quittd. Roof, und,, Z/12p,rch. \lnolm= "'1'4..J. R90i?.7 PBli-08}9 ill\".\: :-r.\GI! \\lRF.Lf_-;,· 5 (JO(> II :?2'155 \'\lU'SI-ORD ()1,/07/:}117 U"or~ D«cripcion: Rc:mo,'C' d.unagc shinp1..~ on roof R,puc, mn,d wood lru..U ciumn,y fwh Atbc, a1ubtmg G.\f,lungl,-; Sl"{I & R...!ungj< .cc.ordmg to c:ortlr.oel I wo ""{"'l>on• a,qu,ttd. Opcn/1',..,g=-, ..,J hn,1 tnp& R,,,,hingk Roof I:>:/ fdt I« & \\"atu,-ludJ, Drip Edi" \",ni., Fluhu,g · 51u,,g1<._ ho1111"'oon r<qUltt<l Opcn./1',ogrtto& F....t Roof,unJcr~llZ J'll<h. tv.o 1,m, 1;11 ~ Roof, un<kr2/l'.?p11ch, \{tmbnnt f'«iUUal R9(6.2.7 1'817-'IH¼ HER.'-.\'-DEZ, W\! 'I 'EL Work De c-rirc--ion: l!S' ,~tcrpmofu.ig& !--uanp Wl51 \\' 10. IILE RD ~ (U,ch..i.rg,: 10 S:96.<VI $11,l!Ul ln~~hon of 1211 fcC't oftnte-nor sub 1uJ dnu, Plumhmg pcm11t .auJ m.,pcclJOru ttqLDml 5f11~m pc:r COtltnK:t rough and fin.al Ul"'fleCl1t11lC.I tt<JUlJ'C'd $141.011 Work Oe,cripcion, ll6/13/)l[7 ditch. $9.l"'l ~rr:sk 08/08/'.)J 17 tnp & R,,,lu,1gk Roof 1511 felt let· & \'C"a1a '1»<1J, Dap Edge \"a11,, n,,.1,;,,g & SrunsJ<s. T,n, uupC'\:O<>ns l'C<fltll'C'd. ~n/Prugrc,- & hn.J Roof11 unJcr4/11p1lch. 1,a.-0 l•vC'r,, JS# req~ Roofs under ~/12 pitch. Membr>n< ""l"'r«I. R90i27 • PB17 1092 0.11P~ E.\Rl.L PB17-l 196 REY:--.OL.OS, STEM-IE.'-" A! 'C 237200.\J.: GLE:S: DR \\·ork De cri-pcion:- 2:1<,,1 C l 'T\\'OOD OR �Stnp& Reslungk R.or,f IS# felt lee & \'t'11terSbt.eld, Dnp Edge \ents, fta..,.lung&~h.ingk!i. T"'·o u1~ch()ns rcqu,wi Open/l'rog,,:., & fin,J Roofs rn,dcr ➔ /J~ p,tch. two loy«• 1:,11 «qllU<d. Roof. under2/12p11ch, \lcmh-rane rcqusred. R9rJ:l.27 Stnp & Re.ih.inglc flC.:coultng to conrrKI. T \\-"O 1ospcchon,: tcqutrcd. Opcn/Progtt:f! 1U1d Fi.n:11 • PB17-1298 $285.00 D.\\lDSOS.CAL\l.S & '.\:Of. 21!Ml? L\KE RA\1SF.S \lork Description: TclU' off roof do"",1 to roofboard" and rcplncc roned ln:J1:tll1celusrerfdt $1~.70I) 118/18/:lll? ,,-ood dnp edge •hingl« Stnp & Rcshu,glc Roof IS# fclt Ice & \\'arc, Shield, Dnp L:lgc \',no,, Fli,lung& Slungles. T"" ui,•p<cuon, reqw«cl Op<rt/Prog,u, & Firuil R<lOf, undt'T 4/12 pin:h. two uycrs 15# n,quued. Roof, under 2/l2p,u:h. \lembnne rt-qwred R905.2.7 Strip & ~hingle- acc:ordmg ro contract. T\\:o in..ipoecllont required: Opcn/Pn:>gre!i1' ;1nd hn.1I. PB17-1355 STR!CKL.\SD. Ht:R.\l~S & C 23160 \ThE.XFORD $781.00 $2.,.988 O'J/19/"]JJ17 Work Description: 8.ltb ttmodcl-n:mcwe- ..ttywa.ll fi◊onng,. Joor:, and c.mng. Rrp.ur dryw.ill, prep floor for cm-bless shou.w entt')". \\ "i<lm both dooN. fur ..\DA compltancc. Rough and final mspccuoru required. $,ookc cktt:c.ton .md c:.rbon molloxidc dect«tot requir<d.ptt R314 and R319 PB17•1388 "'EBSTER. DORIS :?3185 BEEO! RD $7,193 $125.IXI f)?/15/:l.117 Work Description: Wt..ll 11 ku Gener.ator in rear y,ud ~ lOO wnp tr.tos(er .smtch lo!'luill generator per apptm·td pl;1n:1. Fuul PBl7-14!)7 Ul"f)C'Cb.OD CR11TE:S:DE..'-J, BE.fu'-JAAD & 23455 OAK GLEN DR rcquirc-d. ~lnimrnn 50 d.Bs at lot hm·. $430.00 i22.4llr 0?/H/'llJ17 Work Description: Srnp and re-roof house and gan,~ Stnp & R,,hingk Roof 15# felt 1-x & \'\"■ tor Slucld, Drip t:¥ \'enr,, A ..Jung & Shml!Jn. Two "''l><cMn. rcquu«l Op<rt/Progn,s, & Fuul Root. undcr4/I:! puch. two b)-." !5# r<-quu..l. Roof, undo,, 2/1:?puch. ).{ernbNnc icquued. R'J05.~.7 Step&. Rrshingk a.::conhng to cootracl T~-o iusp«:UOn::. reqw.red Opm/Progtt» :u1d fin.al PBli-1441 11.-\RPOn!ILL\NLr\TNGTJl 237!05.\MOSETTRL $3:?7.00 $18..}13 09/14/"1J!l7 $'.!9.800 11/0'i/:lll7 Work Description: Cttanng 2 non-k>.W. bc-;mng ~,alh 111 laundcy room RougJ, and fioal ifl.$J>CCbOO iequittd PB17-1768 :.OLESKI\. GEORGE A :?4101 BEEOIRD $670.00 Work Description: lnstalluion of 13 HelJctl PtetS pc-rcngmeeted specs.. ln~whl:tol"$ logr«fwred before fimJ .in:,pecnon a.sde1.1iled u, speci.fiQ.ltiOllS !'817-1887 Kl~D. I ~TIHE\T :?4-447 GLENI:.'YR!E $6.800 S:?IR.00 12/07/).)17 Work 0cKripc1on: lu:!tall 10 1.--inyt rcpuct-mcnt 'fib.,do,u Inst.ill "·indo\\·~ &Jldo.rdvorpcrcontuct. Fene 1ration lrtble, tnusl bc-lefl on,indo"',/doon unttl .Uta 61\.11 uupccbOn. Final in.-pcction required. PB17-1978 \'tl-!ITE. SH.~ON 23659 LAKE R.\\1''1;S $:5?.0t) $1 l.000 12/20/2017 Work Ducriptioo: Strip & Rcshinglc Roof 13# felt kc & \V,tcrShiclcl. Drip Edge Vent,, FJ.,bing & Shingle>. T"·o U'-'pccnons requittd: Opcn/Prog,.e,s & Final Roof, undcr~/12pm:h. "'-'O U)"Cts 15# n,qwrod. Roofs under 2/12piu:h. ~f<tnbran• r<quued R905.2. 7 PB17•19?7 • S:?.,7-1(, I.Js!GHT.A.,DRE& YAL-\Rl 261-IO W9 .\llLE RD 01/11/~18 Work Description: lru.t.all \l.i.nJo,...- pu cont.tact. Feniest.rntion l:ables mu!t be left on \1,,ndav,.-, unul after fuul inspection. ftniJ imp«rionrequi=l. 1'818.()(\.16 BLOCKER. OLIYER '.!5910 FOREST \ "\\" $1,S-13 $134.00 OI/J0/3118 W'ork De.sc.ripc:ion: Inst.ill 3 \"lnyt replac~menl v.-indows lrun.l.l ,inJov,"! per contract. ~mstutwo IJ.bl6 mwt ~ lcfr on 0,inJows ua.,b.l 11.nt'r fu,:J. inspe-ction 1-Ilu.l m.,pccnoorcquircd PB18--03l2 BIGGS, WALKER \' !fl & BIC 2361)() 0.-.K Gl£N DR H390 03/01/"1J!18 $13,500 03/16/2!Jl8 \'Vork Dc:sc.ripciori: Ul!>~ rolled li'bctt)· roofing on b1Kk .kldition only. opco roo( an<l 6n-al uupecuoos ttqtn~PB18-03J5 s~urn, ROBE.RT & O!RISTI 23100 'IHOR.,CUFFE $'.?97.00 Work Description: Stnp llnd re-roof hou,:;c 11,th attached gata~ Stnp & Rewngl< Roof 15# felt ko & ~ ·•ttr Siu.Id. Dnp Edg,, Ven,,. Flblung & Slungl.,s T ~·o lll"(>OCWO, r<quir<-d Op<n/Prop.s & Firutl Roofs under4/12p11ch. two byer, 15# n,q<ared. Roof.under 2/12pitch. '.\lcmhr,,ne n,q,iu:«L R905.:.7 S"1> & R..!ungk according to conlract T.,.., inspectioru rcqumd. Opm/Progtt,s and Fin"1. PBl8-03G5 B.\."-11'5. RICI-L\RD & CORW ::-1644 GLE.'-IEYRlE Sl,159.!•l $55,958 O-l/~/:all8 Work Description.: Construct• 491.5 s,q. ft. en.:lo~d t1-un room. Footing, nnd, 1Vugh .ind fuu1 tn5p,CCriotU icqlJU'Cd. PBIS--037:? PYE SH!\Ql,lTA Q :mo; L\KE RA\'ISES S375.00 $18,N3 03/28/3>18 Work D<scription: I Layer tor off m<l re•roofhousc ,nd g,tra!,"'· Stnp & Reshinglc Roof 13# fub Ice & \''m,r ShicW. Dnp Ed~ \'nu,, A .... lung&Shingl& Two oi;pecnon, requim,~ Opm/Progtt•>& Fuul Roofs under 4/l2p1tch. two 1,yon 15# ttqui.rc:d Roof:t un<ltt 2/1:!pitch. Memhr,uie tt'<lUrcd. R9052.7 PBIS-0-157 COWNS. \1CK! 23685 S.\.\fOSET TRI. $350.00 S6,50(1 04/l3/21ll8 Sl.080 04/.i0/"1J!J8 $9500 06/19/:ll18 $7,720 06/ll/3Jl8 \Vor-k Dcscripc:ioo: PBl8-0-IR3 ST.\S13ROl"GH.BE\'ERLYJ 2:53:JST.\l,'TON DR \Vork Descripcion: LJ~tall (2) ,,nyl tepl.lccinent u.-in,k.,"·s. PB l&-0605 SMrrl !, L>\..\! \R & ~L \R11H ~4833 S!\MO$ET TRI. Work Description.: R.esidcnriill Pool Dcm.10--complc1~ rcmovi\l PBl8-0848 • HELD FA\!ll.YTRl•~• $31500 or gun.ite mgrouod pooL bac~ pl::1cc ropsoil :?5875 IUREST \W $3lR.<Xl Work D«cripe:ion: Stnp gnJ re--roof hcn.a,c only Srnp& R.shmgk Roof 13# f<b Ice& \'.i«Shiokl, Dnp Edge \"cnt>. Fl,-lung&Slungk,. Tw0uupcc110ns rcqntrect Opcn/Progrc.:,..• & Fmal. Roofs um.ler-4/J:! pitch. tw""o b~·ers 13# ~uittd. Roof.s undct ":./12.pik::h • ~tcmbn1M rtqwr.ed. R90.5.2.7 Strip & ReWnglc accorthng IO COt1lrJ.CL Two tn.-!l()Ktromi requucd: Open/Progrns and Fmal PB 18--086! $8,78, TROTTER. R & B.\L"GH,\L'\."> 23325 nroR.,CLlFFE Work Ocscripcion: Con~truct A 06/22/3!!8 16 x 16 ~udcck. Corutrucl 3 ,...--ooJt:.n d«.k ~r iapprou:d p.Ltn,._ Footing. ~o jobt. b.t~nl rcstnunl ,:upport &. final tn..."f>CCbOn rcq,a.rcd PBl8-ll9-lq STOV.\U, T.'.NY \ 233311 OM, Gu:N DR \t'ork Dcscripc:ion: StlJP and re-roof ho'-""C' ~omple-11: $'.!6:?.00 57.JOO 06/'.!6/2fJ18 �1'1.118-11111 rnxo,. ·.\\l&,ll\\\"'sl'.~\ S16,0&I :?37:!"llEECIIRD 117/ 21/:)>18 Work Dc.. c rip<ion: TC'..roff 11ntl rc.:~roofh<>u1c- An<l g:Ar.lgt: sinr & R,,lungk Roof IS# fdt I« & \\'11« Sh.. JJ. Drip EJgc Yrnt>, fl,,Jung & ,hingk, 1,.-o •n,p<cb<>U> ~ - (")pcn / Progre,., ~- rm.J Roofe u,W,u 4/ 1:! pitch, t\\ Oby~n 1:;tt ""'lutttd. Rtlof untLer ':. / llp1t.:h. \{nnhr.mc f'Nll.W'Cd. R'X)~:? 7 Stop&. P818-IO>-! ~hinglc .'l..:con.hng1ocontr.1ct SECORD. L.YN:S lv.-out."'f'CCUOtl n.'qtntffl Opn,J r'ro~• wJ J·uul 6, J~ \47 S~\IOSPT l RI N) 07/17/ :))18 Work lx"c ripcion: lu~wbw.m of 57 fttl of mtcn,."lr 5ta) sod d.r.11.n "f51:cm pc:r coi1tnt;;I. rough 1J final ln~c.:uos\d req-.11rt:d . Sq,cr.1tr Plumhmg ~mul RnJ U\.,,«rton-1 ttqlllttd.-Surnr rumr dtx-.h.a~ hlll lX' l•> the ~I >nn dr.un ,-hen .\-.il.abk.or to .. loobon 'PP'°'«! by the City of Southf><kf• J",,ginttnng Drp,runmt PBIR-11>)9 PERRY, DE.R.RYL & TIIERF- p 787 03/0R / :llJR 2.':!l'I 01 'TWCX~D DR \\ ork t~cripc ion: Zo1ungco1~la.ani.:.ercnmt t.:>uut.dl •1hcJon I concmc uh tmptthOr\l'C'\f-li.rcJ PBl8-1:15 and ~i:v.allpnappro,tJrlans S-utd and final H/IIIR $187.00 HI "" . COR.'sTl.ll 'S\"&LO :?35705.\clC>SETTRL 08 ( 16/ 3118 last.ill"'tnduw ~JorJ.x»rpcrcontr.act. h:,~o;tnticnll!..&c,mu,tm"ktt('tl v.·mJo,. / do.•o unnl;a.ft1tr fuul f in,I tmp«ll<ln ,xqu,rcJ. uup,coon \\ otk Dncription: T c-arofr anJ Rt-roof hou,c & g:t,..agr. PBl8-1~ DlX0:-.1, "\.\l&SII\W'sTA\ $119.0lt :?37:!.'iBfF.CIIRD $:!.In 09/ 14 / :ll!S $10,057 09/ 10/:lllS " o r~ Oc.8Cl'lpc ion: C'41ttn R.tpba-mmt (m:wlabOo.ofgutte:npcccontr.a..:L f"Vl,.,M~1 rcquucd PBl8-IH~ BRIGG,, G ...R\' & RHO. D \ :?>'il.O l'l,STER RD \\ orkO«cription: ·,np& R<.hinglc Roof 15# fdt lcc&\\'.i«Shi<IJ, Drip l'.Jg< \'<n~, llo,l,a,g& Slunglc T,-ouup,ecbOm tt<pattd0p<n/Pm1"'<'-,&F,rul R,-.,f undcr4112rud1, ... ouvers 15# "''l.attd. Roof,unJcr~/1:!rnch. \lemb,...., n,quittd. R•Jo5.::. 7 PB18-l~J PYF.SIHQ\ :IT.- .Q PBl8-I ~I \ULE..~l,;.IY, GEORGE-~ $31:?.fO m.o·· io/<l9/3'18 $11,763 I0/09/:!ll Wo rk De c ript,o n: Stnp & R<Ju.,glc Roof 15# felt kc & W.icr Shield, Dap EJg,, \"oni., Fb,lung & SlunpN, T,-o arurcction, ttqUU<d Op<n/Pmgtt,o & fi,ul Ro,,f, undcr4112pitch, ... o I.,~,... 15# n,qW<d Roofs w,J,,2/ 11pi~h. \lcml,,mc ""f'&l.-d. R<J05 :?.7 S1np & l\,slungk .o,:a>rd111 to coutnc1. T ...., in,p«bon< ""l'un,d Op,n/P...,l(tttt and fin..J $4)1,4 1? $1,0,.7.00 IU/01/3)18 ork Description: Water d.anugt rep.air Jk.!f -pa.~ 1'8 18-15 19 LO:SG. BfR.'-ETI.\ :?J111 sr.,l xros DR $~9.00 \\ ork llacripc ion: Stnp & R,,b,ngk Roof l'i# ldt I« & \\',t<T ShiclJ. Dnp f:.d. \enr Ft,, lung& Slungks. T"o Ul,p<ell<•n rcquu,d Or<nJP,ogrns& Frn.J. Roof,1a><kr~ / 11potch,i-..-obr= 1,<1 n,qurttd Roof,und.r1 112pud, \leml,,...,., n,quaml R90, :?.7 ~mp & Rnhm~ ocrotdu,g., contncl h-o 111,,.c:t,on> "'!"'mi Opn, ( P,ogn:,. and ~•ul PBI 1,>-1 su,ro J\' PROPE.RTif' &l''\'E.'11-1 ~7:,R.\~GP.\IORE o rk Daaipcion: R.rpl,cnncnt of 9 nnyl rq,b..:em.:nt !.f!!Jl I0/ 17/ JJIB .,,no;,., lnstaD •11llXl•'I ak.l or Joorpn con.tract fn1ntntioo r-...i ..,,,,..,_ oeqwal. labks must be- lrft on •--iodo• / doors unnl .1fttt final ~ PBl!l-1596 Sl4.5M FLOYD,G.\RDELL Ill! 19/ 3Jl8 \\ ork OcKription: Tear-oft· and rc"•-roof !>tnp&Rnhinpo=,nhngiocontn,u T,-o•»p«""'n~Opcn / Pmgr,, .,,Jf..,.[ •. tnp&R<slunj;k Roof 15# felt Ice & \\ •t<T 5rudJ, Dnp Cdgo \'rnt•, 11• rung & ~ T•·o uupn-uv,,. n,quaml Op,n/!'rogrr" & Fuu! Roof ~r4 1t-:?p1t..:h.t•0 layttt l~#ttq\Dttd.. Roofs w-.lrr 2/l::!p,k:h. \(1..-mLranr ~I.AttJ. R')(H .27 PBlll-1608 \TI'.BSTI:R-J.V: K.'iO. ·,\'l"E:\l: 24'JIIO -.\MOSCTTRI . PBIR-l6"R S~I.\RT, RICH \RD/ ~IIRI .\.\I ::3:?51 \\"RE.\'.1-0RI) $)9,131 10,1:413118 $1 J,-l(O 10/ J<l/ 311~ Work O«criprion: Tnmlf anJ ~l'O<Jfhou,. and g,,r,g, & R<.lungk Rool I<;# Jdt !er & \\",tor ~Id. Dnr l'.Jgc \ 'mt • ll•mong& Slungks. Tv.-, in•p«t.,n ttq'-'lttdOp<n/P"'S'"'&Fiml R,x,f under4 112p,td,. t-..-o 1.i= J)# mjtR..J. Roof, undcr2/11p,tch, \tanl,rmc K"q'.nred R~H ~-; Strip & Rc-,.hu,.- .tc:corJi.ng W contr.-.:L Tv.-o in~tfoot ttquim.L Opcn/Progrn-1i and f",n,J . tnp PBl!l-1679 P-.m. \\.\RJ..: .\ 24/.00 EDGE.\10. :i PBl8-16'J4 S. IITII, LA.\I\R & M \RTI I\ :?-1833 5.\.\IOSET TRI $17,:?13 11 / B / )llR s2-n,w1 \\ ork Uacripc ion: T~u off anJ rc-roofb.)u'\e' 01Jy, tnp & R«hingk ao:nnLng tu contn<t. T,..., m,pc:cboo, ~ral. Open / P~• anJ l'ut..d. ~mp&. Re.Jungle Roof 15# fdt I« &Wata 9u<IJ, Dap Cdgo \ "•nl", R,,lung& Slungk T•·o Ul,p«.bon> n,qutttd Oprn/P,ogr<•• &. Ftn..l Roof~undcr 4 f l2ptd\.1w.--ola)cr-15# ttql.Rttd. Roof undcr-:!./ l~p1h.:h. \lfflmrane rftiUlttd R905 :!.7 PB18-18~ 1111.1, DESHA\ . ..\ :?32,1 BEECH RD $167.(1() $:')JU) 11 ( 14/)IIR Jot 11 / 2?/ )llH \\. ork O«cripc,on: SHIP =node! on $-211~) tncluJ.," mofing. d<mo. and a,raury PBl8-I <;7 \CII.F-~Y.GI.ORGf.A ~4!01 IIEHCH RD W"orL. O«cripc: IOn: Construct a •"OOl..ir:n dn..--k ~r llfl'PN'--al pWlS. h,otang. open JO'l"t. latrr.al rutr.unt 5-upport & f:uul uupccbnn rrqu,,td. PBl8-1ll6H 1-.J.IEBER. R\Y\f 1-.;D $199IO S:i,6/JII 12l U7/ :ll18 \\ ork ~ripcion: ln~lAll 1, nnyl rq,t.:.:.,ncnr • ·iin,d,,l,. & {Z,1 (lo.-,,..n, In,ull -a."'U.J.:i, 2nd or door pn cuntUICt. fcnr.,.tunon ~ , mu.t ht, l1;ft on an,p<eb•>n fo..1 ""('«UOO ~ PBlll-1 Work.11cac-ripei.on: $HJ ,-mdo• / <loon. unnl airer tUl•l • Sl'i,~1 11 / 3tJ/ 3ll8 �and foul. Strip & Re.!unglc Roof I '>II- fell k< & W>t« Sluekl. Drip &lg< \'ents. Aa,lung & Shingl,s. R.oo& under 4/12 pitch. two b~ers 15# rf'qum:cl Roof• under 2/1:!: p11ch.. \lcmbr.ine required R905.2.7 PBIS.1918 • RO\\E,DASH.\WN V S5,7(XJ 2-'767 TI\IBERLl:--:E 01/03/2lll9 \Vo rk Oescripcio n: Lost.ill (.),. Vlrl)I ttpl.ict:mtnt ~"Uld..>u, lnsuU "-1ndo\l:s and or door per contuct. Ft'.ne!ttr.1tion 1.ibles mu-.t be left on ,,"l.n<lo\\.'i/<loors untJ .after final inspection. . fU1.il in."P«rirm teqllll'cd.. PBl9>H46 COX,S!IERYL 26976 \X'9 MILF RD $1551.00 $ ltJ2.(ll)l 02/08/:ll I 9 Work Ocscripcfon: Compktion of new re,:1drotial con,-1nlcilot1, ongm-'.l bu1khngpemlit PB16--13:H Joh lS c~unurcd to be 6(1'1''" completed PBl9-0174 $173.00 TO~ IBEW, CARLO& BL\C 23415 O\K GLEN DR $3.973 Ol/O-l/3JJ9 \Vo,-k Desc:ripcion: lru.uU ..vindows .ad or door per conlt-.lC-L Fc:n~stT.1tion lable.<J. mwl he left on "-'lndc;,\\.'J/dooB until .ofter fin.d U191>~tion. Fin-:al inspcc:uon n:-qu::tred. PB19-0574 IIE.'\OFJt.<;QN, lROY $569.ll() $30,000 0"/31/3JJ9 Work Description: Inst.all v.-i:ndo" .u1d or U!aor ptt cnnt.ract F~:>1r.'ttioo lah~ D'll..r!I be lef1 on v.,odo• ,/duo" until after fin.sl UL•p«ucm. Fm.U tn.~pcction re.quired. ln:otall ::I) vioyl ~ e : n l v.i.ndo'G:.s S2.'i6.CXI Wo rk Dcscri ptfon, Smp & Rewuglc Roof IS# fd1 Ju & W.i« Shield, Dnp Edge \'<nl,. Flo,lung &!>fungi<,. Two w,pcctwn, re9Wr«l Opon/Progre,. & Final Roof, under 4/12pnch.. i,.·o I•)'"" 15# ""l'"'"d Roof, umler 2/12pnd,, \l<tnb...... "'<!Utt«!. R905.2.7 PBl9-0592 GIBSO?-i, \TILLIE B S2.S85 24300 lXKSTE:R RD 05/31/2019 Wo rk Dc,cription:: lmtsU 'lliindov..... and or door pttcontncl. F~ocstr.abon J.ibki must be lcfl on wmdo11,.,./doors unu.1 afrCT final llli,cction.. Fin.ti iz~uon required.. 5 vinyl rep1..ccinent ~mdo,a:-s PR19-0<,!8 \\1LUE D JONES :!6075 R.\NGE\(ORE $215.00 $6,(\()7 06/19/11)19 Work DescriJlrion: lmit:ill 4 ttplao:mcn.1 (6bergl.m:J ~,ndo"·s. LntaU "-indo\L-"S and or door per contoct. fcncstnrion l.iblC"s m\.bt ~ kh on "mdo~-:s/doon until afler fuu) in~uon. Final uupecuoo ttqu:t.red.. PB19~)6-19 POTIS,JOHN G &JE.\N B 2.10~) L\KE R\\1XES $652.('() $-30,5+1 05/JJ/:))19 ~ 1ork Dcsc:ripc.io n: lnsull ,'ll1<lao.~.m<l ordoorpn cnntr:acL Fn~str.ttion lable$m\.l!l be- left on 'IL'U.K¥)"'-,/doott until .It« fiml imp«tion.. Fm.ti in,p«non rcquaral. PB19-07?5 S.\IITH,JEFF IR ~47UI SAMO'ET TRL $--187.!l(J Work Dcacrip(ion: lntce.oor ~·.1tcrproofing. 1908 Sq Fi ccawbpa« n,c.11psuJ... non engineenng. ,rtt no res on Kope of work. PBl?--086-1 to $J.l,5(Vl 06/l9/:llJl9 3 ,u""1 PI.IJ:11f't'· Sunl) location appro\'ed by STA'-BROL'.GH, BEVERLY J :?253JSft\L':'-'"TO. DR $147.00 s1.3n 06/rT /3>19 Wo rk D«cription: h1St.Jl v.iodo11r"3- J.ndordoor pc-t contract. FC'nC''-lnttion l~Je~ ml.Ht be left on wutdov.,/doott until 4ifrer fuul ir,,pttrioo.Fi..-tlin,pcctio11~2v.indo"' P019-09.>I ~L\11\IOL'D, EZZELDl:S $81,.00 23310TIIOIL'-CLIFFE $35,450 07/18/3)19 $6,990 08/05/2019 Work O csCffpt io a: Ship f'tmockl per contnu,: 1 PBl9--0987 KNIGHT, .\.'-DRE& V,\LARJ 26140 W 9 MIL£ RD \Vork Ix c ripc io n: hucnorb11.:;C"11le1lt ,·:1.terproofut~ U1!'t.alhng 15-1-' of ➔ " S & D pipt l'Q .m c~i,ung sy1ut:m. suolf) d.i.sch.ugc l.!C\1rttndy ucdinro J"lOnn • PB l'l-1075 BOZIN, Kr:.ITII & SCHWART 23565 OL'1'''00D DR $490.00 SU,721 07/~/2019 Wo rk Dcscripc ion: lmt!tU -.-i.ildo,i,--, •nd or door per contnKt. Pcnc.suation bbks OW$t be left on windows/door, until :.1.fti:r 6.oa.1 irupection. Fin.,Jirup<ction ttqui,:cd. 1'1119-1 162 JO'-ES,SH.\KIRA Work o.:..cnpooo: PB19-1316 coru.tNCt 23049 Sf:\l':-.TON DR ramps ptt pl;;;. \ULESKIY,GEORGEA 1'i.l· $3.308.6-1 $175,000 09/'!ll/2019 g 2-\IOI BEEGI RD t, $12S.OO $9,900 08/1l/.l'119 Work Dc.sc:riptioo: ln.u~.llahon of ~:.mdby Ceoeatoi PBJ9-l224 HEID F.\.\l!LY TRUST 2587" FOREST \'W $317.00 Sl3.:?00 08/28/3lt9 Work D«cription: ln..iull u-uidov.--, 1111d or door~ c.ontr.k..-;. fcnt'Rntion LablM: must be kft on WJndo .....,,/doors uubl afi.o: final in,pecuan. Fm.il UlSp«UOn ~ ~6 ,-inyl rq>l.acffllenlJ. P819-l.l49 CEBRECO. XIOM.\R.\ _\ '.!J.!00 O.\JZGLEN DR S320.00 $15,050 Oll/06/21119 $125.0o $!.600 10/ 15/21)19 $11acxi $4,285 J0/07/:!JJl9 $30').00 $7.000 10/23/2019 $.l4LOO $14.79CJ 12/09/~l9 $5.000 11 /07 /:)) 19 Work 1.)ucrfption: Tcu off old r00f .tnd uut.all oc-v.· roof PBJ9-l+n JOH:S:SO:S:, MYRTLE,J.\Cl-:5( 258TT BEECH CT Work Deocript ion: lh 16' ooocn,1< med p•J .,/24" e1tv.all CO:S:CRETI:ONLY PERMIT PBl9-!516 !IOI-FM \S1ER. DA\10, M.\F 24154 ROL'GECREST Work De.B-C.ri pc.ion: Rcplxb\8 4- u-U\00"'~ PBl9-l602 HARPOOTIU,\N UYING TR 23710 SAMOSET TRL Wo rk Descriptio n: .&.thtoom remodel PB19-1718 COWNS. \1Cf.;J 23685 S.\MOSETTRL \Vo rk OC1-Cripti.on: l 70 Ft of Ulttrior U.":ltcrpt00ftng. 2 5ltmp pumps PBl?-1726 JOH's,o:,.:, MYRTLE, JACK.<;< 258TT BEECH CT Wo rk Ck.scffptfon: - \uu ~,c,,,, PB19-178? JKLRE.-U.l'IT.-\TECOLLC 25870W9M1LERD $146.00 Sl,900 03/l l/2020 23345 11 IOR.'s'OJFFE $237.00 $8,000 03/ 11 /3J20 $21,687 05/('8/:roJ $13.0(X) 05/12/3.J:!JJ \Vork Oeti-«ipcion: ~cv. roof/ ~-roof PB:!(1..()231 P.\TRICK K'\RL ~ 'ork Deic..ription: ln~"u ~ \ \ (rffietlllOr • Pll20-0356 \'FREEN.CH\.\IA\');EC :?3815O.\KGLENDR PB:Y).0385 I LARRJS, 0.\\10 JR 23336 TI IO!LS:('.LIFFE $3MOO 24730 GLENC\'RIE Sl:?..iOO \l?ork Dcscrip1 ion:: Demolish in•ground pool PB'.J)-0516 \lOORE. OOL'GL\., R S2.JOO 00/03/3!:0 U 'ork De:seripe:ioo: 10' x 1-f Concn:-tc ,w, v.'l1h 2-f' r.>.rv.-all on!) jfo, ih.edJ Sll,4\JJ %/15/~JJ Work Dct1c.ripc.ion: Stq> and tt--roof house and gar,gc- M/19/?f):!fl �r PB:!14105::? CRl"\lP,.'JlTHl:R&JOH:S:SC 23130 ST;\l''-'TON DR $317.00 SIOJXIO 07/::?7/'111:,J $-l80.0(I s,,,soo 07/::?7/JJJ'.11 $.l04(1(l $1:?.1'll 07/16/:!J.J:!l.l 54 68 Oft/0-1/3l21J S'.!32tX'J $4.1192 O'J/11/3.J:)) $:?1:!00 SROOO l:?/03/203.l $227.(WJ S8 950 1:?/:?:?/:,'J'.ll $6,111-1 01/211/:ll:?l $-1:!,7~ 02/02/:ll21 $21,986 03/23/3.)21 $330.r.> Sll,8'>0 0-1/01/;,'J:?l $-IOll.00 $'.11,9W 04/07/~21 $1,359.40 $1,11,3111 04/3>/20:?l $9,6?0 OS/0/,/3J21 $249.fXJ JR,762 05/(16/:)J:?I $:?97.00 I J 150 06/0.l/3.l:?f $-113.0t) Sl7,'Xrl 07/1::?/20:?I $757.(1() $4-1,205 07/12/:021 Work Dcticription:: ....:cv. conipo-.,tt deck conlltn.cnon PB:!11-0/,6'.: \KRA\I, Ml'H.\\I\U\D, Z\1-1 :?f<l5!l R.\NG['\fORE \"\'ork De~cription: rebuild e>;:1.sring <kck. Build 16 x 1(, &1~rui,;i11 7 / 16/~l 2dtfendum. ~et1ve<l llrld .1pprm et.I ru :?~83 Ol..7'.XClOD DR \\ork Description: PB3l-\¥)(4 ~tnp .md f'C'-roof hou<,t- .wd ~ltKhcd ganti~ :;s;o \\'9 \IILF. RD JKI. RF.,\!, E~Txm <:o Ll.C \lork Dc,cription:: Rc,no<ld Ult.cnor pt't :1tt.6(;hc:>J pl~,, "'-ith 11t\\ rear dcd pct .ittxhed !IJ>CI:~ PB:,).(117, Bl"RRELL.JEJ',;C.\CE \Vork Oc:wcripcion: lnc;;t.ill a J0'1:I~ !>lK.J on PB:)).l:?5:? 1 1!.s:12'x•f' coJKrcte- .J.J:J Q.tth 1-f' utu.all \JEWR. \l.\RTIN & \!OR.RE: 24765 E.DGE.\10'-T \Tork Dc~crip<ion: Rcrl;leitnl cn,.ting l)'xl4' deck on~ ~,ng.le frurulydwdhng PO:!l'l-1699 HO\\'-\RI), ROOSE\c.LT & L 23::?41 Ol T\\OOD DR \\orkDcscrip<ion: Tcaroflroofb.iek ideonly PB:lll-1786 PERR\,DERR\1,&nlERE!> :?.l~llOLT\\"OODDR 'Work De cription: Roof ttpl-accmrot for ho'-'M' and gitcage P821-005b \t1NCGARDFS,OIRl5TOPf 2+1<XJl:S:1'.~1ERRD Work De cripcion: Rq,laang p,tw door PB:?1~)060 24101 BEECH RD \flLE$~Y.GEORGE \ Work Description: kitchen rcmodc.l ro:1-0:;; 243-17 S.\.\fOSE.T TRL HE5TER,ALUSO'-' K $4-19.00 \lfork Dcecripcion; uu1.Jlmg suhiioil dram n.lc~. tnlJ:n<>r/ e~nor b.u,em~u ',\·.atetpf"'IOfing, ump p...-np PB:?1-0:?9, PD:?l-0374 24-152 S.\.\fOSl\T TRL JELEZARO\'.\, V,\'--YA Work Dc:•cription: Remove: lllground ~\\i.irurung pool DOL'GL\SS.j.\\lES & PAULI 23700 0,IK GLEN DR Work Dcacrip<ion: Roof replacrmcnt for hou,c aoJ goragc PB'.!1--0439 "1Cf,U::\D, ERIC '.!3-1:!II O.\K GLEN DR Work Dc1criJKion: ITxU! 1 nory a<1..ht10n PB21-'l583 to the rear o( Ml esi a.ng 1 swry si.ngfe. f.iaul:) d...~n.u.,g 00l1Gl.AS1,JA.\1ES& P.\1 11.I :!JiOO O.\KGLE DR Work Oucription: RCPI.ACl"JG:? EXISTISG P.-\TIO IXXJRS. Work Oucripcion: PB:?1..0789 replocing 2 p•uo doo" \ICKJ>J':EY, JERC.\IY,JA<:K: 260GO \\9 MfLE RD Work lkscripcion: Roof rtpUCftnfflt for hou,e only PB:?1-1115? JOH--.:so,. MYRTLE, JA<:KS< aim BEP<:H CT \\ork. Ocicripc-ion: Tur otT and tt roof l:wu5t'. Md g ~ PB2l-100l WOODS, <:HER\'L •.._ :?3-l&lO.\KGLL DR Work Oescription: rcpm- roof cum.age from f.Jlcn ~ •me l!btwltion. R-49, rq,l.ac.:,e gun~n And do,.."Tlspout;, .1dJ gutter gwurd n._'ilroff and re-roof ho~ ..ld 11uch«l gar.igc: PB:?1-1253 .\LTER, N ..ES\ :!37600\KG!F.N DR $2(4.0t• $5.9'i<) 08/11/:)121 $23_<;-17 08/09/3.121 Work Oe.cription:: htittll 13J lmc:111 ft Ultcaor v.:a~tpto06.ng ~ tern.~ 10 u:iswtg fUl.11() pun1) PB:?1 -1 275 SMOUNS~, DP.N:S:IS & JE.A :?3777 O.\K GLEN DR \t'ork Description: S1:np and re-roof, Ul ull Cl("\\, G.·\J· Tun>t'~ ·~ruc;,J Sh.dow roof ">"tern on bou.:.e And .att.iche<l g.trsl~. PB:?l-1313 OWC:S:S, ROD:S:E\' & I.AL"RI 2-11)23 GLCNEYRIE $17')()() $1,237 08/17/21121 $:?93.IXJ $11,479 09/02/2021 $189.()1) $5.000 O'i/3.J/3121 Work Dc,cription: repl.Kcmm.t of exteoor door ID g.anagt PB:!1-14:!.'i \~'ORTI-IEY,AI f'llED/~lCIX ~60 L,_KE R.\\1:S:ES Work Oc1crip<ion: RCPL\0 G -I L\J.STl'-G "1 'DClWS PB:?1-1529 Q-L\P.\L\'-', Cl-iARI.ES 2-IIJ(ll GLCNEYRIE Work Dcscripdoo: \1,:"e u~ pW111111g on rt-rno~mg ~ old ..,lungks Pl\21-1>38 .\II, 'GO, HOR·\C£ I\' Work De cripcion:: lo.stall re-toQf on b.i.>\»e ffld PB21-1596 • ,un l,JO!IN & DE.HOR.\!! thC'Jt rq,laang '41th ~"' ~,~s, ,~n~. wd Cl.l.'-hmg 2m,OSA.\f0SfcTlRL 11tt;1c~ s.s;oo SllJ,750 09/1.l/:?IJ:?I Sll:!ll() ., 0'1/:?2/:021 gar.lgt.' :.io;,, TI\IBERUSE Work Dctfcription: Rq:,l:tU lo,·er p:1d of roof ,tuch LS k.J,;i,,1g 11J1d rcpt.cc ..,ood \\--hetc nttJ,:J. PB21-16J9 S\l!Til,JEH JR 14701 SA,\IOSE.T TIU. $487.0l.l $:?i,,19~ 10/(16/:?ll21 2479'1 GLENEYRJE S:?:?1.fll $7.0tlU I0/06/~I Wotk Description: rc.1.roff & rc--roof PB:?l-165Q FORG:\Cll", .\IJ'\: Work Dcsc-npcjon: Rcrno'-'c .i'l)h.all 3 t:1h ,Nngk~, w.Jc-rtl)meulJ and Dnp «lge. lrutall nr-w Ice A,nd \\"111ter 5lucld. Dnp EJ~. \.bldtd.1)'Tile'llb, PB:?l--20tJG anJ i\n:.h1k:ctur.'1 ffllnid,t:J. WORTHEY,.\LFRED/\!CIX 2:?86'1 I.AKE R.\\1:S:ES $23.980 11/17/3.l:?I $8.ft:?6 l~/01/211::?l $407.(ll $10.850 l:?/:?7/:!!121 $1%.00 $,.¥~/ 10/05/:lJ 17 $5<J.lf)() \t·o,k Description: ne, roofing Ylmglc, PB~l-2017 GOTTSOL4.l.K, OE.llOlVJi 2386'> BEECH RD W0rk Description: De-ck rephccn~nt-S.i.mc sue PB:?l -:?189 f-ORG.KIL. AU:S: :?H'l'l GI.FNL\lUf Work Ob4:ripcion: li1~t:1U (iJ' ' ftJ of tntcoW. dr.im ,y~ll;"tll 1'817-1 '\/-0 !...""\.1Sf!LCR, ROBE.RT & ORES :?4228 EDGl(\IO:-., �\\'orkDegcr-ip1ion: lrut.Jl wmclo'1.-!I- and or door p4!'T oontr.lCL ~ene~t.s:.i.llon bble, mu11t he lefl on \\"1Jtd()\l,·,/doori: until after fi.n.J m....,,tc-11011. Fin;tl iu::-pecrion reql,.U.t.ed. PBIS-17!0 2.lo85 S_\MOSETTRL COLLINS, \'!CK! lil2,500 $:112.00 10/30/~l8 \'(lork Descriplion: Srnp & Re:5hingle Roof 15# felt Jee & w·a.tee Shiel~ Dnp .Edge \~cnt!'-. fl:1,r;hmg & lunglcs. Two 1nspecuoru ct"qlutcd Open/Pro~ & fln~I RnoU undcr..J/12 pitch. f\\"n layer, l-# teqlu.rcd. Roob undcr'2./12pitch, • \(emb~nc rt'C!wred. R9()5.27 Stnp & Re'!'i-1u-nglc accorJing lO coorr.i.cl. Two in..i,cction, require-cl Opo1/Progtc.$5 and fin.th PB!9-l391 24780 S.\MOSETTRL JO:SES. \1'.R.\ ROSETB $442.00 $23,212 09/:?l!/M9 $947.00 $15,000 03/'.!l.>/1.fl~l Sl50,l)(JJ 12/10/2020 Work Ocscr-i-ption: Tt:ar nff .uKI reroo( h.ou~. Remove/ repl:\Ce gutten. PB:?IH 189 BR:STO:s, E.\RLETTE & ~I.\ 2+179 S.\J\IOSET TRL Work Dctrcripcion: Butldmg~ 30'x..J::!' dtt.icbcd g~gc 5/19/21 :unmcnded ,11e plitn Add 1tcktttion.1l co1Krete dm+C-\1.1lY PB:?ll-15-13 .-\U.E.,, KE:-;NE11-! ai.1..l 2.."903 STAL'.>-TON $T patlo N S?,517.00 Work Description: Const:roct1on of a:! "ltory 11i.ugle fiun1ly re:,idc11cc.- 'w;th :u1 l'lltacheJ si'r•g-c on .s. full b:.~ment Wcinent J~66 sq. ft. 1st floor l5G6 "l·f• 2ndfloor 1519oq.fL G•"'S" ~50 "l· fL PB:!0-1736 BE.-\\llY BOX SFLD LLC $1,105.00 $15,',IJ0 01/'.!9/2021 n821 STAt;:--TON DR $294,()(l $?.91!(] 03/19/3)21 :!J.183 OUTWOOD DR $893.CIO µ3.250 05/03/'.ml 24940 W,\ YCROSS CT $341.00 S7,650 05/12/2021 $358.00 Sll,571 06/~/~~1 $~8.00 S6,500 06/'.!J/2()2.I $3'\4,00 U:?,300 08/~/20:?I $4,215.llO $255,000 04/2~/~17 :?5830 \\'9 MILE RD Work OCicription: Hau: Salon and Rcuil build--out PB2l-0238 HE:S-DER.SON, TRO\ \Vork Ocicripc:ion: Replac~ Oat roof PB2l-0518 l.£Bl1RG, SI !Ell.,\ Work Description: 23 pier.r PB21-06J 7 \'1-ITffiELD. STEPHEN Work Description: -4 wall 1mchor, and 3 era\\ l,pace 111cks P82J.()871 GR.CEN\'1:LL. scorr & HE. 24001 S.-\/IIOSET TRL Wo,k Desc,ip<ion: REPL.\ClNG TE.N \'1:S-DO"''S, SlZC FOR SIZE PB2l-0960 2+!-ll! GLENEYRJE \IOR.-\LES. BEU:S-DA Work De-script ion: TeM off J lnyef house P82I-IJ.ll :\ttLlc:h<d gil-r:age reslunglc re:.iJence- l..t\STER. JEROME& ~IARG~ 2-1391 SAMOSETTRL Work De crJpc:ion: Roof repl1'«mffll PBl<>-135-1 26976 \V 9 Ml LE RD COX,Sl-lER\1. Work Dcscripcion: )..:e\l.. Lngle fa.mil)' r,quittd tt,idt."flC.~ ::?.332 ,q. ti. 1-1ith ba<1em.enL Footing. bnc:.kfdl, rough w:i.O. u1sul.anon and fin.it tn."'J)CCbOIU SEC PBl9-0146orhousophq1._ B01':D robe used on ocwpemut • 1'817--0006 11 \YES, DALE .\NO .\_\H 'G< '.!J::00 THOR.,CUFFE $1,261.00 S65/IOO 01/ll/3l17 $212.00 $8,0CM) 03/21/:?IJ17 Work Dc11c.ripcion: 1'817-0272 _\IAZEY, GAJ L E 26441 W 10 ~OLE RD Work De1cription: :S-ew Roof/Ho,,«. g,nge and O..t poidi roof. Strip & Rc,h,ngk •ttotdu1g to con<r..ct. Two 1n5pecbom n:qwred Opc,n/Prog=s and f"inal. Stap & Re.hingl• Roof 15# feh le• & \''at« Sh>,kl, Drip Edge \'001a, Aaslung & Shingk._ Tv.-o i,up,cuon, l«JW<Cd: Open/Prof!"'"' & Fi.nal. Roof, uncl., 4/ 12. p1td, 1-.·c byen 15# n,qwrcd Roo& tmder 2/12 pitch, \lemlmn• requm:d. R9052.7 1'817.0276 TI:RNER. \1VL\N & L'PSHA 1 :!.l.JOO L.\KE RA\1:SES $649.C() $!5.<,12 03/23/~17 $6,612.00 H'\3,:?38 09/05/::fll7 $192.00 $5.::!llO 04/~/2017 Work Description: Rre rq,,ur•-lntcrior alrMauons.. Fsrc i:ep;Ur pct sp«s Wlttd 3/10/ 17. Re--cou~t.ruction of the home offic;c due ro ~PBJ7--0:!93 VRHOLDINGS&DE\'E.LOP 23l750LT\'{'OQDDR \Vork Dee:cription: 1446 PBl7-046-l COLLlER. C:\SS:\NDR.-\ 23100 LAKE R.\\1:S-ES \Vork Dcscripcion: ln.~talt 13 \-iuyl ttpbcemcut v:indow,1 LbtaU "''llldo\\-, Nlld or door pet c:ontntet. F~lrabon 1.Wlc!i must bt kft on uindou.,/do<>r.i until a~r fu1al Ut'{>ecUon. Fin.al inspection required. PBl7-070'i STEELE. ~OCHAEL/PORTIA 2.31.32 I..>,KE R.\\1:--E $31)9()() $14,30-l 07/18/2017 Work °"criptioru Tear off/reploce- rc,of-hou,e and 11tucbed gsr.a.ge Strip & Rc,lunglc Roof 15# folr Ice & W•t<r Slueld, Drip Edg,- \'enr., Fl,shmg & Shi.ngl•>- T"'" in,pecoon requu.cd: Opc,n/Prog,e,s & Fuul Roof, und., 4 / lZ pitd,, t•,o layer> 1'># o:<qull<d Roofs w\dcr 2/12pi1d,. ~lembune reqt.lltt'd. R905.~7 Stnp & Rtshingle accortbng to conlc\ct Two irupection, rcqmrcd; Open/Prop.:s!!l and Fin.AL PB17~)72I \'lLLI.V.IS, 110\X._-\RD & LIN Z-1611 S:\MOSET TRL $247.(1() $10200 o5/n/::!lll7 Work Description: Stnp&Rcshingl• Roof 15# f<lt lcc&W.rcrShield, Dap Edge Ven,., FL,,hing&Shingle< T~c in,pecuons ~cdOpen/Prognm& Final. Roof, 1>l<kr4/12p1tch, lwo by-,,..15# ""luucd· Roofs under ~/12pud,_ ~l.ml>,aa, «quid R9l)5.27 PBl7-0ll:?4 JOI 1:-;so:-;, \IYR1LE,JACKSI 25-~77 BEECH CT $165.00 $650 06/~/'/[]17 Work Dc•crip<ion: 10 X ltJ SHED lNSfAf,L.-\TIO:S \Ull-1 CO:SCRETE SL\B Z01:ung cruq,li,mce ~mllt 10 w$t.all a shed 011 • concrete st.band utv..ill pn ;appro,·ed pl.uu.. Sand and fin.J uupecUOo~UU'«i • PB17-!010 KNIGHT.. \.'\DRE&\'_\L.'\RJ 26H0W9MILERD Work Description: $147.00 -is s: 48 ft E~s \'(tndow hutall h:11,o;erne-nl egre,-~ -...'ludo"'· ~r 11ppro\·ed pl.ms. Rough and final in~pcctioo required. P8l7-18-16 FORG.\Cll1,J\Lt:-- 2~799 Gl.ENEYRlE $'i61.(l0 $18.(l!,O I l/2n/3l17 W'ork Dt..-scription: Rcloc.a.te 2 nou-beanng wilh 10 .o\dd nustt!r b.1.th. next to 1n.1:srer bedroom.. Construct ne"' h;1tthroom :u.ld closet, Rough and fin;U mspecnon• requu:rd. Repl.ice J~ u·indo"' min.: l1 factor-0.3!. rntinisflt.:kttmu-,;t l>C" l~ft on wmdov. unol After fuul lll!pC.Ction. PBlS-0:::!~ ST \:SllROl'GH. BEYERLY J 2520 ST.\l':-;TON DR $'.!'.!7.0ll S7.3'l5 03/12/2018 Work Dcscriprion: ln1t..1U 8 \--iny1 \\mdo11·tand '.?dooni.::1lls. lnslilll -.,ndo...,.--s and or door per conlr;&iet. FcuQlt31lOo bbb mwil ~ lef1 on '1in<lo\\-~/d<.>ors unnl after fuuJ -.n,pecuon. Fi.nal mspecoon ttqlJlttd. �r: PB18-11J.15 PATE. \L\R.l,,:A 2460(1 lillGE~IO~T i19.250 $383.00 07/12/:))18 Work De.script-ion: Stnp .and Re~ruof house ~'"P & Re,lu.,gle Roof 15# fclt Ice & ,•rotcr Shiekl. Dcp Edge \"mt,, 11,shing & Shins)« T..,, uupccw"u required; Opcn/P,-ogn:,~ & Fina.I Roofs 1.u1dcr 4/l::? pitch~ N--o l:i.}""D J .;#- rcqw..ttd. RooB unek'r ~/J2parch, ~lcmbmne required. R905.2. 7 Stnp & Rcs.Jungic- accordi..ng to contuct. TwQ inspecuo,n rcx1uired: Open/Progre:.i IUld Fi11~1 PBIS-10511 ::.."11(11 TI\!BERl~E Walker, Victo,:u Sl5.ltl\1 $311.00 (17/19, 2ll18 \~'ork Description: Stop & Rellb111gle Rool 15# felt l~ & \\'uer Sludd. Dnp Ed~ \'ent ... llJ.shing & Slungfo:), Tuo tn~chon~ requin:d: Opeu/Progrc,s & Fi1MI, Rc.,o(~ uudt?r 4/l~pitch~ t-i.vo bycJ:'!i 15# R.'Cj_lurcd Roofs unckr::?/12pitch, ~kmbr,uu: required. R90.5.3.7 PB18-1651 A'lDRfl\"S.OTIS& US.'\ 25870 r,()RE:,1 \"\Y S11,00ll SH-1.00 IU/23/'.?IH8 Work Description: }louse with att,K'..lit:d giir.1.g-e Stnp & Reshingle Roof IS# felt lee& Water Shield, Dop Edge,·,,,.,, fl.,hing& ~hinglc,. Two in,pecuons reqUl.t«i: Open/Progre~ & Vin:i:1I. Roof~ under 4/12 ptti::h~ N'O byers 15# rcquitt<.l Roof-t unde.t 2/1:! pllch, ~lt.mht'.me required R.905.2 7 Stnp -.\: Rc-:;hingle according to PBJ8-1%5 co11tr-.1t:.L Two 1mcpccuon~ cequit:ctL Open/Pt1:>gtts -and Fuu,l Sl,469 $'.?ll5.0I) C.ROSS.GE:--1.:&Dl.\~'E 0l/16/2019 Work Dc,rcription: Rtpl.u:mg froot ent..ty dooc. lnsull ·winclo'-\--s and or dour per cootr.tct Fcnei.tr:ition l,1ble,- inu,t ~ leftoo \\1ndo•o.:i/t. li.>0rs unul ~fo~r 6n.J m.spection. Fm::il u,~ccnon rcqu1ced. P619-032R ~flLESf..:IY, GEORGE A $18,286 $-176.00 ~·lllll BEECH RD \Vork Desc ription: 7 Bruk Force pier" to be insulled. Im,tall.ah(m of 7 Helical Pier, pct engineered 'f'«-"'- l1tSt.ill.1tors log re-qui.m i btfoce. fin.J. lt'bprction 03/l7/'.?lll9 M de-t1ult.-CI tr\ :,>ec.1fication~ CWSED 1:S:CO~!PLETE PROJECT. RW PBl9-0-12l COLE~L\.,. GREGORY.\ & :?J'i:!tl CHF.RIMOOR $4,835 $236.00 0-l/l8/10l9 Work Oe11crip,ion: P11rti11l $t0p and rc-.roof Strip & R<.hinglc Ro<:>f 15# fell le, & Wotcr Shield. Drip Edge \'mis, A..shing & Sluugles Two m,poc:11<><1' rcqui,ed Opcn/Progr,ss & Final Roof, undc, 4/12 pi1ch, two Lyers 15# tt<Jwed. Roof, undo, 2/11pitch, \fembrane ""Jutted R905.:!.7 CLOSED l:S:CO\fl'LRTE PROJECr RW PBl9--0S-19 $337.00 LE\'ClS, TYRONE $10,00U 05/ 10/:?019 $1,634 06/l0/:?019 Work Dcscrrplion: Rmlo,·e and replcc bnck on 2 c ~ s ham roorhne up. ttpbc~ caps and slunglet CLOSED 1:-.:co,1PLETE PROJECT. PBl9-0763 \,TC"5-JO!l SON, L._1-:EISH 1-1789 SMlOSETTRL $136.00 Work Ducripcion: I door Install v,iodov.11 .utdordoor pcrcont.racr Ft.1.lesttatioo l:3.ble:t muM. l:>c' left on u'UKlou.-,/doors until af~r rln.11 ui.spcctiou.. Fwsd i.n-,,cction rcqt1irffl. CLOSED I:S:CO\!PLETE PROjECT. RW PB19-0855 GOS.\. \\llLL'\.~I L ~-1655 SAMOSET TRL S:?01.UO $5,743 08/08/1019 $272.00 $I0.169 08/08/1019 Work Descrip«ion: on windo~/doots unltl :tftcr tin.al m~pt-'Ction. Fllul LO!-pCClloo. cequittcl CWSED 1.,cm1PLETE PROJECT R\\" PB19-1}8,8 \,1Cf.:S.JOHNSON, LAf.:EISH 1-1789 SAMOSET TRI Work Dctic ri ption: Rq,lxiog 5 u-mdou~ tn eb~11ng openin~ Inst.ill u'indov."S .md or docc ~r cont.mc-L Fenes1n1tion l:\ble;: mwt be left on \\,indov.-./doon until after fuul 1.nspcctJon. Rn.id tn,pectio.o required CLOSED L'-CO~IPLETE PROJECl RW P819-0885 TOMBEW.C.'\R.LO& BL<\C '.!.3415O.\KGLEN DR $10.2'.JO $27300 06/~/:?0 I 9 Work De1tc riprion.: Tear off 11ud caoofhoU5C & attached g:,r..igc~t,ip & R«hingl, Roof 1.5# felt lee & Wai« Shield. Dop Edge Venl>, A.1,hing & Sbmgles. T"" inspecuons tt-qt.nred: Open/Progcc~& Final RQOf> under 4/12 p1,ch, tv."O L.yer.s 15# rcqui-re<l. Roofs under 2/12pitch, ~1cmbrane ~uit«l R903.2 7 Stnp & R.c5hiogle •ccotding to contnct. Tv.-n 1rtspecuoru requ,.rcd: Open/Progress and Fm.,!. CLOSl!D 1:-.:cm!PLETE PROJECT. RW PB'.!0-0008 RUQ;ER, GJ:OREIA 2:!955 \\JU:Xf-ORD $.1.389.00 $~'<lJlOO 01/13/2.l)) $310.00 $12,717 05/18/2010 $),M-1.00 $'.?1)6,(00 07 /28/3)?1.I Work Dcsctiption:: Intenor 6re R.estorabon and tep.ur PB:?0-0-167 \'v1CKS-JOHNSON.L.'\KEJSH 2-178'1 SA\!()SETTRL Work D .. «ip<ion: RepLcing 8 windo .., CLOSED l:S:CO\IPLETE PROJECI". RW PB'.?ll-0751 JO:--.T.S. SH,\J-.JR.'\ \Vork OcscriptJon: conslruct cu:Df>S per p1!!. ~ g Total Permits For Type: 176 , 38 Total Fees For Type: $110,559.04 Total Const. Value For Type: $4,770,808.49 Report Summary Grand Total Fees: $110,559.04 Popub11on; AU R,co,d; P.:rn:ul PemtitTyp,, # 8~ Grand Total Permits: 176 AND Penni! Datcluucd Ilot\\ cen 1/1/201712:0000AMAND 2/25/2022 I l 59 59 PM AND Prop,tty Pnr.:elNuml>L-r Conllllns 76--14-30 Grand Total Const. Value: $4,770,808.49 $1,647,9..JS �Section 31 - Building Permits • Permit # PBl9-13l8 02/ 25/ 2017-2022 j obAddrC88 Contractor Fee Tol-'ll SIG,\ L\N, DO~ALD / DOR.EE 267:lll SHlA\~' \SSEE RD Con aL Va lu e O.u c IH ue d $21(,1),()0 $91),llU) 11/ 25/ :?IJI ') $68,335.(l() $5,82'l,745 05/ ll/2021 Work Desc-rip1io n: Addmg a g-olragt' and addition to re.tr of home. SHELL O>.L Y PB~! 794 c,n· OF DETROIT \'('o rk Oc:sc ,-ipt iorn Con,,1ruct a ae\\ 1(1,~~ sq. fl. pump hou,c, 2 teM:rvior dcmoh-:sh 3 old ~"Atet «sen.iors. 1'821-1 182 ~KXlRE. !J,JML\ALAHI-: t;1nk5 al 3...'',4-17 !(} ft. each ~n<l :iftec ne,-; f.&c::iliuc, :uc huilt 22450R!VERD.-\LE $923.0() Sll,-1-15 08/ 12/ :ll2I $62200 $16,500 08/ 17/3)21 Wo rk D c1Jcript ion.: H.wd.tClifl b.1.1ht00m remodeling PB2 1-!::!69 E LROBERSON PROPERTIE 2 1351 ~EGAIJNEE \Vork Descriptio n: Rep11ir Ooor lx-run,s .ind Ooot jo1:!I crnwl :,pace. New sheathing :ind floor CO\"C~ring PB21-l803 21872 SE~UNOLE S:?39.00 $8,100 10/25/ 2021 H.\RRIS, R.\QL'ELLE & BE:-- 21220 SE\ILNOU: S:?30.CJO $6.0:Kl 11/01/:ll!I $1,39.00 $17.~Xl 12/ 27/:IJ.121 \'l'R.IGHT. 11-IERES.\ \1 Work Descriptio n.: N'ew roof 1'821-1822 \Vork Description; Roof Rcp.Ur/Rcpli.ct1neni PB21-3:l5! ~72 POLNCL\N.\ DRAJ.J:, T.\KEIT.\ \Vo rk D « c.riptio n: Remo\''C· mterior u-:1ll 10 the garage. Complete addttioual b:ithroom and bedroom. l "pcbte clcctncal :tiKl plwnbiug tn area-' H''.\C to tttruin lflhl.Cl. Ltl:,or only ne"· floon.ng. innd.1tio11 1 dl)"'l,'lll.1 tnte.cior tom and paint U'I. new area. Th.i.s job \\j5 fri:uned pre\'iously An<l plumbing wnt don~ ;il,o Pll21 -2053 D'.\:--.GELO.~flCH.\EL&C.\ 22411 \IAPLEWOODDR $9:!4.00 $36,000 l2/ 02/ :ll2I $Z?.l.OO $5,590 I 2/06/;al2I $417.()() $16,56() 01/31/~ $186.00 $1,500 01/ l).l/:all7 \~ork D escriptio n: B:athroom renov ;1. tinn, see- 111ttJChcd c:ontrnct fordt"l:\il:i PB2l-2069 HARTOM,JEfFRCY & .\LUS 22147 SE:l!INOLE Wo rk Descriptio n: Roof ttpbcemen l PB:!:-0 120 C.\RDO:-SA-~!ORALES, MAR' 26670 EM:IIETT Wo rk Dcscrip<ion: 120 Fl' 1:-S'TERIOR WATERPROOANG PB16-l 586 L'I COB:\.'c, GHEORGI IE 207601~Dl,\N Work Dcscrip<ion: d<ck/doorn·.JL Construct a woocko deck per appro,-w plan,. roobng_. lot<,,al tc5lr11u11 ,upport & 6oa1 in,pcction ~tu..ccc:1- Insull u.1U'idows uod or door per contrucL Fenestration I. ble, must be left on WU,dow,/ dooo until after fuul U\!!pe('.tiou. FinAl in,pection required PB l7-0IJ.17 SOLTHFIELDNEIGHBORI I 20766 V/\N BL'RE:--.' $373.00 $10,100 0! / 2.•/3ll7 Wo rk Dcseriptio n:: Detnohtion of :0766 \ •ru1 Buren. Sewet cap. fouocb.tion remo'\"al, hKkfill in3P«tioni req,ured pno.r 10 fU"UI gmdmg of ,110. Sod / seed & mulch ''"l'orod for final uupcciton. • PBH--0219 EK\~!\Y.\K\, SAXD.\\L\Ll 27105SHJ.\\"t"ASSf.ERD Wo,k Oescrir,cio n: $340.00 $2,000 03/ C'f) / 'JJJ17 [11tcrior ~mu of pnrty stotclnt'C":Clor DcmoLuon of :,..;oN loJd bc.&rlug walls. p~rtlOns, gnd ceiling and/ or other noo ~tntetural llcrus. Requited emergency and csil lighting mu!'lt Ix 1:n~int.tined. S\Jpport of Cdw,gjoi.,U. bearing wall, or 01hcr lond bennng compon11nts mu,t be supported. Fuul lnspecuon ~qUU'eJ. No occup.tncy 11 allowed E.kctncal and Plumbing pc.rmu tftii.uir«l for temun.ition:9. Sq>ernte pennit rC'C.llUrt:d foe tt'n;;tnt bllald out. PBl7-0230 SOL,HAELD Work Description: PBl7--0239 EIGHBORI I 21110V.\NBL"RE.'c $589.00 $28,00) 03/ 21/3> 17 $1,279.00 $74,000 03/16/ 3)17 J..,N CIT\"OFSOl'TI IAELD 20816 DEL!\\HRE Work Ocsc,ipcion: ~RI mteno.c and exterior ttnO\ .tboru as detailed on bid tpec Wei. ~talt' Pluinbing, ELectrical md Mec.:h.utical pentllU :uld U\Sp«:tton, 11!<.jui.ted. Progress (wluch may include (0011ng.frn.nung.Uuul.ltion etc.)And Firutl 111~n.s =i,u.red. Clcca1col Pmnit Roquned. Stop & ReWngk- acc.orchng to cont.t-..ct. Two insp«"lloni ccqutred. Open/ Progtt!lll a.ad Fi.ruilStop & RcWngle Roof 15# (cit Ice& Wate,Shi•ld, Dcip EJS" """'"· ~laslung&Sbingle . T"'D UL-p<Cbo<U n.-quiroo; Op•n/ P~,& Fuul. Roof, undtt4/ 12pnch, tv,·o l•y«s 15# r<qui«d. RooC. Wld« 2/ 12p1tch.. ~kmbranc requu,:d. RCX)5.2.71n!ltall u1indo'\\·s :J.O<l o.r door pcr conuact. Fcncstrillion lnble:! mu,t be- left on wiudo\\.,/ door- until 'lfte:r 6nJl inspection. Fin.al i11spection required 704.21. I Single or mldri-!!l:ttwn <moke llbmu 11~ ceqw.m::l in e\~ery ~lroom o.od ballw11y in che viarucy of the bcdtoo1ns ;1.nd c,~r') floor le¥el UlduJing hMemt-nt. C/0 detector n!'qtJi.ttd tn the,iciuity of the bedroom PBl7-0292 H ·\CKETT, RO:--.ALD & MAR 22419 \L\PLEWOOD DR $571.l)l) $23,900 03/ 23/ 3)17 $226.()(/ $8,897 04/l).l/ :IJ.ll7 \Vo rk Descriptio n: 15 x 16 Pc,gola IU\d 21 x :?I ~t.at[>«I concrete sbb PBl7--03¾ \UCKI..IFFC, DE£DRJ_-\ GIL( 21130 SE \ IINOLC Wo rk Descriptio n: Strip 1ul<l re-roof hou!oe only. S1.0p & Rcshin~~ acC<>rding to co.nluct T\\-o aru,pecUOM required Open/ Progrn, and Fuul Stap& Re,hinglc Roof 15# fdt kc& \YatcrShiokl,Dnp Edg,, \ 'onl', A.1.Jung& hingk,. Two m,p<CDOru neqUU'«I, Opcn/ P..c,gn:., & Fu"'1. Roof,, unded / 12 p11ch, '""' 15# rcqum:d. Roof, under 2/12 p1tch. .\1t'lnbrArte r:equue.J.. R905.2.7 I,)"" PBH-0595 "'OLVE.Rl~E. TR..\CTOR& E 25900 'Ir 8 MILE RD $310.00 $7,900 05/ 05/ :all7 \Vo rk Description: ln!h\U.1uon o( OC"W conc.r"Cte dumpster t'nclo,u~ 1;1mh \\.'OO<bidt {g3t6 oo 'lltet>I po:,t) f-oollng. rough(ma$0nty) and fin.tlUl..<pC\.'.hOn:s reqw.red $185.(l() $6,3.16 05/l0/2017 Work Oc&criptio n: Stop & Re,-roofbouse onl~· Stnp & R.,hingle Roof JS# fell Ice & W,ter Shield, Dnp l:,lg, \'mts, FL.,l11ng & Slu,1gle~ Two m,p<cnon, teq\llred Opn1/Progress & Final Roof, tu1de-r 4/ J~ pitch, 1wu laycc, l5# rcqllll'td. Roofs under "!./ L2pirch. ~Jcrnhnnc "-"l"ucd. R905.:l7 • Stnp & Reshu-igk occotdu,g to conlrlCI Two msp«11on, n.-quir«l Open/ Progren ::tnd Final 1'817-0627 O"E :-:S, LOUISE D 21816 :--EG.\LIN BE $:!98.00 $13,6()1) 05/ !5/ :lll 17 Work D cscri·pc ion: Stctp & re-roof bou,t' onl)· Stap & R.,hinglc Roof 15# felt Ice & W•t«Shiekl, Dnp Edge \ 'cnu, Fh,hiug& :;lungk,. Two inspccuons "'<t"'',<l; Ope,1 / Progn-,s & Firm! Roofs undor-1/ 12 pitch., tu·o W)""' 15# rt'<jUlre<l. RooC.vndcr2/ l~pitch. ~rembnno "'<]uire<l. R905.2.7 S1cip & Re.shingle ACcordmg to contrat.:t. Tu.-o in.-,,ection:. reqw..red: Opt.n/ Progress and Fm.ti. PBJ7-06'.!9 8l'CCILLI. KAR.EN Wo rk Descript ion: 21823 SDUNOLE $172.00 $5,500 05/ ll / :all7 �r .. tnp & Rr•lungie Roof 1;,# felt k~ • Watc:r Sludd, Dnp E<l ;~ \ ·ents, FLuhing & Nunglc .. Tv.v uupect1am!I rr-cr,u:mi Opcn/Ptogrc~.. & F-iml. Roof., lttKIC"r 4/1:! p1h:h, two by~f!' l~# rcqw.rcd.. Rl,of, undtr~fl~pstch. \ftmhr.lf'lt" tcqlu.rcd R',tl;.:!.7 Stnp & Rc,hing4e lh:conl.mg tu contr.1c1 h1.-o u1~ uom n.:qwrrti Open/ Prngre,- :'lnd ruul $,<1,!U<l \Vork D 16/:?Sl'.11117 cripcion: ,,-mc.1ou· tq,hl.'.ement, guucrc. stdutg and re-roof S.tnp & Rr,hmglc Roof I :=t# felt le, & \\'.1tc:r :h.Jdd, Dnp Ldgt \ mt~ 11.ulun_i; & Shim,Ju. T""·o u1-,,cct101u rcquucd: Ofxn/Progi~s & hrul Roof.,, under 4/1:! p1h.:h, tu·o l.tycn 15# ~um:J. Roof°' ,u1dc:r 2/1:? pitch, Monbruu: te\JWtt~l. R916.27Stap & Rea:&lungk ..cco~ng to 1.:unlr.u:L Tv.o tn~<:hon• reqmrr<l Open/Prugre..,~ U1d Fuul ln."ta.U v.,udow" JUl<l or Joor per cont:nct. f-coc,.,tr.ui<.>11 Lblt>s mu~t he k·ft on v,.,ndou, /doon ,u1ul 111Jtcr fin:.1t mspc-ction. Final t11-.pecho11 rcquucd. PBl7-077ll $17200 Rl'SII, ll-\CllELE \Vork Ocs-cription: Stnp ;and tt-roof hou~ .. tnp & R.r111lu.ngk Roof 1.;#; fdt kc & \Yat~r SluekJ, Onp F<lge: V~nb. Fl.1:,hmg& .. lungks. T\\o Ul"!!'JX"Ch<m, ttquin..J. Opcn/PtogR:SS & FUUL Roof.. under 4 f12 pit...:h. N·o l.a-..~rs J5# ttquu,e.J. R.i.K>f"!I undt't 2/ 1: p11ch, \femhr;u1' requucd R'}()i:?.7 \Vork Dcscripcion: Cororlc:tt' 1cu off llJld re-roof of hou,c- o.nly Stnp& R.ewngk Roof l,tt foh k• & \\'>t,r$1udd, Drip Edge \,nt>, H..Juog&Slunglo. T.. , "''P<'-"'"" "''l'u=I Op<n/Pmg,e.. & ruut Roof, undo,411:pucl,, !WO by•u 1511 rcquU<d. R.ooi,und<, :11:pudt, \lt'nlhnnt' rcquu~d. R~l5.~7 Siq, & R.•hingk «·cordut~ k> con1nc1. Tt>'O PB17-Wl8 T\R\'ER. T.\."-ISII \ '"'!''''"'°" requittd. Opcn/P,ogn, :?1131 \'.\~ Bl;R.E.'\' ond fuuL $6,W SISiOO 07/IH'.)Jl7 ork De><:ripcion: ~top& l\c,lungl, Roof 15# felt Ice & \ht«Shi•ld. Dap Edge \',n1,. fls,lung& Slung!,:- T,o m,p<ction• ffl!Uln,,LOpm/Pmg,. &fiml R.oof,undtt4/l:?p1tc:b,twul.y•r., ISi< n,quitt..l Roofsundor2/12p,i.;h. \l<mbn,w ..q...,«l R9Ui2.7 Stnp & Ralungk 11<cordutg 10 contrJCI T ..-., irupe<uo,t1 n,quind Op<nlP,ogrHt and Fuul PBl7-111IJ ROBERTS. Ll'lO.\ M \lllE S:?,1~3 21319 :SEG.\USEE 08/01/:lll7 Work Ocwcripcion: lruwl::; \'lrlJ1 repbce-ment ""indoq, Jn wJ ,-in,h""-, a11d or door per contncl fnx!lttrahOn ubk.~ must be- kft on windo•-,/doon w,bl •ftn- funl .uupcction. Fiu:J in~bOn r:cqtnrtd. $6.700 $191.0:) 2:!:!15 ROUGE\fONT DR 07/'!A/'JJJl7 Work OclJCTipt:ion: Stnp ,100 re-roof bou~ only tnp & Rulungk Roof I 5# felt Ice & Wat« Sludd, Dap E<Js, \-cru,_ H,,hing & Sluogl... T,o Ul'P'"""'" ~ Op<n/Progrns & Fin,l Root under 4/ 12 pudt, ""'O t.,-.rs I;# «quireJ. Roof, wide, :?/1:? pitch. \lcmlmnc ""luired R91)5:.7 Stnp & Re,hingk occo«ling 10 conlOICl. T"-o ut,pecuon, requmd. Opcn/P.._.. and FIMl PB17-l:!:!6 PELEG. S.\\fl'EL 21121 SE;\tL--.OLC Work Oe1iicrrpuon: ttquitt<l PB17-1374 JS,' LATORRE, \1TO 21007 POJNCI \ '1 ~ _g • .\ • · ~ W $6,850 $194!0 09/05/3)17 5tnp &. Rt.runglc Roof 15# fd1 Ice & Wa~rShi<IJ. Dap Edg< \'cut,, H,shing& Shingk,._ T,-o in,pccnons '"qu,tt<l Upcn/Progrno & Final Roof, undc,4/12 puch. ''"' lai-.rs 1511 r,quuw. Roof, und<,:?/1:?pudt, \Ian!,....... f«l'"nd. R?05.:?.7 ~trip & R,,lungk «corduig to cnntr,c:L T "'" 1n,pect10n> n,quir<d. Opcn/Progn,» md f,n.,J PE\17-1533 DICl(,CL)TIF.&STM:E:Y 11770 \UPI.EWOODDR \l'ork Description: J~t.all repl.M:~wnt doonull m S:?.500 S189.Clll !0/0-1/2017 SLX1toom ln tall ordoorpc-rcontract. Fmr,ttarionlabks llllt5l be: kft on door until •f1tr fuwin!l()«bon.. f'uul uup«bOn ttqum,d. PB17-1557 WITMER. PHJUP & PA\fl'.L.A 21716 SE\U~OLC $323.00 Work Dc.cripc.ion: ~1no\·r old Alummum 5<lmg/guttcn• uu1:11l or• on ho~ anJ giauge lmt:ill:u.x>n PBl7-174l ,.dmg. tam & a!umaoum tnm / BE;\"\UU.FR.Ll:i_HI gut~r, rc-r contracl 2W51 W9 MJLE RD hruJ uupcctioo Slz:!.tO requua:1. S:?,-1()3 I l/OJ/3Jl7 Work Dcacription: lmt.allthOal of 120 Ln ftoi quttC""rt 11nd 120 l.,1 fi of do"-n"r">U~~ contr.acl Fm;al tnspccuon ttquueJ PB17-17M PRE..,<o1TO, PIIIIJP I 21ct>'> '..;EGAIJNEE $2,7fxl II/IJ!l/21117 Work Dnc:Tiption: Stnp and re--roofbouK only Stnp & Rcshit,g!< Roof 15# felt le< & w,,.. Slu.td, Drip F.dge Vont,, n, hing & ShingJ, .. T ..'O uup<CUOru ttquit:Nl· Open/Progtt~ & l·m2I Roof, oockr 4/12 ptrd,. l"\1."0 L.~~n 15# ~ui.rrc.l. Roof1' under 2/1 :! pitch. \fcmbr.).ne n.-qua-cd. R9U5.2 7 Stop & k'>hinglc .-:cordmg to contr.t-.:L T v.'Q U.up«llOns ~quucd Open/Prog.ttff J.nd Fina.I PB17-1817 \IORG.\S OONAI..D ....,net ~; \L~PLC\H)OD DR $331.()'I s1;,77; ll/16/21ll7 Work Dc11cription: T c-u off~ r:c•roof hoUS-C and g:-nagc ""!""'"""' Stnp & Rc,hutgk Roof IS# l<lt I« & \\',r,r Sludd. Dap ulg,, \',ni., !1..,hu1g& Slung!.- ,-.,., n:quued: Opcn/Progtt~ & hrwl RtJl'l('j undcr4/12 pitch. tv.o L~"Cl'!t 15# r~uittc.l Roof, undt:r 2/l~pitch . .\lemlmnc rcqwred. R905.2.7 Stq, & Re:mlngk :w:cording lo contract. 'l wo uupecuons rot=quued {~n/Pro~1• 7-.nd Fi.rut PBl7-t88: RF.,ro_ U.C Z2!>3i :-.-EG.\llSEE $21:!IO $8,000 1 l/:8/3ll7 Work Duc.ription: ~c• •hlngle, on roof Stop & Rc,hingl• oo;o«ling to COrlln>CI. T-.-,, uup,coon r,qu,n:d Opcn/P,opu and fui.J. Slap & Rcslungk R<>0f 1511 felt Ice & \~._,., Slucl,l. Dap Edg, \"ott,, n,-hiug & 9ungk-< T,·o irupccuon, rcqw=l Op,n/Progn,-, & hruJ. Roof,..td,,4/12p>tch. "'" l,,yor< 1511 "'!utr<d Roofs undtt :?/12p1kb, \fffli>rane «qw,,J. R905.27 1'817-18&4 11.•,U 11,Df.\\.\'lf. Work Dcscrip1ion: ~11731'-.DL\'l $2t,3.00 $11,1'}() 12/15/21,17 �Inswll ,c.1ua.tt flu1cd colum1u lo front porch Stnp &. R~s.hingle Roof 15# felt Ice&.\\.ucr Shic-ld, Dcp Edg,t" \~cote, A:i.,Jung & Shi11gle-.. Two ii,~cUons f\:qUl«d.: Opcn/Progr'(-"s:; & Fm.ii. Roofs t.mder 4/ l2 p11..:h, two 1.i.ye~ 15# r«iuif'N Rvof! under 2/ l 2. pitch, \lcmbr.me requited. R903 2. 7 Stnt> & PBl7-1902 Rcshinglc 2ccotcllng to c011trJCL Two tn!l()ectwns ~uirect Open/Progress ind F1r1.J. $7,750 FREE.1L'\N, D.\vlD& Sl"S.\.'- :u.851 E.M\IEIT 12/01/2017 Work DcKcription: losuU.11t10n of 86 feet of U\te:rior std> ,oi) dr.1.10 sy,tem per con1mc1.. rough .md foul iru,pttt'KJnd required $eper:11t Plumbing pennll and b1...-,,cc-tio11c . required.. PB13-0001 an·orsot71-lnELD \Vork Oe8CTiption: $76,IJ<XJ Sl.30?.00 01/09/2018 J fobtu.t for f Ju.rrumity: Rem0<ld Kitchc,1 Baduoom, Roof. inteno.r tcp:\11"!' per contrilCt and U11ul.Jrio11. Inst.ill m~ulJtiou. per 0011tr.-cl fin.:t.l msr«rion ru1d c.."crtificJt~ required. ID:1L'lllation of ,in)1 n<lil'lg. tnru & 2lumil.1u:an tnm / gull«> pe, contnu:L foul in,pection ,eqwred.Stnp & R ..hingk Roof IS# felt I~ & Wat« Shidel, Drip E.dg, \'eni,, Fla.ohing & Shingle,. Two in<p<etio,u ,equiw& Open/Progress & final. Roof, und,,r 4/12 pi1ch. 1,,,0 l.1y=i 15# reqw..red. Roofs under 2/ 12 pitch.. ~fembl'lllrx- reqw.red.. R905.2 7. Ubt.ill ,nndows and or door per contr.tcL Feuc!llratwn l:ible1 must be left on windows/dooo until sifter fin:J 1Jl5Pection. Fin.ti 1n.spcction requmed 1.0 , t,; BOX #21'191 P818-(l053 $471,+13 26/JOO \\' 8 /.ULE RD l.:ATZ BAKERY LLC 01/19/3)18 \Vork Ocscription: Fi.cc d.-um~ rc.l~1ed re,torittwn per the i\lichtgru, Reh.ibilitation .-\ct "-' ,pecifit..-d in the i1twch«l Hugon GC Scr\11.:es ~unutc. Rougb, tnsubtion. or,en ceiling and firu1I in~tion-. ttquued. PBlll-0129 22;7Cl ROL'.GEMO>.T. SFID l :l2370 RQllGE\IONT DR $5,985 $21'.15.00 C1/13/c!>l8 Work Oc.sc-ri.p,ion: loterior b11!oement \\."ttterpto0fing. Ul~t:tlhng 15' o( .,f' SD Plf>C to di1eh..a.rge: to the creek 'ii &om the- ho~c Insu.llJ.hon of 15 liet of infe-riot ,ub !loil dn1in system per contr.,c&. rough ,:md fin.JI inspecnond requi..rftd.. Sep,er.ne Plu.mbang pemut P-nd insp«uons ttqtured. PB 18-0336 lMS.\l.\jL\'>:, g!\JU & LIZ:\ flC'U UJ,980 SJl)400 20774 \Bl.:£00'-= Work Oc&crip1ion: Tear off tt~roof hol.15e & gauge. ln•utll 04/04/2018 gutttn /Inst.i.l1 sadmg on house Stnp & Re.hmgle >=>idmg to conl.r.ct. ~"P"''""'" T.,.o requi«d: Open/Prog=, and Fu,al. Stop & Reshonglc Roof 15# fdt Ice & \t·aro, Shi<kl. Dop Edge Yenlil, FL.,sJw1g & 5bingles. T,:o insp«oon~ rrqui® ~.n/Pcogres~ & FinaJ. Roof.J under 4/12. pircb~ tv•o Uyt:n 13# ttqtun,d. Roof, under 2/12pitch, Memb,ane ,equm:d R905.27 tn,-ulbtion of "~1nyl titltng. tom & alununum trun / gutti.-n per contnc:L FU'W 1nspc-.:tiot1 requi.icd. PB18-0.J62 P.oc.,o., M.uy Lynn W'orkOc1cripcion: te.,roffand 21591 POJNCIANa-\ $2,727 $128.00 03/23/3)18 re-«x>fgJr.agi:- Stnp& R.,hingl< Roof 15# r.lt lee& W,tuSbiekl,Dnp Edge \",n,.., Fwlnng&Slungk, T~u tn,p<cnon, rcquittd: Open/Progress & Finol Roof, undtt 4/ 12 push, l•ym 13# «<JUU'Od Roof, under 2/12 pirc;b, ~\Iembr.inc ttquircd, R905.~.7 Strip & Rcshi.nglc .iccordang lo co11t.racL Tv.--o irupection~ n-quircd: Opt-11/ProgttU ond Fuul. .,.'O PBll\-0366 SOL71-IFIELD NEIGHBORH nm l'OINCI.-.NA $78,500 $1,588.00 04/05/21118 Work Oc:scri:ption: Rq,W' ~~ isidmg, g.magt roof~ ll'lru & door, Ul5tall d1~bwJ.Sher, new 5Ump puo\b, Jru-t.1U.uon of ,,nrl swing. tnm & ahmunum rrim /gutter.per con!DCL Fi,,oi in,pccoon requi«:d Strip & Re.bingle Roof 13# fel• Ice & Wo~ !>bi<kl Drip Edge \·em,, Fb•hmg & Shmgte._ Tv.v in•pcc6ons ttq,=:d: Open/Prog=, & Fin:tl. Roof., uodcr 4/12 p1tc;b, NO \ayo,s 13# "-'q\U«-d Roof,unck, 2/12 pitch, ,\!,ml,,,.,,. '"'!utr«I. R9052.7 PB18-0396 • 26000 \~' 8 MILE RD K.\TZ B.\KE.RY LLC $163.:?+I $3.::57.00 04/~/2018 Work Dctcripcion: ~-n;c.e, utinutc and 1"i~ci11tc:s coginect'f ttp<>rt and dl:lgram. Brick 0.i'lhu:t~ grout. rough, open cetbng and fuul m,pec:uoru rt"quirt.-d PBIS--0451 JEF!'ERSO'>:, LACIL>\.RMl'>:E 22315 BEECH RD PBIS--0-1(-4 SOL7HFlEID NEIGHBORH 23!37 POINCIANA $1.903.00 $98,700 05/01/2018 $193.00 f3,:?31l 05/03/21.llR \'<'ork O«criprion: .lu-mlcno2' W11teiproofing,-fhbit:t.1 for Hunuruay LuwLtion of 130 feet ofirtt.eaor sub io0il J.r.un ~ystemper cont:raci. r.ougb itnd final in~tio1"'1 r:equued. ~ l e Plumbmg permit and inspc,cooru '"'lutred. 1'818-0490 JACQCES,JO!lN & DEBR..\ 27347 SHIAW:\SSEE RD PBlS--0570 $36:!.(10 :l2370 ROl1GE.\IONT DR L\TES-SMIIB, KIMBERL\' $'.!Jl,316 $695.00 WorkDcscTiption: Tt'a.rdov.11e-Wung 10 xl8 u"OOd rooru 11nd repbce ""ii.ht~ 12 x 18 sun roos.non sand :u,d fin.I mspcc bono n,qur.-ed. QC'1,; 05/01/2018 footlng'5 anJsW>. footing. $17,8(,5 05/03/2018 Wo,k O«crip<ion: Stnp & Rtsbingle Roof 15# fdt Ice & \'rate, !>ru<ld, Dop Edge \'au,, fu,hlng& Slunglcs Two trupccbon> "''l'w;at Opcn/P,ogn:,. & ron.t Roof, ,u,d« 4/13 prrc;b, n,.-., la;'<n I'># rcqw.d. Ro,,f,under3/12pitcb. ~lembrane '"'luittd R905.2.7 PBIS-0580 R.\MAN, P.URJCI.\ D.\,1S $23.i00 26612 E..~l\lE1i Work Dc,c:ripcion, lrurrall (1) V'anyl a,plaament '"ln<lowo Install "'indo,.., and or door per contract. Fct\C5t.rah0u bblcs mll:!il be ,n,pcction. F'm.J in.,pection tt'l"'rcd PBl8-058! k-ft on windo,,.-s/doots unbl .af1er fu.1:11 1-L\RRJS. KEITI! &J.KKSO>. 21685 ROUGE\HX)D DR Si.;!.W 05/15/3118 $23,356 <)5/17/::018 Work Description; hutall (2) '1.n)'l r:q,lact:mcnt '1---indou.-, PBIS-0<,31 DlXO'J. OON.\LD & Rl11H 22130 ROL•GE.\10 IT DR $474.00 Wo,k Oc,c,iption: Srnp & Remmgle Roof 15# felt la, & \~•.,., 5hickl. Dop Edge \ "ent,. fb,lung & Shingle._ Two uupeeuon, rcciuued Opcn/Prog,c,. & Fin.ii. Roo& under4/12 pitch,"'" I•)= 15# ,equm:d Roof, under2/12pitcb. ~!embrane ffljUlt& R903.2.7 PBll\.()1>37 ~L\YS, nllE.E L'SHER 20782. ·EG.\UNEE $216.00 $8.256 05/17/~18 Wo,k Oescr<pcion: Stnp & Rcshoogl• Roof 15# ielt la, & \Vatc, Shi<ld, Dop Edgt, \'rob, Aaslung & .hingks. T,--., uupccn<>ns ttqUtttd:Opcn/Progtt.s & Fm,l. Roots unde,4/12 pitc;b, ,.,.o l•yers 13# "'luired Roof, unJ.t 2/12p,tcll, )lembnne reqru=L R905.2 7 l'Bl!\-0649 • E'>:GLISll,Al.E.X.\NDER & ~ 21416 L'\i,.STER RD $125.('() Work Dc.ac.ripcioo: Concrete ii.th 8 l' 10 ft ,nth rat w.Jl v.-ith :shed on top. Zosung compliance peunit lo tnSUll Ulcpcction .required. PB18-068'i ,1. shed on 11 concrete sLb 11:nd \lCCLEl.L\.'s, 11-1O\IAS &JC 26.'IOO SHI.\Wi\SSEE RD e1tw~ per approYed plan!i &.nd and final $334.00 $16,001 0:\/18/clll8 Work Dcacription:. Rcano,·c ubn.ng a.l<l uutlllu., new roof fflu.lgl<:-..Stnp & Re.shmgle ~rch11g to contr.1eL T,-o u1~ru tt<Ju:i~dOpen/Progn,,s and Fn,al Stnp & R.shiugle Roof 13# felt lee & \~',tc, SbielJ, Dop Edgt, \"cuu, fl»h.ing& Shu,gk.. T"'-o irupectioru, ieqwred Open/Progre.. & Futru. Roof, undor4/12pctch. two byen 15# ,<quin:d. Roof~undcrZ/12pttch . \fembra~ rcqUUffl.. R905.2.7 PBl8-0o99 :\LOSS, '\LBERTB&LORETI 2J066V.'l..1' Bl"RE., Work Dc.scriptioo: $3:?l.00 S,i,!188 06/11/~18 �'\dJcndwn #l _\dJmg67 fl of lntenor.,,,.,.ttrproofing ro c1.1,ibJ\g applie pcntUt. $151.1,n Plll~(F57 \TI-HTC. PI-JYWS $16i00 SJ,IA4 06/ 05 / :)1J8 $173.0.1 $4,0IW) 06/27/21)18 Work Dc-1cripcion: ln~ull I Joor \\.all P818--0"'>7 PORC!ll:\.Plll!J .IT'&JO\ :u,_;;:lfl\\\"\.SEf'RD P818--08<,; Bt"RREU .. ST\Rl.l:Tf z73:;o .\RHOR\\' \\' # lft Ln,t.U "t111.lo,-,.1nJ or door pc-rcontr.ct FftV',.lr.anon l.ihk~ mm,!~ ldt on '\\--iodo,u/ doon l11lul •fkr 6o:il uupcc-tion, f·bl.J. Ul,-,«ftotl ttquu-cd. $11100 $1.498 07/o:/2018 $'41.00 $1,,400 ll8/o:!/2111R Wo rk 0c8Ct'ipc io n: S!.t!p n.ml re•roof g;tr.agc onlr P818.()<}9i SOl il-lFIElD NEIGHBOR! I 2:505 BEECH RD Work DcJJcripcion: ~.)l(X'nu.al De1no--l l..b1t.at for Hwn.uul) Ort:rnolllion of ~u.tre l(:cl buikhng. ::,,C..,.cr ap. f0l ■1dation mnonl. h-..:.lt.60 u,.,..er;r,om ~ua.rt"J pnor to 6n.J gr-.d.ng of "'lte. Sod / "Ced & 1tU1.lch ttqt.u.n.-d fur tins! m~1ton Proleth\ l' fcnang Ju,quu-rd •round 111.: for~ dc..-mc:,Loon P818--IOl9 KATZ BAKERY I.LC :6(•)0 \\" 8 Mil.I, RD $1.124.00 $i5JO) U8/l3/))18 Work Dc.a.cri pc1on: Con.,1ruc1 a '47.5 ~fL ..-'.U.km cooler hx>rmg. 111..h. mnonry anJ 6n.1il m~hon, requarcd. ~t.J n~IJOn ttport r<qum,J lnr g,ouL PBIS-l0-19 Eh..'\:-- \Y .>J-.......-\.,D.'1..\1.\LI :mo; SIIIA\\ \S: FF. RD $.iOJU) 117/ ll'l/ 3118 $6.750 117/13/)JIS \\·ork Oacripc:H,n: ~c, ht.1tmg& coohng ~c-. Occtri<al Son>< plwnbmg Rq,1.,ccd.imagcJ<b),·all ::-.:... wop«iling Pam1huaklang Aoor pl.an oi o~ttng byout Tc-runt Buildout P81S-l07: BCELL. IDA WR.\J:-..E RE\" 2l21lt .:-..F.G.\ll"-IEE $19:!.(XJ Work Dc.cnpc ion: TouoffmdRt--roo( tnp&Rc.lun3'< aoco,du,g.,contnct Tv.-oin,pcctio,uffi!UlttdOpm l Progtt>S•nd I-in.I ."top& Relluni,,lc R,,of 15# felt I« & War« Sh,dd. Dnp I'd_ Yen,., FL,lung & Srun f.,o 111-roc1,on, ttqu,n,~ Open/P~ & foul Roof un,J.,,4 1!2ptu:h. ra-o laycro l'\# n,quottd R,,of, unckr Z/ l2puch. \(,mLune r,qulftd R90527 PBlll-1081 KI:180, \UUIAMA\;D GRE 2l<J'l5 WAKEOO~ $191.(XJ $l,7R2 1)8/ 10/3118 $1.945 lll/07/3119 Wo rk Oc•c1'1ption: in,pcctiun""Juitcd P818--l I I I B.\RRIITT, RICII.\R.D & ARU 21 l lO \"A' BCRIS ·w ork O«crircion: lmwl (31 nn) I replaumrn1 ,mdo"", IruLAll •1tnJowt •nJ or <Lor per c;.vnlr.lCL l·~tnbOn lablct mu~t ~ kft on v.,ndo•·-'/ door, l.■lul 11f1<"r 6nsl Ul',:)l'Chl>n. f-uul uupec:oon ft."qUlttd PB18--ll24 R'I..\( \!'<., P.\TRIO .\ 0.\\1S 2Ml2 E 1,rm $125.00 ork Dc:tcription: lru-ool (I} ,'lllyl ~laconcnt v.-iodo...PBlll--l 161 $10,ll(>I SOl 7llAELD NEIGHBORH 2114H,KS"ITR.RD fl8/l3/21ll8 ~ ·ork Oc•c:ripc io n: Residential ~Hmltal for Hum.anity Demoboon of 1848 Squor< fttt building .s.,.., ap, tuw-.Loon reruo,,1. hadJill ,n,po,c11on «qu>«J rnor to fin.I llC'. ,iced & rnukh rt-quueJ 1;.,r lin.J Ul.tp«lll ,n. Protnbv~ fenang ~Ulmi .. ,. ,unJ tlc: fnr .U gndmg or dcmolman PB lll-11?7 S,"'' ' j.\\lES.STEl'lll:2' P JR 21706 1,DJA.'s; $:37.00 ~ 'ork Oeac.-iption: ~ - ' ...~ lm,t.dl •--in,J,.,.~ and or door per contDCt. Frnic:,.tution L.bb must~ kfton .-indo /doo" lGlt.d .nn fir.ul in,.«tio" Fwul 1n,xcoon r,qu,ttd. J_..,,. PBUI-- IZl7 Bn'-"'- Ronald& PBl8--l::!IJ .TEPH.'l..,.J \ CQl' EU, . 21 W.\Kl·: 00 ~IAOOSl-ll:\\\".'-'· 1'£ RD $9111.twl $~f){l(1 08/ 09/21.JlS Sll7.m $9,108 03/ 13/ ))18 "-ork Dacn pc.t0n: gr.dmg o f sale Sod / x:i & 1nukh ~ for~ uupttllon.. Prr.,1eeu: Fencing~•~ ,.:c for all dcmol,non Dcmoliuonofbo.,.., only II ~,o ~•v..uo<c Ro"'1. PBlll-1:31 \IERRI\I\, . SCOTT $188.l lll ~6.5<1(J 08/ 1l / :?11l8 Worl.. De cripcion: Tc.u-off a.nJ Rc--Roo( Stnp & Rt-wngk >ecordwg 10 oonlr.oel T• -o ""1"<"""' ""l'"red Op,n / P,ng,-o,. and f•i,l >tnp & R«lw,gk R,,,,f ISi; fdt kc &Wat<r~i<ld, Dnp Ed,,,. \ "ent, F"t.>lung& Sh"'l!lcs- T=,rupocuoru "'luu.dOpen/ Progttsa &Fanal Roof. UIXU'r4 f l:?ptch.nr.ol.a;·c"l5#ttq!Ared. Roofsui~r2/1:!r1le'h.\kmhrancrNf1Uttd. R9't5:? .7 PB!S-1146 T·l\"I, ST.'\R ASSET \IG\IT I.I 2l5GIJ POISCI.\NI\ $140.0ll SJ.SOU 08/13 / 2018 \\ ork Oe,ocrircion, Stnp& Rc,lun~ Roof 1,# tdt I«& \,,,.,~ld.Dnp C..d \ ·en,. FL-lung&Slu1#>- lv.o m'(>tC!iom n:quittd:Opni/Pro~& fU\lll Rll0hundcr4 / 12pt.tch.,~ol.1.~~n 1:.# ttq\Attd. Roof◄ undcrZ./t:?r1"-b. :\tcml,,.,.. ttqUll'C>I! R905 :!. 7 PBIS-125 1 H\'E !>"T c\R .-\SSITT \IG\IT I.I 11,60 POI. 'Cl\~\ $225.Cll $500 OR/14 12018 Work Oc.c ripcion: Re-build south '9,::Jl sr, Rebuild poruon. or ,oulh rxtcrior •·'lll of d-..'t'Dm •nd one ntier Rough and f·UW m,p«.bons ttquittd.. \lust field urify utrnl of •••o.dr. dut to \united con,1rucnon <k'k:umc:nt,._ PB18--l:t,: ).\Ch.SO. 1-10\\'.\RD& PAil 221>66 Rl.)UGEWQOD DR $149.0I) $18,7 08/17/))1 \\'ork D«cnpc.ion: Tc:uoft .and rc•f')('lfb(,wrc .ind g ~. Stt,p& Rt-,lungk Root I'\# fcltlo,&\\,1<,!\hidd. Dnp I.Jg. \"<nh. l·L-.hang&Slungln, T,u, m-rtth•>n, r<qwr«l L'Jx,n / Progn-.. & Fuul Roof, und<·r 4/ I 2 p,._h, ,...., Ly,r, 1511 r«jwrc<l. Roof, under 2/ l ! p11ch. \Icmhr~ rtqlllttd R1X.H.~ 7 Sl"I' & Rnhmgk .Kcordmg to C'OltlracL T,-0 11.up~dto!l~ ttql.ittd Open/ProgR"n -1 foul . PDlll-1:-'9 :\10. ".-\. P.'\L"l, !71.ll4 ·rn .\W.",!; "l'E RD 56.793 08/ :11)/ J.118 �W'ork OCl>criprion: lnt.criot B.tscmcnt \X.":uerproofing lmtilling J:!11' of .f' S & D pipe 10 stonn ,1,ith ;a lr.1cku·.t1t:r Vil.h:c ln!-t:tlbtion of Ultcnor ~uh -cioil drain $}'.'llCm per contract rough .u,d fin.ii 1nspcctw111, ttqwrcd. Sun1p purnp dlsc:h:irge sh.ill be to lhe stoon dram ~bcu :w-atbble, or to 111 locJ.tio1t 1'ppro,-ed by the City of Southtkld'1 Cngtnttnng Depntmcnt. Sept'tal'c Plumbmg penni1 11nd impt-ctionJ tt:qwrcd • PBIS-1387 ROBl~ETI"f, \X .-\LLACE '.!1051 DE.LA\!: -I.RE $123.00 $3.0U0 09/l4/2!JJ8 \Vork Oescripcio n: Zo1ung c:ompliJn<:e pcmul 10 ll15t;ill a shed ou ., <:onucte sW, .and ra~-:tll per Jppro\·cd pl.im. ~and ;Utd CinJ! inspecuon rt'quircd. PB18-I '>3<• TERRY.JEN'>Y I 10\\ .-1.RD :1205 '>EG \llNER $-16700 $10.fM)O 11/07/3118 \Vork Descript ion: Correct a.nd ccprufw:ning. rubiccl to field UHpcction.. nC'W \·i:nyt cldlng, \\.indO'Q..._. and dry\\:;111 PB!8-!'>17 BRO\~1'.,FDWARD&TERI: ~ '.!1151 V>.."IBL"RE..', $ 131.00 $1,l(•l I0/22/3ll8 \Vurk Dcscrip1 ion: ln,1-.,U {I) vinyl rcphcie-mcnt u-1.nJQw in~trul '\\-indo\\'!' and or door pet contrnct. Pcne~tr;1.tlQn 1.iblcs mU5t be left on u-indou~/doon ,u1hl ~fter fin-:i] is1,pcc.Lion. Ftn.1.I mspccuon required PB IR-1$93 SH.\11, l 'SH..\ & DEEP.\K 21036 W.\KE.00 .. $170.CX) $3.800 10/16/ 2018 w.,., Wo rk D c,c,ip<ion, Stnp & Rewngl< Roof 15# i<ll Ice & Sb,cld. Drip Edg,: \ 'cnt>, R..slung & Shing!•, Two m,p<cnuns requtt<d: Opon/Progn,,,& Fm.I. Roof, umk. -l/12 pitch. two byen 15# rcq"ittd. Roofsund<t '.!/12 pitch, ~l<mb<Jru, ""luu-cd· R905.:!.7 1'818-17-16 $150.()(J l\(HOFF.CHR IS'Tl'>EE.. $4.16IJ !0/31/3Jl8 W o rk OcM:Titnio n: Tc-u off old ~JUnglcs md rc,.roof • tnp & R.slungk Roof I<;# felt lc:e & \V>ter 51ueld. Dnp Edge Y,nl>, fl;;Jung & Slung!<~ Two ut,p<cbol1< ""!Ult«l Op,n/Prog=s & Fuul. Roo& u,id<r 4/ 1~ pitch, two layer> 15# r«jU1ttd. Roof. 1ald<, ~/ 12 potch. ).femhraoc mi,u.ttd. R',105.:?. 7 Strip & Rc,hiug1c according to contr.tct Tv.o in~tion, ttquircd: ~u/Progrcss and Fmal. PB IR-1983 T.G. llomcs,LLC 21895 l'>DL\N $158,W $1.500 01/I0/2019 Wo rk De11criptioo: lnsulL11on of (6) Gll\ts bl,,ck "'indo•-s. l ~,th opnting butitll v.-indo"-" 1md o r doorpercontcacL Fcnc,ctrabc.n bhlc:smusi be left on \\.1ndo1':s/doonc w,bl aftf:r lin...J 1mipccoon. Fin.J inspecuon ITqUin:d PB19-0020 T\YLOR. ~I.ARKA.'S;DBENF :!2-183 ROl'GE~IONTDR $ 2()().00 \l1o rk Dcsc-riptio n: lnsbdl 6 nxlo\\:,. .ind or door per co,unc1. fl'ucstMtion !.min lmJ5l be left ot1 "mdc,,..,./doon until after Sn.a.I in,p«uon. Fuul in,pecti.>n r«jU1ttd. PB19-0C•:!5 POLITO, ROBIN '.!2012 :SE.GAllNE.E $1 79.CXI $'1•.l(J() 0l/2-l/3119 Work Dcsc ripc:ion: lmt.tll 6 "indo,n md 1 doorv.-all pc-r contneL F~tfitrntioo h\ble~ mw:t ht!- kh 011 ,'11\do·G:~/doon until aft£r Gn.J uupection.. Fuul impecbon ttqlDted. PB l \l--005? WU.-...'-TG ROllP ?1337 SE.\UNOL£ $184.00 $6.259 0 1/J.l/3)19 Work Oeac.ripc:io n: Teuoff and rt n>0fbou,e 11nd g11r.agt". Stop & Rewng!,., Roo1• IS# foll Ice & Wat..- Swdd. Dnp Edg,, \ "cot , A..slung& Shingles. T"" "'"F«''°"' ""luucd: Op,o/Progn," & Fuul. Roof, und.r 4/12 pitch. two b)-." 15# , ~ Roof, u,1dcr 2/12 pileh, ~lcmlmnc ""l"'ttd. R905:?.7 Strip & R,,.hingic ""cording lo conrncc T"'-o impecriotu r<qutred Open/Prag=, and Rua!. • PB l \l-0083 \\'EBB.JOH -"\~' A~D JOA'- :!2-119 \L\PLR\VOOD DR $'>16.(1() $20,916 02/TI /3119 U7C,.OO $-l()tJ 1)2/12/3)19 W o rk Dcsc,ipcion: ltuwl roof moutucd ~b r p.meb per wro,.·cd plan., PB19-0l 57 T.G. I fQn>N, U..C '.!18951'>O1.\N W o rk Descriptio n: Bwh 36" high walls on both idb of u~ong buemt'nL ln tenor :alienations Noo-ioad beanng p,u"tlbon, Rough .....~~ ceiling & fixwl tnspechotu ttqi.ared PB l!l--0 167 FRAD PROPWnlES Ill LLC 21().IQ DEL.1\\1:' \RE $173.tl() $4,(XJO 0J/OG/~19 Wo rk Ocscripc:io n: instill (7) tt:pl.1eement ,-i:odo\\.'S..L1,ta.U wmd..:n1;1, and or door-pet cop1r.1cL Frne,tr:ation I.th.ks mu:.r be kft on u'll1do"Vo-,/dooa, Udtil ,.ft.et final u1ipt.-ctil')ft. final mspcction ttquucd. PB 19-0l77 FROST.JOYCE. & A:SURE..-'. '.!7330 ARBOR"·.\\" 14 $129.00 $1,575 03/0-l/3119 Wo rk D«criptio n: huull (:?) vin~-l ttpbC('mcnl wmdov.~. Inst.JI -..,nc:lmu and or Joor per cunt.ucL Feoe-!>rrauon tables mu.st be left on v.~,..., / dooa unnJ .tfter final ,mpccuon. Fuul irupccuon r«jU1ttd. PBl9-0:!0I Hl.D $6,638 03/01/31 19 \'(1o rlc Descriptio n: In tenor ~ t t t 111,atcrproofing PBl?-0288 0 E.\L, HCGH :\ND SO:SlA :!l:!731'-Ul.-\ls \Vork D escript ion: Rq>l:K't. 15 \\--indo\\.'j lrui.U ..~ n aud o, cloo, pc:,; cont..cl $275.f~I r....,.,..tion Libltt"""' b< left on ..-w1o ....1c1oo .. until 2ftc, fu,,1 ""P••:t100. Ftruol trupccuoo ~ PBl9-0395 HOETGER. t.L'.RTI-L.\ 2092:! '-'EG.i\UNEE $156.00 1\\- o ,k Description: Tear o(f .-nd rr roofhou,t- only. Stop & Reshingle occotdmg tx> contract Two uupectiom ,..qui,,d. Op,,, / Prog,c,s ., ..J Fuul. Stttp & R..lungk Roof IS# felt Ice & " ·••er Sludd_ Dnp Edge, V<ou, fu•hing & 51ung1.._ Two tn<p«:l>Ons rcqu.ttd, Opcn/ Progrc,a ,'< Fin.al RooC. i.nde,-l/ 11 pud,, """ lay•n 15# ,..q,m«l. Roofs un<k-<2/ l2p,ldt. ~lembrao< ""ftuttd. R9ti5.27 PB19-04-il "1Ll-J:R.SON,L\l'R.\ .-\.'-Dl 1113JPOINCIANA $'.!80.00 $I0.7'-IJ 04/ 17/ 2019 Work Dcscripc:.ion: lnst.llll.lhon of utlenor :rub !tOtl dum 1y,1cm p,r-r con\rlM.. L rough~ foul uupccooru rcqUlred Sump pump didu,~ !Chall be lo the stonn dr.un •hen 11.Yiubblc, OT to :1 locanou :arpro"·rd by the City of SourhJield'~ Cn;:,necnng D.partmmt. Scp<n1< Plumbing p<nmt and .,,,ecuon; r<qUin-d PBl?-0-194 l\:lfNYt:.\:>:G. :\.\IPOR..'-'-LIFT 2123) \'.\N BCRJ.:X $129.00 Sl,2-12 05/20/ 3JI 9 Work O«c1rplion: lnsull CZ) \.,n)·I rcpha:ment wmdo• . ln:.tall "-lndo•-s and or door per conruc L Fen~tn.uon IAf>le,; mw.t ~ kft on \\ino.)v..-s/ door, until '1\ftrr final trupc'Chon hn.11 m.~tion Rql.Uccd. PB 19-lJ506 TG. I lam<', Ll.C '.!1895 l'>DL"" $133.00 $1.500 05/ J-1 '3)19 \Yo rk D esc1'ipc ion: \'C'at«pro,ofing U1SKk of norlh u:~ :!8' ti«.I tnto erittmg sump thnt i, alee.Id_:,· uc.-<l into city stonn •"--cording to 0'\\Yler, • PBl'l-0518 Bl.RDEN. LEROY 21815 BEECH RD $:!58.00 s;.580 o;/ m / 3.119 $9,CX)() 05/30/2JJ19 Wo rk De1crip1 ion: Oumney ~air rough and ftrul m~pet.~fiom required PB19-068, BANKS, PETI:R 212-15 \'AN Bl"RE'- \Vo rk D c1cl'1p1 io n: Remo,~t llOd in.!t.all (8) samr size ,,n:·l 11:iu<lov. .lmtall v.vidow-!' 111\d or door per conttacL fc:oc,lnnon labk, must be left on \t;m<lou ./<loors until afir r liru1 impccuon. Fuu.1 mspecticm ~uired PBl?-0710 CLEOPHltS, GEORGE 20772 I ,DI AN $15\1.00 $5:?6 (l{,/07/7!)19 Wo rk Dc&Criptioo: Reruon and replace ~xi~nng 11.-indo'\\. .ltl$tall "",ndo-w-, anJ or door pe-r contr.ic.t. Fcntstunon I.mies must be lefi on '9.'Uldu\\'!1/doof'f until after finnl Ut.-t{,«l\01\. f'uul ul!pcclion requued PBl?-0789 HIU.H.\ROLD $9,90IJ 0(,/ 13 / 2019 �Work De ·cripcion: Tc.t.ruff 11ml re-roof. !:ttnp & R<!~hinglc llcconhng 10 conrnct. Tw,o i.u,tpa:tions rcquittd: Opc:n/Progtt''.'I rutd Ima.I "tnp & RcslunglcRaor I511 r.11 I« & \\'.icr Sludd, Dap Edge, Yent,, 11.l'hing & Slung!= T" o insp<cuons r<quu,d Op<n.l l'rogn,« & Ftn.J Roofs un(.k.r 4/12 p1td,, ta·o L\ycr1 It;# trqlUt\'d. Ro.,l:. lmdcr J/12 p1fch. \fc:mbuoc rcqut«J. R90.i2 7 PBl9--0875 FRO\! IJOC,r TO 110\ll! PF !1-108 l:SI-.STER RD 1:?l:?.UII $15-19 07/0!/3119 $3/.IIKI $'.!, ,ou 08/2tl/3ll9 Work Oc•cription, R•huild liont pon:h PBl9~~J07 I ICCKLEBERRY.JLSTl:S: \Vork De.script.ion: Con•tcUct J. :?ll'!59 l'C)[N0.\:--J.\ "'-oo<kn dt-c;;b. per J.pprm·cd pl.in!-. f·uoung.. opt"n 1oi"t. U.u:ral tt•tr.unt "uppvrt & fUW Uls~uo11 requir«l.. PBl?-091! RllSII, R,V:HFI.E. 07/05/::IJ19 $95(•1 !1018 '.'-F.G \l ''iEE Work Ucticription: ln1cnr 8-bemt"nt \\'ltccproofinp; ln~t.1lli.ng I Hf of-!,. S& D pifX to a new wn,r that,~~~ to an eriittngd1.,._h,uge ,,,hich duUU to II c-uh ht-rt PB19-09!7 $1!5.CXl K.\l!LO:--:, K.>Jl!'IAIL&SllRI ~18ZI ,EGAUNE!i \\fork Description: In~wl \\1ndo"G:s mJ or d,)Or ptt t.-onlrlKt. ft>1ic:olt:\OOn fable., mwt he lcf1 t'>n uupec.tion f"U1.1l ut~pt."'CtiOll rcquucd PBl9-{19(,6 ALFRED Ml'KO\lEL RE\"O< 2'.?403 ROL'GE\IONT DR $605 \J,,-Ut~\\.'4donrt $149.00 08/08/311•) unlll ._ftcr foul 07/17/2!.119 $2,500 \\'ork De cripc.ion: ln5Ull v.indo" and or doorpt::r contrJ.Ct. Fene lr1tion lahle-1 ml.f1't be ld1 on u.'Uldo"'~/doors unnl ;after fuu1 inspection F.n:tl u , ~ requucd.. 5 \,nyl ttpht.;:ffllCllt \\~,a;" PB19- IOOJ $ll)0.00 27J05BYRON O'KE.f:IT. TERRENCE $1,CJJO 07/15/2!119 Work Description: Stnp & Ruhinglc Ro..,( JS# felt k~ & Winier Slue-Id. Dnp Edge\ enh. r-Whing & SJunglc~- T..,o tn,-,«tlOm n,qwr«I: Open/Progtt,s & hn,l Roof und,r 4/ 12 pitch, ~len~mne req,ur«I. R905.:?.7 PBl9-l l28 two l,ver> I '>II r<qu1red. Roor, un<l•r ~/ 1! pitch, J;:01'.\CZ,JF_,,!FER & YOll :,1975 :S-EG \l 1NEE S3:!J.IXI $13,J'i') 08/(l9/::IJ!9 Work D«cription: Inst.:U.huon of uttt"nor sub ,oil dt,un S~""$kDl per contn-:t rough lJld fuuJ insp«-bon, rcqwm:i. Sump pump th;dla-rge ,hall be 10 the ,1ann dr.un ,.-t.,n ",uhblc, or to • location -rrro•-.d by the Guy or Southfield'• Enp,neeang Dq,ilrtmrnt ~rJk Plumh1ngpcmut and tn:ip«OOJU teqt.u.red. PB19-1198 'c K\'.'-'G.\S, E.DW,\RD & ' $178.00 213'5 '.'-EG.\LTNEE. \\'ork Dc,c,iplton: Stnp & Re-ffl.Ulgl~ Roni I~ felt kt'. & \\'«kr Slucld, Dnp $-!,JOO 08/16/21119 EJgc- \ cnt~ Fl.&Slung & Shi.1glu. Ta·o tmpt:Lttont .. quired: Open/Pt0gre,. & Fin.J. Roofs uncle, 4/12 pi1ch, two by"" 15# "'l'"'"d. Roor, umlc, 2/1! pnch, \(embranc r<quued. R9052.7 1'B19-1328 !G045 ROl'GF.. Cl BROWER.BETS\'E. $217.(1() $8,287 08/30/:))19 Work Ducriptiow Stnp & Rcslung!e Roor 1511 reh I« & W•ter Shield, Dap Edge \'ent>, fu,hing & Shingles. Two tn•p«uons requued Opcn/Pt0gn,ss & Final Roor, ,u,<l<r 4112 pitch, two by«• 1511 "'luu,d· Roofs under 2/12 pttch. \fc-mbr.mc rcqwttJ. R905.27 PB19-1448 \IF.RRll.l., UlsD,4.& DA.,lEI 214101:SDIAN Work Oucripcion: .. PB19-l 504 SU200 $8.JO(J fJ9/25/'1/J19 $189.()1) $5,000 10/23/21119 $+18.0lJ $:!IJ,IJ()t) 10/23/2!119 $5,006 11/14/3119 -mor fRO\I HOl'SE TO HOME PF 21-1(18 1,'KS'IT.R RD Work Dc:.cripcion: lru.i..tll fl<laog and 7 -.-it,do~~ Work Oc,;cripcion: 15 W.U aocl>on<. 5 pov.tt Im<< PBl9- 1633 FRO\( Hot ·sc TO HOME PF 214118 t,K.',JTR RD $671.UO Work O.:.cnpw,n: R<model hnu .. PBl9-ln2 ,1.,mso:--:. i.:RYSTALJ &J.1 2n72 EM\f[TI $17400 Work Dcscriptlon: 5tnp ,nJ ce-roor PBl9-1832 ....,ur.Rso,. JOE. & u,o \ 225:)) RIVERDALE Work OctJCripcion: lnsull 3 '1.i.oclo\1.·i and PBl9-1869 J $168.f.lJ doorvtaU pet: oontr..ct. \NOLI<:!-:., PEXELOPE !2106 1:--:KS'!"ER RD $164(1() $4,685 12/C/5/2()19 21706!,D! \N $176.IXJ $-1,1,.IR 01/2?/'.))20 $180.ll() $-1,450 01/29/2!)20 $147.11() $2,3% 01/28/:,120 $:?59.00 $'i,t,X) 03/ 16/203) $!7-100 $ IO,JS'i 05/08/3.l:!l) $21120:1 $5,&M) 05/08/]J)'.)J S211.00 $7,YlO OS/13/3120 $267.l)(J ~.6/N) O'i/26/:::IJW $13200 Sl,4IO 0<,/01/3l21J $:2:!2.l)(J $7,032 06/29/'21.):!ll $1821)() $6,IIXI 06/16/20:ll $325(1() $6.<,Q(J 06/ 16/21)31 Wurk Deac.ription: te11r off .ind Re roof PB~lO(,O Jam ..,. tcphcn P. Jr Work Dc1cripcion: ln~tall 9 11o'U1doy,.-s pc-r conte\Ct PB::IJ-<JOG! \fC\!l'LLE..'\:, D. & ZERVOS) 21550 IXDI\N Work De.scrirtion: Jn.,t:all 1'8'.)).()188 -1- rq,l.M:iet~t ..indo,u LEICJ-mTI'JS, .ill AM & Rf'.ll 21)747 DEL\WARE Work Description: llliull 6 ttplaccment umdow, Pll:!!)-{)'>-35 LG PROP[Rn· HOLDl,GS 21119 t:--:DJ.\N Work Oescripcion: \\'ood Dtck l! X 1~· prc~urr lre.tt:d PB]J)--0269 W.\LTO'.'-', CHARLES/CRM,4. 21800 \IAPLEWOOD DR Work ~cription: 49ft mtenor 'V.11tt:rproofi11g h> cxl!'nng wmp pump .ind I I 48ft cr<1\\.·bp.u:c cm:.tpsobtc PB'.3).()383 SADLFR. 1... ,ms S Work Dc11cripcion: Stnp 1!016 SF\!JNOLF. and re-rooi Work Dc1eription: Tiear off/re--roof holbe 21td (kuchtd pr.age P821J--0473 Lil) W•ng 21344 ~li.\11NOLF Work Dcsc-ripcion: C-.mpktc bL."<"tnenl ~mc:.Kklmgptt v.-nt1en "C'opt' oi u·odc PB:?ll-0501 R.\MAN, P.\TRICL\ D.\\1S !6612 EM\IETI Work Dcscripcion: In,u.11 I ,-,nyl ttpllcc:-ment \\'Ul<:L>v. PB::l}-0537 CRL'Z, \llCHJ\EL Work lk cription: Rerl.Kc- 10 "'m.do,o PB3J--0586 IIP SN,4.PIN\'ES!"ME..,,LL( 2148'\t,DIAN Work Description: .)mp and tt-roof PB21.la)(.01 I IP SN\P IN\'E..'IT\IE..'7' LLC !075! IX!-:SI ER RD Work Description: \\a.odo,n. nt"Ot· cer.unic Ooonng kn 111nJ bathroom. dryw~J and city rcpain lhroughout. ext md PB;,J.tJ(.t):? I IP SN \P !N\T:Snlf:..''T LI .C 21-1851:S.'DI.\N $320.0(I Lilt doors $9.000 or,/ 16/3120 �\Vork Dcscripcion: E...'fr lX)ORS, PB:?0--06-16 ~C'\\. llooru1glu1 and h.ath, new C;thu1ett uood dct,lchecl pcrguL., <l..ryw.dl aml rcpJJr: :10:?6 \X'J\k'EDON LLC $189.00 s;.ooo (16/19/1/.1'.!I) S:4200 $8,30.i 06/24/2fl:?ll $318.00 $7,500 06/14/2!):?I) $137,00 $1.747 1)8/13/:?ll:11 $27200 $6,(XJO 08/18/2020 $9U3.CKI $1U,OO0 10/1-1/:?1)21! $:!30.00 $1 10/14/2030 Work Description: .St.np and re-roof • \Vo(k Description: 114 foelot' 111tcoor waterproofing PB:?IJ.()658 RR/II HOLD!:S:GS, LLC 20H9 l'.':DIJ\N \Vork Dcsc:ripcicm: Rcplncc kttCM:n_ new i.ncc-rior dooN OC'W front door PB20-0954 llRIGMT, CAROLYN 272i! ."\RllORIYAY CU:Bl1SE Work Uescriplion: R.cp1'-.cc 1 ,,u1~·l window P82!l-0976 BRAt::-... RO:S!ILD C & 1...-.t:R 21U89 l~ 'AKEIX.J:S- Work DescripLion: lnsull 1's'12'(/' wood tk-ck .-1 rear of du·c.lling Rq,t:1ir froot porcb PB2t). f J 64 ~1OTOR CITY C'.ONSl RLICTI 26650 W 8 \IIU' RD \'(fork Description: ..\dJ I re:.Lr0001 .u,d medumciil m.odifi0,&.llon,. PB3l-l 166 ~IOTOR c1n· CONSTRUCTI 26700 W 8 MILE RD Work Oucrip1ion: .>\dJ l b11thcoonu 1U1J m1nor :1l temali.00 - M,un PC'nrut ,~ Pll20--l lCH PB'.ll-1197 ARIZO:S:,\ l'\'\'EST\IENTS L 2n12 \'\' 8 MILE RD $.366.00 W'ork Description: UbL111.ihonof I olumi.num tube fr.m~ fabric CO\ered :t\\ningove:r fronl \\indows md door - no stgtu~on ,wrllng PB:?ll-1335 $l32fKl $3.000 09/18/201/.l $1,(l.lO.(K) $-l~JM)() I0/22/'.l)'}J) ILALLSR,JOll).'NY& PAlllf 2Q950POTNCIAN/\ Work Oucriptiorc S1np and ~t00f 1'820---1465 Mnny fo\'ti!tment.s UC Work Description: ln5bll new k.atchcn e:ililltcb, neu. Oomlflg. bct.lroom u·all fume U-ith closeli; uutRll tte\\ s.hu,gle. Addcndurt1 12/ .2/20: Install r:e,•cnc: W'blc roof ro froo1 of 4l0gle farruly rnic.knce P821.(l01 l \ll!NS, RON ...r.D $1-19.00 $2,50() 02/09 /:ll:?J Work Dc11c_ription: I.n!rtillmg (4) vmyl reploceme-ot \\.~.tdows PB21.(JOJ4 BRO\t'N, FE.'\:TO:S: &J.\NET '.!1)')78 DEL.Al'C\RE $181.00 \Vork Description: 2 hehc-al phlcs PB~l--0102 J,\\IES, STEPHE:S P JR 21706 l:SDIAN $133.00 $1,527 02/05/:?1)21 11351 SE\lfNOW $185.00 $-1.780 ~/16/'lD2I $311.00 $8,500 0-1/:3/2021 $1,786.00 $85,818 05/l2/'.ll21 Work Oc•crip1ion: lnsulhng (I) Doonv..U P81l•0l50 ~ SH.WERS, YOL,\NDA ork Description: lrut.Ul.u,g ( lO) ,-in)l tt-placement Ptl11.(!466 \\.-ind0\\"1 GILSTR.\P, BR\'./\NT & SHA' 26611 HUWASSEE RD Work Detcripcion: '-ew c:otnp<»itc deck WO!llmcbon - :?lb;l2 wnh nu.l.tng and • PB21--0-168 Work Du:cri PB2l-0577 TAYLOR,CA.,DICE flep$ 22425 RIVERD.\LE ioo: Ft.re- d.anugc/~air iu 6repl;acc- room. R & R <lr)"\"nll, insul.ation. Ille. ou.sonay on fucpl.tcc, -.-.-mdows, c:itcrior door tn the affected room.. R & R carpet.lng & Oooring duoughout nu.in floor & up:1tair-s. Su:ucl.Utt cle.u1. wall~. b~ho~tt.b, v.ind:>v.,. doors & paint wall:,. 011cc clcilne<l. $125.00 $99(1 05/03/2021 26700 fill \IETT $11-1.00 Q.060 05/26/2021 :?09()9SE.\11NOLE Sl56.00 $2,955 07/01 /:?1)21 BE:-..1:rncr. ROBERT AND r 2'.!,521) ROUGE\IONT DR Work Dc.cription: Rep,1.u:-emcru \'('indows I Basenlnn wiudma,.~ Hoppa PB!l--0675 ~l.\'-'~lNG, D.\)1.lt\N Work Description: 82IT GL71TCRS PBZl--0985 PAPP.\S, co:---sr_"-.,CE Work Ocd:cripcion: I11!1l;1Jhng (6) tcplilCffllcnt \\-ilid0\\'5 at :?0909 Seminole and ::?7308 Byron (.2 addrc~5 for one hou,e) PB21-1181 .\Bil YOMI, DORCAS M :1023 SE~IINOLF $+19.00 $15.lU') 07/3<J/3.l2I Work Description: De:ano Oei...ched gt1ar:age, sLtb ru1d found.WO,i. Demo lnterior o( re~ct to the Huc:b repair ntcrior fron1 porch and M!C\Jrc the ptopcr1y from the clement,. 1'821-1196 ttp:w- ex.i.sung ch:unlink ~ ~Ulre<l fence $3):?.00 $7.-IOO 07 /28/:?ll2J $118.00 $9.0IJ7 08/09/2021 S:?8300 $12,572 08/09/2021 21121 SE\IINOI.E Sl96.00 $6.9')7 08/ 11 /20:1 22200 smrrNoLE $2-18.(X) $1,500 0S/16/:ll21 \X1TJ\IER, PHILIP & P"-.\!l:.L' 21716 Sl:.\!INOLE Work Description: stop .i.nd rero0f residentu.l PB11-1216 STAVROS. PAUL A 2157-1 POINCIANi\ W'ork Description: Tetit off and [C-roofhoo,e .md remove, ru1d replace complete guller ,pm:m PB21 - l273 \ '.\R.'-.'ER. 7\llCHAIL& LIND. 223'16 \1.\PLE\'\'00D DR \~ork Description: Roof ttpbcem~nt for house :utd ~rngc- PB21-l:?87 FTL\,ZEL,ROGERII \Vork Description: 1'821·1306 Tt-.a.t off reroofbou5e: only. CHRISTENSE:S, EMILY \Vork Dct1cription: Replxing th.c roof 011 my honsc. Tearu1g off the erist.tng: ~hmgks.. ni.,l.1t..·i.ng any weak boards, and puttmg on llC'\L' HD !ihu,gk, with the appropn;1tc Liye~ of ~c gu:ml and under lauun.ilc paper undot:n1e11tJt_ ~~ w~U 11<1 drip t-d~ .and lh~hiog for the edge-, :1nd exlult I pip< Pl\21-1351 D\\l!\,CI.AIRE&!.L'BERGb 22tl85POINCI-\N.\ $334,00 $10,000 08/20/2021 $166,00 $8,237 J0/06/2021 $371.00 $13,493 10/11/2021 $cll0.00 i9.0')() 11/0(,/2021 $9,200 l2/09/:x121 Work Dc-s-cripcion: Tearoff and re roofboU9C' :llld ga,-.,ge .and n~"" g\lUers • 21736 XEG!\UNEE \Vork 'De5c.ription: Ruoi rq,laamcni for hou~e PB21-1752 YEG l!R HOLDINGS LLC Work Ocsctiptioo: 21995 POINCIANA tnp and tc:Shingc.1 roof, :,..:cw guucn and down.~ut,; Work Description: Stop and re--roof ou home only, uut11ll new GAF l'"tmhtrlme HDZ rcw)f 5)1tcm. PB21-21 IJ CIIIS~f.ARK. U,\,'RENCE M 20'-)56 DELA\X'_ \RE Work OcBcription: Fasda & Overh:u1g. Vinyl Soffi.t & Alum. Trim Gutter Sysitm & Guard $281.(IO �$:?IIHll $7.'i<J<l 12/10/ 3>21 $11,308 01/0413>18 \\'ork D«cri ption: :°'cu: roof Pll:::-11104 $316.l)I SHRDl.l:D\\'A RD&~l\DEJ 2'165.-HI.\WA: CERD Work De.saipc ion: Stnp •nJ ~roof hoUS< and g.ara~ Plll7-1983 s.\,KOI•.-\ H,)LDl,GS 1,c 2:(,Q\I ROl 'GE\IONT DR $<>71.00 \\:ork De cripc ion: \"aciuu Rcoonooru- Bcdrvvrn md b;ath, / ~,bl N.'J').Ur RouW'J \\.ill, irbubbon .and final U\Sf>C"-UOn, rcquuccl ~e contucr Jul> 9CI for ,pec:1 1mc.t 1'<ld1uon:J permit... tretuu•t•d \ddrn<lum #1 Rern.l\t "1'Ki recon,i.nx1.a dormer Remodlc ht lloor bathroom. +-:?;..19 ..ill Rough. lll!<iUl.1llo1l and fu\.J in~ptc1iot1, f'«l'o.ttd Pll:?0.{>819 \n'-'FRFI', GP . BJR& DORJ 27330 .\IU.IOR~ '.\\'# 10 Work Oc1«:ription: Roidcnti.'11 1'8:tl-HJ'JI ,i,.,ndow .uxl 1 patio door )KL REAL ESTATE CO LLC $ll1CWJ St.'m 08/ 0'\/21l20 27070 SHI.\\\',\SSEE RD $175.00 $1,0C,0 08/17/:?ll:?ll 2174!, SF\IINOLE $248.00 Wurk Dcscflpcion: $1\.Wlg worJ.. PB:»-1315 :-;,\Dl.'\N TTO W ork Descript ion: Rcmo,-e anJ ttpLace rouf p~r coJe l'B:!tl-13:i,4 2 ST.'\.RS PROPERTIES LU: 2 1;81 1:-;Ul.'I..'>: $231.00 ~419 ,\l\PLEWOOD DR $51.Wl.<XI $!3,700 12/0-1/:?l'l:ll $ 1'i8(0 $1,">00 l2/07/'!Il1JJ $ 161 O:l $t.7l•l 12/15/3)21'1 $339.00 $11,3'11) Ol.'2)/21)21 $148.00 s,,533 o;/14/3121 Wo rk Dc:scrip<ion: Roofing Repll\C'ffllC"tll P82()..t<;i; \\1, 88, JOH.'\\ ,. ._,DJOA., Wo ,k D«crir< ion: RoofTe.ll'oiC and Roof Ran c.JI .and "Pl><< gutter, & do ..-n,pout, l'B:?l'-1666 ~ .\IIRl_l:\..''-l .\N, \1H£R& :SARI 2110-11,K!>TER RD o rk D«crir< ion: Repbc< roof on g,u,,gc - ,e,.dcnb.J PB21l-l7l9 FORBES, SCXYIT & \1CD.\M 2. 1768 :-:EG.\l1':EE Work Description: Roof ttp.u.r 21081 EAST \\'ork D«cripc:i.on: SO"'fl~ l2l.Jf1 for uucrior ,·.derproofing and 1 !ump pump 26700 EM\IETI Wo , k Ducrir<io n: R£PL\Cl. ·c 7 \'1:-;lX)WS, SIZE FOR SIL.I:: PB21-0713 STROBi.., HEIDI $198.00 PB1t-0937 HO.\..'-G, l . \M & TONG. SCC 21:>'.)<l(J \'.\!'I BL"RE.'>: $?760() $11,900 06/29/3121 $5(1,1()(1 $!3,994 117/o7/JJ21 Work Descriptio n: TEAR OIT SI 11:-;GLE,S R£PL'I.CE \\111-1 NE\\' PB2l-1Ct!-I CHL\1ARK,LAWRIJ.:-;CE \I :?0956 DELAW.\RE Work D etcripc ion:. GLTTCR GRATES o:,; HOU E, 2.24 SQ OF SOFFTI A.'D J:?., S(~ OF TRIM o, HOl '~f., 059 SQ OF SOFFlT AND 0.94 SQ OF TRI\I ON G.\R.\GI' P811-10;4 A11J',;GU.., MARJ.'\ & .\'-DRf 21335 \LWLEWOOD DR $166.00 $2,())() 07/12/3111 $2.500 07/'.!!>nJJ:!.l $15,0:Xl 01/17/:lll7 Work Ocacripcion: 178 FT Rf.MO\T:: A:. 'D Rl'PL\CE GUTTERS \HTI 1 S 00\\'NSPOLrfS PB11-IQ71 FR.\D PROP!lRTIES Ill U.C $::41.00 211HO DEL.\WARE \l'ork Dc•cripcion: Rew>{ Tear off anJ rq,lxnnent PB:?.1-1156 ER\\1:-,:,JO\'CE 214051. Dl.'\N Wo rk Ocactir<ion: Roofing - ~roof bou,c - ln•..U .,.., hiugl,. PB1<,.t07ft 1-:0RJ-'..•S PRE$8\TuRlA.'- C 27095 \\ ' 9 MILE RD $-189.lK) Work Ocacripcion: Dcmohbon of270?5 WQt ?\:mc ~We Road.. ~tic tank must he emptied and cruMlccl OaklauJ \..ounty \li·cll pemV1 ttqtu.rcd for capping, fo\lflJJ.tio11 tt:roo,.-al . backfill m1f>«t10ns ceqULJ:ed paor to fuul gr:idmg of sate Sod / seed & 111ukJ1 ttqlllted for fin.ti Ub{)C'Cltoll. PBl7-03~, TATE. RlffillEMTRUST 2733'1/JUJORW/\\'# IQ $168Jl0 $3.684 03/ )(J/2017 Work Dcacrlpt ion: lmtal.12 ,1.0~1 rq,la«nralt Wllldo, AlKI I door'\l-c:111 List.ill ""'--inJ..>"'1 a&.1dot doorpcrcontrAct fmc.~1rat1on 1.bk·\ mu:lt be left on ,a.,ndo"'. / doors unnl after final uupecuon. Fuial u,,spec-uoo ttq'An.J. H.100 05/IJ.l/3!17 Work~ription: Te-aroff111dre-rouf .tnp & Rc,lungl< occurduig w cont,...:I T"o uur«bon- n:quittd· Op.n/Prvgr,, and hn-1. Stnp & Rc,luuglc Roof 15# fdt I« & \t;Aler Shield, Drip Edg< \ ·cut,, n,,hu,g & Slung!<, T.. o in,pccnon, rcquu-«l Op<n / Prog,tt, & hr..J. Roof, unJc,4 / l: p,t<lt, t"''O U)-.r, 15# ceqwn,J. Roofs ,aKk<:?/ 12 pnch. \{<ml,...,. r,qu,rcd. R'J05.27 PB17-07~ KITCHEN, IILL :n;.J ,\RBOR\\ W II 25 $170.lO Work Oescrtplion: lru-t.U 3 \'"lllyl rq,Llcemcar ,,iklo~""' hut.all w1ndo,a."' Mki or c:hor p,e-r contrac.L r~stnooo uNes mu.-.1 }1< Lef1 un v.,.nJn,a.·<1 / d•lOI"!! uab.l after foul unp«uo.L Fnul .,,,..a,,., rcquu<d. PB17.08-16 TRIPLE I HOSPIT:I..Lln· 1.u; 21(~,0 DE.I.A\~ .\RE $3114.00 $1,1,00) 1)6/ll6/ :?lll7 \{ o,k Descript io n: Kitchen c.bJn<t> ond h'1h.room ttm<><kl, rough ood final in,p,cn,,n, r,qwn,d Stnp & Rcshiui,Jc Roof 15# fd1 I« & Slu<kl, Drip Edge Yen", Fl.,,lung & !-lungk Two Ul,p«ll<>n, "'I"'""' Op,n/l'rog,«, & rm.i R.,.-,f, uruk,4/l2pu.:h, two 1,,y<« 15# ,.q,•n:d Roof undn2/12pud,. \lombrone r,quu-ed. R90.,.2 .7 w.,., l'lll7-1 (1)6 co,:--1::R. I..Y1'DON S?,21Jo 216711 ROl:GEW'OOD DR 07/ 19/3117 Work Oescrip<ion: . ·..,. rool /tcnoll and r«o,cr/GM Slu.lJ /\'nutocO<kS1np& Re.hmgk Roof t;# foll Ice &\\·,i.,Shu:kl, Dnp F..dg, \ 'cnll, Aa.tlung & Slunglc . T.,-., Ut<p<ct0<>n• tequiml. Open/Props, & hnal Roof, undo, 4/ 12 puch, n.-o bya'I- 1~ rcqusttd. Roof~ under 2/ I~ pttch. \lcmbr.ulC' m,wrcd. R905.~ 7 PBl7-12l5 BR.•8TLE\', \L-\RK & ROSAi 2t,4AA SJ IIA\\'.-\~'l.f. RD $125.00 $1,-IOO 08/1 l/:ll17 Work Dcscripc ion: 8}. 10 ft 'JohcJ \\Ith ccmtin ut ,i;,1.ll Zo1ung co1nrliam:.c permit to 1mt.Jl a :<1hc<l 011 • com:rctc :tbb and r-al"\l..ill per olf'PtO-.cJ pl~. Slnd ti1d fin.I irup«tion n:qu,"'1. PBl7-l'.!6-I GL\SS,SH.WL-\ \Vork Description: :z:::l05 \l\l'LEWOOD DR $337.00 $7,:l<JO 08/31)/ 3Jl7 �fntcnor a:ltentioo, ~on -lo.id bc.anngp.irtit1',n~ Rough u.Jll. opf'fl ceiling & hnii.} tn,.,pecbo11' required l11,t.1U v.i:mlo\\~ :\J1d or door per contract. Penc~t.ration Lilile$ m,1,t ix- left on "'u,dow.,/ doon unn1 .afte1· fin\U mspccrion. Fin;1l 111.~tlon requucd.. PBl7- U36 • ROBE.RTS. LIND.\ .\L\RJE S2.0-C 21319 'EG.".UNEE 09/:Y,/ :J.Jt7 L1,tall \\o"U.ldoW!I aud or door per contcacl rfflC',tr.abon I.J>k mu!'tt be left on u"U1dov.·-;/ doon unuJ after final in,,cc:uon. Fin.al tm,pect10n ttquu~ PD l7-1676 LO\'E. !AMES & CAROL $\00(1 209')() POINCIANA I0/31/2017 \1:'ork Oc:.scriptio n: Stnp & Rcmingle .o:ordmg Ct> contr..1.ct . T\\"O 111.sped.10ru requited · Open/Progte,, ilind Fmat Stop & Rn:hu1glc Roof 15# felt Ice & " '.rec Sh,dd, Dop Edge Vcntll. Flashing & Shuiglc; T"·o 1nsrccnon• requu<d· Opcn/Progtts, & Fm~l Roof, undcr-f/ 1:? path. t\\.·o b~-crs 15# requucd. Roof, unda :?/12 pm:h. \(cmhnnc rcqturcd. R90;.:?.7 1'817-1716 DRAKE, T\KEIT.\ Wo rk Descnptron: ht.,m.:. PB 18-0003 g; $521.<IO :!2!J72 l'Ot'.'lCL\N.\ ~ D \ \ 15. ESTES 0 . · · S $I8,(Wl() · 03/ 2l / :Jllt9 g · "t' l9 =10 ROLJGE.\IONTDR $2$5.CXI $lfl,752 01/11/21118 Wo rk Descript ion.: ~;;1';;; ;e:;:;;•Roof t 5# fe:lt ke & \'\':u.er Shidd. Dop Edge \ 'cnh, A~lllng & Shrngks. Tv.o 1mpect10n..: rcqtnred: Opco/Pt0grt5j & Fwal Roofe under 4/1:? pitch, hl.-o 1:t)"C'~ 15# n.-quircd. Roof~ Wlder !/12 p1~h. ~fombnme rtquu-=cL R90S.2.7 SH \;ob.non lJ.sr f o e ~ perm.i~tnp & Reslungle JCtordmg to conll":tct. Tu.--o inspe.r;1l()1u required Open/Progtt1s and Fu1al PBIS-0084 BE'\:GRY, CELI,\ 21528 '\:EG.'\UNEE H71.00 $15,000 02/06/2018 $81),000 05/29/20 18 Wo rk Dcacripl.iOn: 2018 - Ntc:hen R.c1no<lel~ rcmQn· su(liu. Rough tnd fuul in.,pccttoru n:qlllt'C'd. PBl!l-0712 GRA'-lTE~OL'RCEJ'\:C 26530 \~· 8 MIU:: RD $1.6J.l.00 Work Oc~cripc ion: In:.ull mcmbf'11.nt" roof. mmimrnn R·32 uuularaon required Optn roof and fuud inspection ttqurre<l. 1'B18-0779 \~1-llTE, Pl IYU,IS $308.00 22431 ~L\PLE\\OOD DR $14.2')? 06/05/21118 Wo rk Dcscrip1io n: Smp and reroof bou.."C & g.m1.gc . Rq,bcc guttc:rs Stnp & Rcshmg!• Roof IS# l<lt le, & \''•terSluekl, Dnp Edge Vent,, A.&ung& Shmgl,.. T"o tn,p<cnoru requn•ed, Open/Props• & final. Roof• under 4/ 12 pi1<h. tv.o l•y•n 1311 roquued. Roof, under 2/12 p11ch, ~lembr,nc r:cqWI«l R91J;.'.?. 7 Strip & R..hu1glc ..-cordtng lo contraec T .,'O uup,,:tio11, r:cquin:<L Opcn/P-• ondFm.il, CLOSED PBl3-0788 ~ 1:-.:co:-.1rLETE PROJECT \IISSIO:S: 117 $330.CIO $5,-lOO 06/21 /3'l8 $6,000 06/2?/:?lll8 o rk D«c:npcion; ~nenr rcnx:><kl Rough. u1jljbtt0n and 6n.J 1n.._otpecnons rrquir1...J. PBl!l-0873 BEL~CHE\~·. \ 1'11KAL H l'B 18-t Ill STI.IRDY, BRIDGET $166.00 23>57 SE~IlNOLC Wo rk Descriptio n: Rq,IUr of -:1 7ft x 8ft -.all and • R\~ 2134-1 SE.\IINOU:: add.h«'Y11~ wall rep:ur tO ,Wrcase 8 r IOft. Rough and £in.al $7 19.00 U.137W9~11L£RD ltl>pec-1100 tcqU&.red. SJ0.1199 08/08/2018 Work Octrcript ion: N.h.:httl Reno,•111tion (rc-vdcntia.l). ~ew c.lbu,cb Wo. Rot1gh and r11.1.u tnspt'COO(l.$ required. PBl!l-1276 \[1&;10:S: 117 $125.00 213+! SE \UNOLE. Sl.3JO 08/21/~18 Wo.rk Description: lml21Ltio1l of of an 8 x 10 shed u.,th nu u-,tll Zonmgcompli.u:1.C<= pemut to 1.05ul) a s.bcd 011 a conc:rctc tab and .nnv.·all per appn,vtd p.Lui.5. S.md .uld fuul impcction icquirccl. PD l!l-1336 PETERSON. R.~E $'.!33.00 :UIOI POINCIANA $9,333 12/ 06/21.118 Wo rk D«cription: 10 ,q rooting R&R (hou,c & gauge) G.\F Deck umor unded,y. No scructurnl ch ..,ge, Stnp&R.slunglc Roof IS# &.lrlcc& \\•1erShickl. Dnp Edg, \ ',n", Aa,hlng& Shii.,gtc.. T..-u impecuon, requlr& Opcn/Pmgn,..s & Final. Roof, undcr 4 / 12 puch. "'" L,y..., 13# r:cquittd. Roofs under 2/ 12 picch, ~lembra11c «<]uirccl.. R')();.2 7 Step & Rc.hrngk aeco.dmg to conll'ael T ,.." insp,cuoru cequuc<L Clpcn/Po>g<c>, tlild Fuul PB18-t,:J.J ~ICCOR~11Ct,.;, ROD EY & 21793 :--EG.\11'-!EE S2U.00 it.710 10/ 24/:J.JIB $16100 $4.800 I l/ 2'J/20l8 $219.00 $6,900 03/14/:))19 Work Descript ion: Rc~ 11ti;\], Ntchcn aud Bathroom re-model PB IS-1888 Sl'ARK, HALONA..'\; RE\'OC.' 21801 POINO.\ A Work Dc,,cripc ion: Scrip & Re roof -..-ill, 6(hntl EPD\I Open and fin..t u,-,,ectioo., r,quued. PBl9-0:?50 BAKER. CYN11-IL\ 2..."()15 BEECH RD \Vork Dc.K:ript ion: Te11.t off complete roof o.nd te•roo[ Strip& R.e.hinglc Roof IS# f•h Ice& \Vot«Shield.Dnp E<lge \ 'cn1s, A.clung&. hcnglcs. Twotn,pecno,,s rcqt.ti.tcd.: Opc-n/ProgteS!I; & Final Roofs u1'kler-t/J:?pitch. two b)"Cn 15# requtttd.. Roofs under 'J./ 12pltch, \Jcnihnnc "'l'"~d. R905.'.?. 7 CLOSED l.:S:CO\IPI..ET[ PROJECT. RW PBl?-0264 \IO:--.TGO\tf.R\, 1-.A.\f\RIA 21&01.:S:EG.\ t:. ' EE Wo rk Ucscrip(ion: lu,iull (11) \-U1yl npl,1ccmcnt '-1.lndo\\"S.ln.stJ.ll wmdou."5 .ind or door pee conuacL Fenc-sW'!Uon hhlcs mu.-ct be- left Oft wmdov.--,/ doon until -Lftcr final lll!i)Kbon. Final Ul-~crion teqlured CLOSED l:S:CO\IPI.ETF. PROlECl . RW PB19--031I 2590ll\\' 8~ULERO..-\OLLC Work Dcscript:ion: l1t."t.all:HJon $10,(llJO 04/ l5/:J.Jl9 $3-17.00 SIS~l 05/07/:J.Jt9 S-1<>8.l)'J $23,174 05/ 01/:Jlll9 25')()1)W8 IlLERD of II k-rnpon~· offict": tr.uler, ,·alid \la.rcl1 :;. ~)19 through M,uch 5, :!l'20 O..OSED l:S:CO\fPl.ETE PROJECT. R\, PBl9-0453 PERRY\!\! , REECE TRUST 26431 SHI \WASSEE RD Wo rk Description: 138.lf 111R:-'00r v.":ttcrptQCfi.ng ncd to new :-tunp pump • Appcov«l by Lngan«-ong O..OSED l'\:CO\ll'LETE PROJECT . RW 1'B19-0507 SlUKES. OOROlHY 217,:, \lAPLE\,OOD DR Work Ducripc io n: In.suluhOn of ,,n:-i ndmg. trim & 1th.unmum tnm / gunt-rs per conlr-..ict. Fuul UlS'f)tcllOn rcquittd. CJ..OSED I ,CO\fPLETE PROJECT 1'B19-0511 SOt.'11 lflELD NEIGHBOR! I 21870 \l\PLEWOOD DR \Vo rk D escri ption: $2.()41.00 $108,575 05/03/ :Jlll? �.md .\1C'\.'.h,uuc11.l penml:> and uupecllu1\S reqt.Dre<l. Progtt:,~ (~luch may mclude foot1ng~fo11111ng.uuuLU..>n et..::.).\n~l f-in.il ul,p-cction, ccqulred CLOSPD 1:--cm!PLETE PROJECT PB19-0G06 fRA: ·cc..-\LE.'\ D & Dl\.'I>; :!2-105 RIYERD \l E $5,171 05/2:?/21)19 $750 06/05/2\ll 9 $750 06/0'i/:!019 SI l,4()(1 06/ 13/2019 \Vork Desc:ripc io n: \'t:'atc:r dam,1ge ttp:ti.r CLOSED !>;CO\lPLETE PROJEC1 PB19-073, RW TOTil,STEPTI.E:S&JANICE 267U0l~'8MILERD $:!9().00 \'('ork Ocsc:rip1 ic,n: Demo only of floonn& <lrywaU - no ,trut.lurlll ~O Pl .\NS OR SPF.CS, SUB~UTfE.D. CLOSED 1--.:CO\fPLETE PROJECT. R\'( PBI9-0736 TOTl-1.STEPIIE>;&J\NICE 16650WSMTLERD $290.00 Work Dcscrirt ion: Demo only- no ,irucnml -lloonng and wyv.,!L NO Pl~\'sS OR SPECS Sl'BWTTED CLOSED J>;CO\IPLETE PROJECT RIX' P8l9-07\)(l D'_\,Gl'.LO. MICH \EL & C.\ Z!-11 I \LIPLf.lX'OOD DR Wo rk Desc ript ion: Tcaroff .md re--roofhou~ .:md g.tnge. Stop & Rcshinglc accordmg to cootr.tcL T,vo in!peCtiOn!J rt,qwtctl Qixn/Propss aod f"'i:nJ.l. Stop & Rc~lunglt! Roof 15# fdt kc & Slucld, Dop Edg,, \"en<>, Fb,hing & l'lungl«. Two uupccuons r«Jluttd, Open/Progn:» & Fin.!. Roofs und<r-l/12pitch, t•o laym 15# r<qutred Roof, unJec2/12 prn:h,:-.fonbr.uw requm:J. R905.2.7 w.,., PBl9-0869 EO\X'.,RDS, DORIS R Ll\1-..;( 21574 POINCl!\N!I $195.110 $5,-!00 07/~/'1JJ l9 $6,000 08/lJ/::!)19 o rk Dcsc.riptio n: 130 Fr. lnten1d dcin"A~ ,ystem/ Sub :soil J.r.un. ~cw :sw.np ptunp .ind lmt:r \ \1 CWSED !>;CO\fPLETE PROJECT R\'\ PB l9-1177 ~7:!SE..\ll'JOLE 11\LB.-\NY,DANIE'.L $ 180.00 Work Oc,;cnption: Stnp & R,slungk Roof 151< fdt k• & Water Srucld. Dap Edge \'cnl•. H,slung & Shmglu. Two 111,p,,c:n,,ri, t<quued; Opcn/Prog,:css& F1ru1L Roofs under 4/12 pitch, two byeo 15# «quued Roofs under 2/l2p11ch. \krnlmne requtrcd. R9052.7 Strip & Rc.lunglc m:ot<lmg to contract T"v iR<p«tioi" requ,r<:d Opcn/Prog,:cu 111ndFw.1I O..OSED 1:--co:-.lPLETE PROJECT RI' PB I9-1799 CRL'DER. 0 C III & \!IO·L.\E 2ll.l06 W:\KEDO'- $1.597.49 SS0.001 l'.!/ Jl /3! 19 $2,-1-16.00 $133,000 08/ I9/::!)20 $9,.l,l7 02/06/:!J.>'}J) $7,800 IJ9/28/:!IJ2l) Wo rk D esc ript io n: Pire rep:ttr 1 '!U\'.>ty fr:une n:sidt:ntial CLOSED J'-;CO\IPLETE PROJECT. Rl'C' PB!9-J925 210:?3 SE.ID 'OLE •\BAY0\11, DORCAS M Wo rk Description: Interior & E~tcnot ~novatlOn.. alrc:rntions and llddiuon to single f:unily rnidem:c P820-0l59 S:\.ll EL\L £ :!:llll2 L'sf.3TER RD $28-1.00 Wo rk Dcscripcion: Tc-aroffhousc roof and tc:-roof PB20-0219 >;1Cf..:&CO LLC Work Dcscnpttoru PB::!0-1008 $993.00 '+' t'~ • G& R PROPERTIES& RENC 2:?053 PO INCL-.NA · $ 1-12.00 $J.6l)Q 08/ I9 /2!>::tl $283.CXI Sl,50<) l ~/ 18/2!):?0 $90.0C) $:?5.139 09/02/2021 \Vo rk Oetcriptio~ Remove a1ld replace roof PB'1JJ-I757 11.\Ll.SR,JOfL\;N\'& PAJIU ~50POINCI\N\ \Vork Dcac:ripc ion: ~e\li b;u.;k porch PB21-1~27 PERERA, H-0-.\SHWlN-OL--: 26650 SHlA\V-\SSEE RD Wo rk Deacr;pt ,on: "'Pl.icing 9 cxl<nng .,;,,&,w, Total Permits For Type: 218 Total Fees For Type: $156,236.49 Total Const. Value For Type: $9,125,491.51 Report Summary Grand Total Fees: $156,236.49 Popubuon: All Rccottb Permit PennitT)p< = Bwlding AND P<mut Dotdssued Betwe<n Grand Total Permits: 218 1/1/20 17 l 20000 M!AND 2/25/lOll 11:59 59 PM AND ProJ"'1) ParcelNumbcr Coolalns 76-24-31 Grand Total Const Value: $9,125,491.51 �Section 32 - Building Permits • Pe rm it # PB20-1788 U,ntr.ictor J ob Add.rcss 02/25/ 2017-2022 Fee Total LIO:\ l:\Y£S'n!f''JlGROL"l 2l4778RIDGE:.G Cons L Value nil.re JH uCd $1.33:!.00 $35,001) 02/08/3121 $7,89?.01) $50,00) ()(,/07 /3121 Work Oc,t1cri p rion: Alter.it.ion of int.cror ~pace for office. ::!J..J77 Bridge- Suite G PB21-07n ROBPRTS. ERJ K .'I. 2,HO SIIIA\\'..'I.SSrJ' CIR 105 \Vor k Oct1c ription: hrc rest.omtio11 to Bldg ➔ to the c:ummon ocerui :ind I 'nil'" !05. 106, 107, IOa.2llS,3)6. 207. ::::il8 -\II fee, on 1'821-0792 1'821-0793 CO:S:~T.~l'<TINE, FRAXCES 253-IO SHIA\~·ASSEE CIR 106 $1..~J.OO ~so.om 06/07/21J2I Wo rk Descriptio n: fi.re ~toul.lon to Bldg 4 Lo the com.tn)n '!\rea'" an<l LT1ur!l !05, JO(>, 11)7, IOR,3:>5.20G, 207, :2!)8 All f,.-. on 1'821--0792 PB2l-079~ SURE WAY HO\IES r:s:c 25340 S111.\\\'ASSEE CIR 107 $130.00 ~50,000 06/07/'.!02I Work Description: Fire t"CStDtabon to Bldg 4 lO the common-;ircfti an<I lfru1 105. 106. 107, Jl)S,:",,)5..,:),)6, W7, 208 All f= on 1'1121..0792 1'821-0795 HE.i\D HE..\D HllAD & HEAl 25340 Slll\WASSEE CIR W8 $130.00 $50,000 06/07/21)21 Wo rk Description: Fuc tcjU)i:,1tion t0 Bldg -4 to the co1runon a:re;1..5 and l 'nits 105. 106, 107, WS,205,..20(\, 207,208 /\Jl fee, on PB21-0792 PB'.!1..0796 \'.\ S.: .-IJ-'mNE, ERIKA 25.HO SHL\\X'AS$EE CIR 21J5 $130.W $i0,000 06/07 /,!.J21 Wo rk Dcsc:Tiption: Fire rHloeation to Bldg•ho thcconunon a.L"Cas and Units 105. 106. 107. 108,3,15,-3)6. 207.208 All fett on PB21--0792 1'821-0797 K.\l"SHll-J...7.".\ lAR. G ..\XDHI 25340 SHL\WJ\SSEE CIR 206 $130.00 F,'l,Of(l ()6/<rl/2021 Wor k D<:,cnpt;o,. foe r<>tornuon io Bldg~ to lh< conunon .,..,.. ond Unit, !05, W6, 107, 108,205,206, 2JJ7, 208 All fees on PB21..079'3 P821-0798 TAYLOR,JEROME&D.\RI..r 253-1<.lSHL\"'ASSEECIR:ll.17 $130.00 $50,l)(l() 06/07/2021 Work Dctcription: Fm, ..,.,o,..riou IO Bldg 4 10 die conunon ,rca, and Unit> Ill5, lll6, !07, 108,21.15,2116, 207. 21)8 .\ll t'ees on P821..0i9:? PB21-0799 G.\NDHl. l(.\l'SI IIKKDIAR 253-IQ SHl.•\\\"ASSEE ClR 318 $130.11() $50.01.IO 06/07/2021 Work De&cripcion: hrc rc,,omtion to Bldg -I to the <:oou.non ate.as .a.nd Units 105. IO(>, 107, 108~5.206. 207, 20R \Jl f.,.. on PB21-tl792 PB2l-1463 $876.00 P.\\1JK, ~LIOl \EL $30,l~I 0?/03/21J'.!I W o rk Ocl!lcripc:io o: Rep.Un due to full.c:o tr:ec. Rcplaccmcot of roof and brok~1 r:aftcr~ Rcpl-accmcnt of atbc in.~Jatiou. PB2J-1~3 FELIX BANk:5 22803 Ll!EWRIGI IT $252.00 $5,800 09/IU/'.ml $615.00 s2,.1v1 09/22/'.!021 $319.00 $11,670 10/06/2021 $~21.UO $16,8(!0 10/01/'.?1)21 $375.00 $15.395 10/25/:?1)21 $31,376 l:?/13/:xl:!1 Wo fk Dcscrir,cfo n.: Jre-t:llling (9) replacC1llCO.I windo·w~ PB21-1559 • AT&T'.\IOB!UTY 2.,,;3 \'\' 9 MILE RD Ant<n""" \Vork Oc-8criptio n: Du,h Xctv.uck collocalion al ~l'..i.sbng telecommunication f.adJny PB21-!5R2 GOOD..\U...SANDM Work Dcs cripc io n: 1'B21-1663 21880 DAISY LS.: Roor Repl~ccmC'tlt on house S11':ORSl(J, ALE..X..\..'\DF..R 22309 PROSPER Wofk D ucripcio n: replace u.i:etmg rQO ( residenct and gi;ar;1.ge P821-17-15 LA.' IB. KE:S:NETH EA..'\TI D :!.2292 PROSPER W<J rk Dttcriptio n: tt--!'hlngle th~ roof PB21-2127 BO\x-\L',X, RYA..'\ M :?2'753~\?'sCY $87:!.00 \Vo rk Description: Roof r:eplac~mrnt. ~iduig tcp,tir wJ in1~nor dry"-·)tlJ .and paint due to 111 c:01,ered cl:unage PB21-219I Dl"PRI:. \L\RLENE 21396 PROSPER U1!!UtlllCII!' loM ~uffe.red dut to stonn s-1s1.m $20,830 12/17/3)21 $3.}1\-100 $150,000 04/':3/:xll7 \ Vo fk Dcscr ipcio n: 1ea..r off & re,.roof PBl(...085? ACOUSTIC..\LL\:\TIU.C 2t:H2BRIDGE Wo rk Oescripc:ion: \1('(Ucal \1"n1lli\1l.l. Facility mt.coor ..Ut. :? hour fire sep11;.U.1on ~ .t.U, rto1UO.tdbeiiru1g pru-ti.rion,,. Rough wall, open citiling, opt'f'I trcllch / ,md and 6rul ~tions rcqlll.I.'«I. PI..AX); 11',G SIGN OFF REQl:IRED PRIOR TO 1ssu:--c C OF O mf PB!7-007I CO D-IERY HOLDINGS LLC 22223 TELEGR..-\PI I RD $-165.0(1 $MOO 0~/15/.l!Jl7 \Vork Desc rip: ion: AdJmg 3 antnanas 3 r.Khos and •~red oblang to cn'"ttmg¥run telccom f.aaht}'- :'\o ch.31\~ rn hnghl to itructure . '-=o ground or d«trial \\--Ork. Equipment modtfic;anon lo existing 1el«o1mm.tnK11tions (:\CU.It). Must compl) u-ith Ac1110 of 2006. Fmal ,n,p,ction reqw,.,d PBJ7-0IU $5.950 S..\L'\MEH,L\ITil&GL-\WS 2S'.?1IOSHH\VA5SEERD 03/07 /21>17 Wo rk Desc riptio n: In.sull 16 \"Ul)1 repl\\Cemen1 \\'Uldov., per oootuc:t.. Fen~1rntion lsble, mu~t be Id, on \\'111(.f..'>W!l/tloors until ~ftcr ftn:11 in..,,cctmn. Fuul u1.,x-ct1on required. PBl7-0:::99 UO:\ I'\,'E.'IT\fENT GROl ·r 21477 BRIDGE B Wor k.Dc::s-cripc.ion: l 4 ru1 $3,0JJt) $1,500 03/28/21117 B--lnterior Demo Interior Demohtion o( NO~ loJd be:mng "'-alls., pattions, grid ceiling and/or oth<-r non stnicrut-.J 11rm<1. Required fire 1\1.trm., 6tc supp~Sbion, t:mergtncy and exj1 bghtmg m.usl be m..iinhuncd Fu,al Jmpecuon ttquircd. :,...·o occupancy ,sallowed. ~rate pcnrut rcquittd fol" lenanl build out 1'817--0300 • LIO'- J:\,l:ST\lENTGROl I 21-ITI BRIDGEC $330.01) $1500 03/28/2017 \l'()rk Oc-scription: l 'rut C-luterio.r De-n10 I ate.riot Dcmohuon of NO>-: lo:id bcsnng wall§, partJ.ons. grid «ihng nod/or. ol.hc-r 0011 stn1crural Jfems. ~uittd Grc Wnn., fire sttpptts.sLOn, ~mergency ,uKI exit bghung must be maint:un«L Fin~ ln:f>CCOOO tt-qUtn..-d • ·o OCC\1pancy is allowc<l Sepcn1te pcnnit required for tenant build ouL PBl7-0301 LIO'\ J:S.YE.ST\ IENTGROl"l 2HTI BRIDGED $330.lltl Sl.500 03/28/2017 Wo rk Ocscripc ion: l"tut D-lntcr:ior Demo lntecior Ocmohtion of NO~ loJd bc,mng wall~. p-artioru. god ceiling :and/or al.Mr non ,truch.lt'.tl 1tcm!l. Ril!<Juitcd 6re Wr:m, fr~ suppro.sion, emergency 1nd exit bghu.ng mu':'l be m.i.inta.incd. Fuu.1 h1~Uoo required. "o occupancy u allo1t.-·t.-d. St-pc111lr' peorut required for tt"JUnt build out PBI 7-0302 LIO:S: I'\YEST\U::NT GROL"I 21477 BRIDGE E Wo rk I)c9c,iptjon: L'"nit E-lmcnor ()e.mo $330.00 $1.SOO 0J/'Ji!,/1!H7 �Pl117-1ll0.I LIO'- I'"\U'T\11~'-TGROl"I 11477 BRIDGI' G \\ o rk Descript ion: l·1u.t G-Intcnor Dano lo tenor Dt:tn(lhlJon of NO'.\ loJd bt-.ir1.ng wall!,. parboru-. gnJ ceiling 1nJ/or oth<:r non ,,nictu.rJ.l 1tcm,. Re-qui.red fin: l\l.1m1.. fire sitpptt~l(.)n, eine-~tC) ~n<l UH hghllng mu:-1 he mainf,uncd. Fm:V ln--pc\'."Uon ttquin.-J. '.\:o occupo1.n~· 1 allo~-a.l !5,q>c-~te pc:nrut rcc:iuircd fo.r tetU.tlt build ouL PBl7-03C4 suo.oo LIO'.' l"TSl"\tr:ST GROL'I 11477 BRIDGH II \Vo rL. Dc~c.ripc ion: l 1ut H-lntcnor Demo. lntenor Dic1nohoon of NO:'\ loJ.J beanng \\ ;1Us, p;,1,rtK)nl, gn<l ceiling anJ/or oth~r n,)n •tructur.il 11~1!1'. RN:fmrrd fire ilirm.. 6re 5Upptt:.ston, emergf'ncy .lnJ t-J.11 bghttng rnu~I he m,unt:unffl Fut#l [n.spectton requue<l. ~o ~atp.uicy LJ .illou:cd ScpetMt' pcmlH rcqutrt'<l for tenant build out. Pl117-tllO, uo, 1,YI.:ST.\.[Cl\'TGROU \Vo rk Dcscrip, io n: l~rnt 1-(oiecor $1.500 21477 BRIDGC I ~3/.'.!8/:!0!7 Demo. loteQ<>r Dc1nobtion of 0~ lo..d be-,anng ,ulls. plU'tlon.s. gnd ceiling .llnJ/or olhcc non "llnlduul 11en1 ... Reqt.uced fire a,bnn. tire- ~rrre.,, .. 10n, emergency ~nd e>.it 1.igbUJ.tg mu"t be m.unt.Mn«! Fm.ti l n ~ n requucJ. "o Sq,cr:1tc pcnntl required for tc.N.nl build out occupancy i, a.llowcJ. PBJ7--0307 :-Ol7lff!ELD EJC-,HBORfl 253l6SHI.\~ ~\SSl:f\CIR#31I $3'7.00 \\rork Description: #.:~01•lntcoor :\llcnlion:,... )\Rf mterior mJ t-ltcnor rcnonUOn'I u dct:u.Je<l on had spec ,hcct. Scpc:ratc P1umbtng. E.kctti..:al wd ~k-dl..an.h:al pennus ;a.nd in.p«ti,:,m ttqUircJ. Progrt, {"iuc:h 1n2~ indudc foottng.fram.ing.in"Sul.tuon th:.).\uJ Fmal in.specbOn.!r,qui,eJ. 7<M 2..1.1 Smgk or nuJb•4UUoo . mc,b.e !Wmu Ire' required u1 ,n·e.ry ~ m .mJ b...illw~y m the vic.tru~- ol lhe bc:droom., and c,·tty tloor lc,-cl uidudmg b~ncnt. C/O detect.or rcqwcd in t.hc: ,;ciruty of the brdroom. s;.200 0~10113.111 $135.(ll Work Oe1c,-ipc.ion: :'.'."n, Roof• Tear d>,TI to "'-ood. 1hcn ttpla~l' "',lb lk'V. . Stnp & R,slu,1gk 11ttotding to contr,cl T-.o in.<p«U•>11S tcqW«<i Opcn/Ptogrc,. auJ Fu,.J, Stnp& R.wngk Roof l'i# felt I« & \\'•t<rSlutlJ. Drip Edge \mt;, lb>lung , Slung!<' T,.,1n,,_cu,m• roqui«d;OpeQ/P"'8""'5& hn.! R,,of, unJ.r4/11ptk:b. two l•ye<' 1,11 roqui«d Roof,undcr 2/l~puch, \ km!,...,. r<qWttd. R'ltH2.7 P817.{l59~ B\KER,JUSTI . 25!75W9~0LF.RD \\ ork Dffcripc ion: Roof te,1.r off .md SJJllO $132.00 b'i 10;/3ll7 n:➔htngk . Stnp & R.,lungk Roof 15# fdt kc & Wa1« SludJ, Dcp Edge \"eni,. fttming& Shingles. T ..-., unpecuons ttquu«l OpcniProgre & F1n-,l Rout, unda 4/12 r1k:h. t.,.., t..y«• 15# requi<e<l Roof, und« 2/ 12 p,tch, \if1nbrule ttqui~ R905.2. 7 ~tnp & Re.luogl, ..:cording to co,Hnc:L T•-o U1.,p«UOm ttquu«t Opcn/Prog,,es, .nd Fuul. P!ll7--067I CH.\'-:OLF.R, GR.-\CE 2'.?811 LP.E\'OUGHT s-tsoo $l;GJX) 05/t5/:xJJ7 \\-ork DcK.ripc ion: ~cv. :uding. gutters .nd elecrocill tnm lo:tta.lbt.aoo of ,,nyl stdtn.g, tom & aluminum trim/ gutn:n pc-t contract. Fm.al uupcctioa rcqtu.rcd P8l7-'ls:?5 '- JOR,SDA.>s;Ot:&R $13,S<xl $322.00 06/07/-:!JJl7 Work Dacrip:ion: I lO' lntennr 1'-~aterpflx>6.cg& sump pwnp to d.ttch. ln~r11.ll:ib00 of 110 r~ct ormtc:oornab soJ d.c.un ~y,tffl\f)er cantraet "'"gh and foul uupo<h<>l><i r<qWttd 5.r<n~ l'lumbmg pum,I ..,cl ,rupecuoo; ttq10r«t. I'B l7~)343 n;sl"t-O\', IS.\Y :?25511 LP.E\'OUGI IT $:!,(l'.!7 $!16.llO Work Dc<eription: Stnp & Rnhingk Roof 15# felt fa, & \~·•••r Shield. Oap Edge \ 'all•, H"hing & Shin!1lc r<q<urcd. Open/Progtt & Fin.I PBl1-0860 L-\\\"SO'-:, ROBERT 1.."'723 Ll:EWRIGI IT 06/07 /3Jl7 T= tmpecuon, $3,001) $125.IXI 06/119/3)17 Work Oeocrip<ion: In,wbuon of 12 x 16 u.:lt built >heJ ..,th Jt,J pad Zorung c::~UKe pcmut lo mst.Jl a ~hcd oo • conctttc ,lab and at,1.·,U pt:r appro\:'M pWls. fuotlllg •nd final uupectionttquu«l P817-I312 on·oFSOl711HOD =l()BE.EOIRD $:5.67~.oo I 90(),000 09/l4/-:!JJl7 ork Dacripcion: Brtxhv.'OC><b ReoeabuO <"..L"fttcl'-lntecior ..\.ltcuboftj .and eottill\A:.bOn of an ek,,ator Foohng. -t..tnd, rough. open oeiling •nJ final in-poction, r<q,arcd. 5p<cwl '"'!"''""'" rq,oru ~weJ P""' to C of 0 24~3() S!,RGE.Yf $R,.1f.0 $2IQ.00 09/01 /3Jl7 'Wo rk Oc-saiption: TurofJ .and tt-roofhcHl-C only--Gun,u rtpL.ccmt-nt Stnp& R.sbingk Roof 15# l,h kc& \~,tcT.hidJ. Onp f:.dg< Vent•, fb,hinge· Shingle• T,roimp«oom ncqu,.=l Opcn/Prog,ns & Fuul R,...,f, wkltt4112puch, n.-o r..,.,., 15# r«r,u=l Roof, under 2/12 r••ch. ~lembouw "-'!"'<Cd R'l05.2. 7 Strip & Rdw,gle .cco«hng to can«•<t T"" bl'f'«hOn.< ~ut=I Opcn/Progn, .. and foul PB17-!789 :\LUSO:S:_!R. IR\l'-:G $471.(1() Work Ducriptio n: Construct ~ deck and suruoorn. f;ooting'!', rough t.nd fin.J t0!>pc-crl()l1.~ rcquattd $:!,077.00 $1(19,:?:?<l U2/28/3ll8 Work OcFcripcioo: Rt'1'Jde:nti,J fire ttp.uo~Room by Room Sp«" httt mclud..,l Fite r:rp,aar per ,pe«. rough 11.nd final uup«hnns l'l'((UUeJ.. PBIS-<121 i \l\X\\"EU.. TERRJ:SCE/CY: :!2336 UIBWRIGHl $125.11() ~1.3)0 03/()(,/3:118 ;anJ pl.ace on uuru,g L1h. Cost.ruct a 11n1,. 1(1' .X IZ .Jicd on c:rl.Slung slah iul<l c,d'\l,·;dt Zo1ung coavL..mcc pcnrut to irul.111 a ~hcJ ou • concrc-1c sL.b .s.nd ntv. :ul per appro"e,c,.I ph.1u Fuul Ul'JX'ClWn rtquircd Wo rk Dcsc-ri pt io~ Repl.u.~ shed PB13--06S8 LE"1S. N-4.lll.\SIE.L 2..'??2 LE.E\~'RJGI IT $8.0-17 $2381)1) 1)5/21/3)18 Wo rk Descript ion: Tear and tc•roof hou~ .utd t.tt.a~J gar~ r.. o ID't'«UOn• r<,quu«l Opeo/Progtt,s & hn,l R.,ofs undcr4/12 puch, "'-o I•)~" 15# miu,..J. Roof, under 2/IZrnch. \l<mbrn"" ""!'"red R903 2. 7 ~mp & R<,lungk Roof 15# li,h kc & \\ .,., SluelJ, Dap Ldg< Vent,, lb hing & ~htngk• Stnp & R,,hinglc ,ccorwng I<> cou""-L T,.-., m,pectious "'l'"'eJ. Opcn/Prog,.» anJ Ftml PBl3-<M? QL"EZAD:\, GANDY U.o rk Description: Imull 25319\\'?iUI.ERO ~ gft>Cr.llh1r & 1'iln.ut SHl,314 module tr-.&11 tn huuU gt:ncrator per wrm·ed plan'!l. hn.J n-,,ccuon ttqus«d \1aun1.t1n iO dBs 11;t PB18-071l5 RICI!, RO,.\ID B \\ o rkOcKripc.ion: 25111 W9WU'. RD $:5?J,0 lot line-.. 0,_,30/-:!JJIR �Stnp & R.C'!!lunglc Roof I~ felt Ice & \\'ater Slucld, Drip Edg<!' Ven1s, F1.a:.hing & Slungles. Tv.·o u\-,,e-c11011~ reqw.rccLOpen/Progrc-t~ & Fin;l]. Roof, uoder-&/12 pitch, N-o layer, 1.5# re-quired. RQO~ under ~/12pitch. \lemhrnnc te,qlu.rcd. R90:l..:?.7 ~tnp & • PBIS-0716 Rcsl-ungle ncco«hng lo conlt:1e(. Two ta!lp«tions required: Open/Pn>gteJ, and fu1:U. $9.260 S232..01 :?2-1 l1 LEE\t1UGHT .\DA~l~,DENISE ll5/2-l/'.!IJl8 n .. WorkDc.crip<iom Stnp & R..h.iuglc Roof 15# f•lt t« & WarerSlucld, Onp &lg,,,·• .,,.. hing&Shingle,. Tu•o m,pecuons required: Ope11/Progre~!t & hmJ. Roof:; under 4/12 p11ch, N.-o J;1ycn 15# required. Roof~unJcr 2/l~pi~ \fembr:tne rcquirie<l. R905.2.7 PB!S-0897 P!Hll-09:-1 · L.:\WSO:S:. ROBERT $24,000 $897,0ll LIO:S: 1~·vr:sn1CNTGROL'l 21-1n BRIDGE H \Vork Dci1cr1p11on: ~quired. · gI - · · ~ 2.."723 LEEW1UGHT 07/l l/:?lll8 g vt I $21,0-16 Hl0.00 06/:l5/2fll8 Work Dcscrip,ion: Stnp & Re\lllungk Roof 15# felt Ice & \l'atcr Slueld. Dnp Ed~ Venl5 1 A.t.Shtng & Shmgtc~ Two m~chon,. requued, Open/Progn·>< & Fm.I. Roof• under 4/ 12 pil<h, two byer, 1511 ""l'""'d. Roofs uod<r 2/ 12 p11ch, \lc-mOr.. nc rcqu1m::l R905.:?.7 PBl8--0'J38 L:>.lTED CE.'-"fER Sil 06/22/'.))l8 $29<).QU :!5700 W 8 \111.E RD Work Dcscriptioru Fin-works Teut $.ile fa<nt PBIS-0969 <1,,,., 6-2(, 18 through 7-6-18 DOLLING, C.\L\1N S-1,209 $176.00 22321 C.\RLETOS 07/17/2tll8 Work Description: lmtall (4) '\myl repbCC"ment 'Q.'lOdo\\>~. InsLill windov.'§ .md or <loot per cootmct. Fcnest.rabon lab-le, ttlU!il ~ leh on ~,ndo"'~/dnor,. until afte-r fin:J io""[>cction Fuul lil.-,:,cc1..1on 11:CfUlted PBlll-1331 LE\~15, ROY &JOAS · $2.CX•l :?2300CARLETO:S: 09/17/'.!lllS Work Ococ,;p<ion: ln.sr.>11 (I) doo"'olL huull \l.'11tdo""' and oc door per con tr.Kt Feoe,tr:1tion Lblu mU!!lt br lcft on u'llldo..-s/doors Laud iftcr fuu1 in<ipection. fin;1l U\..'f)Cct1on ttquu-ed. l'Bl8-l-158 $176.CXI \Jt\lE: 10, GEORGE $4,2f•l 10/17/'.!IJIS Work D«criptioo: ltubll (7j ,,nyl ttpfacemcnt win.do\\~ I.rut:tll u-indcnr,-,, and or door per contrncl. fene~lr.iaol\ L:blcs must be left on u~udov.,/dooa unu.J after final mspcctioo. Fm:1:1 io.._,xc-tion requu-cd PB1R·16J2 $-1,837 $186.IJO COPEl--\~D,CR.c\JG& D.'1.'-1 249-IO FREDRICK 10/29/2018 Work Dcecrip<ion; Jnsull (6) \.11\fl rq,Ul%,nen.r uindo"':,.. Lnstill \\-,ndow5 uidordoorpttc.ootracL Fene~1ratio1t labbmu,tbe lell on '\\.'Ul<lou-s/doon until :;aft« 6n.J trupection. P818-1628 Final mspecuon ttquuecl ARM.f!.~1O.Gf.ORGE $21:?.00 J8,000 11/08/2018 $+17.00 $16,500 0l/lO/'.!lll9 Work Oc::1cripcion: Guttc-n.. bathtoom 'im.tny and nks. kitd,ni c.abint'tl and countcrtops. • PBIS-1867 DL1K.\, l',\L:L & PH.\N, HO 24596 5-\RGE;,-,T WoTk Dc1cr1JW]on: dcgtte patch. PBl8-1896 'il:·.\SHINGTON.J.\\IES O& Work Dcsc:riptio,:u PBlS.191-1 p· ~ ~10..l.ot.fS L"9<J5 '-hNCY 51.lll.OO " S3.358 01/08/3119 lnst.JL..hon of \'lnyl sidmg. tmn &. alurrunum trim/ guuc~ pei: oonr.r.lcl f-uul u,,pccuoo ttqtiired $?,700 DA\1:XPORT, LDL\R/DIN. 2:!9'18 C.IRLETO~ 11/07/~118 Work Description: R,plocing (10) "iodov.'> 1ruull ll.-indou, .mdor doorpcrcontr..c:L Fcucslniuon lable, mu,t Ix kt, on ,a:indo\\°"$/ck>or1 until aftt'r ftml m.spc-cnon Fuial by.;pecUot1 tt:quittd PBlll-1976 $6,000 BO\t,L\'-, R\'.'1.'- M 0l/lY.?/2019 Work Description; Sbo~-cr and shower pan UlSl.ulltion. Es:~001: w.tll q.ilJ h;1\-e msLlllattQO eq,o.5ed. Rl!fflO,mg clq,-all and k-2;,;ng ui,Uog U1Stall..1.rion. PB!8-1'186 COTHER\ HOLD[NGS I.LC :?:!:!23 TELEGRAPH RD $1.13:!.00 Work 0-c:f!cripcion: lntttior :1hcr.nions- Non-lo.id be-i1ring p;artiuon.s. Rough ,1,all~ opeu c.ciling & 1,t Floor !lhowroom .uW ofbcit PB I 9-00-15 \~·.\SHINGTON, J.\:\l.ES D & $118.00 2.."905 '-ANCY S38,000 01/10/2t'.Jl9 ru,:U in.,,«tioru. . ~quu«i $1,:nl 0l/:!5/:?1119 Work Ococ.rip<i.on: lnsr.>11 (2) ,;,,yl n:pl..a:a:ncot ,nod,.,..,. In,tall uindo'\\"5 mdor<loorpercontnct. Feue-,c.tr-.ul011 LhlN must be kfton "',ndo"/doors until .Eta fuial irupcction Fin.1lUl.,,«tionttq1.w-cd. PBl9--0'.).l<,) LIO>. r:s:n:.,7,[E'ITGROU 214TT BRIDGE A $2,67:?.00 $t:l0,00U 03/12/:,:)19 $1 03/12/3119 \Vork Oc.s-c.ript.ion: \bin Pcmut PB19-03'J9 ; ln1crior- remodd ofSk- ..\ & B for QI I Studio PBl9--02JO 1.1O:S: J~'YEST\!CNT GROL'T 2l~TT BRIDGE B $1911.00 \X'ork Dc.criptioo.: .\1:nn P~nlUI PB19-0209 : lnte-nor ~rnc><lel ors,c ·" & B for QI! Stud.to. Ftts PBJ9-0135 llt"e on PBt9-0.:?09 $2.100 HE\U.ETI, EDWARD & fRA 25303 \~' 9 MILE RD 03/26/2fJ19 Work ~cTipcion: frh,u.11 wtn.dov.'\ .lt\d or door p,er con.LucL f-mt:$-lnltion lahlc, mu,t Ix- lef1 on "',.ndo"-,/cl.>o~ unttl .1.fkr fuul ~non Fm..1.1 in~ctio11 required. 3,"bly.lttpl:\Ct'n1a11.1,1,v,dow-,: PBl?-0012 • S0l 7HFIELD NFJGHBORH 21909 CARLETO:-..: S2.0'i<J.O(J $i'J9.088 IJ5/29/'.))l9 'Work Dcscripc:ion:: Habit.at for HUJ.nm.aty intenor and cxteno·r rct.\o,·.anon~ a, cktai.lcd on bad .tpe:c shceL Seper111e Plumbing, Elcctricid ~1\d ).fcch,mrc:tl permits 11.nd mspecbo1u rt"q_ou-ed. Progre:~$ (uhich nu:y Uldudc footu\g.fmnung.m.sul11uon ere.) And Fuul an."!""'uon> requu.<l PBl9.0569 SOl'lHFIELD NEIGHBORH 25360 SHL\'il:'A..<.sCE CIR# 201 $890.00 $39,9<Xl 05/09/'.))l9 Work l)c&<.'1'"1pcion: Rnnodel f-la.btt:U for 1-harurucy 1nlcnor md csicnor reno1,,-..1t1onti ~ deuikd oo b1d ,pee a~e.t Scpenlk Plwubuig ,nJ Ek-clnc.J p<ann, .u1d .n<pecbons requ,,.d, Progre,, (,.l,,,h m,oy U1Cluck fooung,fuurung,m>Ul,noo ~•e-):\nJ FuuJ~,.n,qui«d. PB19>)6I I JlOA'DlA.'s, UXDA ~216 S.\RGE:S:T S2.~3.00 $7,-i:!4 fl6/0+/3Jl9 Work Des<,tip<iom R,pl>ciog (9) ,.,ra1.,,..,, lru-wJ .,.-indo,.., IUldor door pcrcont~cL Feo.e-,tr.!llon Llbl~ mu,orfbc left on ~ndows/doocs unul dltr fin:.J "1"f"'Clmn. Fin..lmspecuon PB19~l639 RI\ 1:RSTOXE GROUP I.LC ,.,qu;r,;d 25nl SHI\WAS.SEE RD $2.756.00 Sl'.)),000 05/10/21'.ll? �\Vork De.sc rjption: Fltt' ttp:ur ~, eul wu3 Plll''-'>6'14 RJ\l:'RSTO:S.E GROll l' l.l.C S l I 000 0;/30/ .'.lll') $~)0.(Xl J Ot,/17/ )119 $::!..171.4(1 $1YJ.::tl2 07/()2/:lll9 $50500 $15,l)(Jt.1 lrJ/03/3.119 e-;7::ll Sill\\\' \SSE! ' RD \'\'ork lxscriptioo: ~!'-hu,cfe roof :!570() \\" 8 .\fll.E RD Work lx•crir<ion: Fitt ..-orks ,k Crom 6/'21/ -7/(, :ip<cu.l l ",c he,rn,ggr,,ntc<l 6/ 17/ 19 Pl319-089? SOL'll!FIEIDNEIGIIBORH '211Hls.T.EFFR \\ork Dcscripcion: 11.Jmat fvr l lurrwut} rq_l:tU' anJ :;cconJ floor "--"lnoJd PB19-IQ77 COll-lE.RYHOLDNGSU..C :?Z'213TELE.GR.-\PHRD ~ ·ork Ocscr-ipc.iun.: Sw:1p 9 •nl<T\t'l.ld :tnJ 1 h~'nnd cahle. llUd 3 RRl Pl319-J089 CHERRY, ,\. ·,c:n.\ D. :!53"15HL\\\~•\Ssn: CIR $1.(>'i?.OO \lork Ocacr-ipcion: \r.1r1mc:nt bwldu'lg, ~tnp MW re-roof {3) OU1kh11~1.:'on.n«h: I \\"iih I ..Jdn.-.. ~ 20 Cnit \\ork Dacription: Jn«t:ill gcner..tor JX"I' Pl319-l2'13 llf'P'°'·«I pl-an, Fiiul uupcctioo rc-qwr'C\l l 11Ut ~.i30U IUld 23504 \luumun 50 dB,. at lot line Sl.1."\7.00 C~Rf,ll·lFRS,JOSl'PH &JI 'E 21472 BRIDGE Work Oescripcion: IrutJ\ll mcmbr.ux roof. o,:a el.i-:,tmg .upruJ, auJ gra, c-L 1'819-1387 '.!5319 SHI.\\\ \SSH'. C:IR # IOI IL~RJUS,G.\11 Sl,Cllle-00 \Vork Dcl:cripcion: Soop and Rt•t·oc:.•f for the fvllm\'lng Jlrartmcnt numbef':h ltll, 10'>-.1{)1. ~•:! Thuu the- mau1pmnn fur the toDo,"1t.1gadrcs.cs: ~319, 2$3'.!$. :'.!3331,25337. PB19-1388 T'Bl9-138~ $4<1!!0 23325 ~Hl.\WJ\S.SEE CIR# 103 I-L\N'-1:-.:S.SHARO:S. ~·ork Description: SUl) rnJ re-roof aJ)lltlmeots: IOl. H)-1, 21H. 204 . lam 25331 Hl.\WASSCE CIR# I05 i\1.US. \1CTORI.\J $1 1r>/J6/)i19 $1 09/16/21119 IM'""'' for 1nul ftts ,., on PBl9-1387) \VorkDc•cripcion: Stq, t:1"1 Re-roof for apJ.rblknl #'~: IO~. Ilk.,, 20.~. 3l<1 ( l.un pnmit for lotal fen 1sm1 PBIQ..1387) PBl9-J3'JO PB19-1395 SI SLO\UCIKO,BES' & DOI.OF 25337 SHH\\}\S,>CECIR # 1()7 RI\T.RSTO:S.EGROtTPU.C 09/lb/3ll9 ownhcr-· Ju?, 11)8,207,21)8 . hm P•nwt fortoul lcu1son PBl'l-1387) Work Ocscrip<ion: S..-., and R,-<00(apartmonl 257tlOSHIA\~ .\: CERDl26 $8'/R.<XI s;o 000 I0/04/21119 $8,C'OO 10/01/~19 Work Oacripcion: Fire Repair/ Rebuild wu1 after kilchcn 6.«. Per oontractor no othc-r 1.nu, '\lo'C'te damaged. PB19-J40l SOL'TIIFIELD NEIGHBORH :?2133 l,;EEffR \Vorkl>«cripcion: Add lkkhh011 PB19-1465 l VW)i ts ~XI~ $123.00 $584 10/10/)119 $13}.()(1 $1.500 10/09/3>19 $24?.00 $8,nB 11/01/21119 $199.()(t $7.0:•) 1/2/U5/)J'.)J rq,Lw;.cmcnt " ~ , a ; 24::,J;l S:\RGEXf IL-\NN.-.H, HENRIETI.\ Work Description: Te,r off md rq,lac< PBl9-l(,00 H51.ll0 reuofhomc v.-h~rc old porw>n of home,,, drmoli."1\cd.. .\ckhuon me T.\YLOR, PATRICIAJOH:s;S( '213-IO :-;,\NC\ Work Dc.cripcion: PB19-15~ lo slun!IJ< OL\:--:DLER, GR.~(!, on bad.id, of ruui 2::!811 LEE\UJG~IT Work Dc.<:ription: 138' ofbuancnt v.atnproofing PB20-01H SK \IICIIIGA."l RE!\!. ES'fAl :!-l391 S.\RGE.'\'T Work l}e,crip<i<m: R<pbc,, r:oof e-'\341 $111.-\\\"\S, EF. CIR# llll Work De1crip<ion: :.,,., ..,(I .r-roof on tlldg ti 9 ,mclucb PB3:I-O<,JO l''-ITEDCE:S.TER $1,143.t•J $-17 W• 0<,/01/:!020 .Jd,..,..,, :!53-11, 2_',:J.1?, 25355) , M•tn p,ntvt. l'l,21'-'>487 SI 06/1'\/':!J.l.'.ll $,-l'\,027 O<,/"J.l/']f.•'.)l $2.'\.0(,(} llR/14/3'.13) $13,6()1) 08/17/2!)3) $70.(NlO 08/27 /3)20 237ll0 \~' 8 MILE RD Work Ocscrip<ion: hcnutk• ,ak, 6/2;/3l--7/7 /:!IJ . •'li,>ro,c<l ,p,ci,J ,.., h<=ng 6/ 15/':!J.l PB3l-07JO DZ1E.'-GEI..CY'\'1lU .-\M Work Oncription: Ga.r.age fuc, PB3l-1030 ttmo"~ 10d 21238 Ba.dg, UC 2Z',l(l()C,\Rll:TO'\ $951.fOl rtpla.:c 1,--sndo"'--s, rt:1nJn and rcpkr antcnor fumhc-j, 212J8 BRIDGE.\ Work Dcacripc.ion: lntenor t.kmohton · nnn-litructund PB20--H152 B& R IS'\T.Sf\1CNT: 25:?ll3 \'' 9 \111.f, RD $32B.W \\'ork O«.crip(.ion: Rmlovc- dl roofing on bvtm & suxhJg.anc-, replace ,o,nc d.-u11.1boed roof dcclw1g t'B:!0-1093 \!I) HOLDI 'GS LIL 3•J:!9BRIDGE Sl,849.(IO \"l1o rk O«cription: Jk\itrt :!.00) ~- {L 8 ,paor LO Door 'f)>.att conli,tcnr "-"Ith ptt'\-,ot1-I) llf'lHO\Cd tloor p1m ~\b\tt foor~g.. . ,-\dde1i..lurn # I [CfflO\~ room~ u1 '.tbop UCiL 2-18-3l2l All PB20-121 I BRJDGEC:O\LMERCP.CE~,T 21130 BRIDGE \'(.'ork Dacripcion: CommetK""".J kitchen 11»Wbuon bl Pl3:!l'J..1801 All $42,(Xl() tl?/(4/3)20 I (,87 OJ/::?2/3J21 crnpry W-'«hou,c, pk.e l''-ITLD Cll'-TER Work Dct1cripcion: l~!Ail,rl'.1n oi onr(l) fu«l·fr\'Ul'k' •\l·rung o\·ec 5outh door \nth .a 'Q.,.n<l panel on ~ach 5llk to bln..:k ...,.mc.l/wl"J.lheT "hc-n enttrolg/uuing bldg_ PB2l-0121 11.\1..E, UNDS.\ Y 2491,0 fR.CDRICJ,; $'.!80.00 $J0,7(KI 02/(1)/21)21 $-19,100 01/24/']f.]21 Work Description: ln:,ulhng (If)) nnyl rt'pl;.w;mlnlt 1,1,mJo-.u (l) Doorw.all PB21-01..t \L\RTIN,\llCHAELG \\<ork Description: 13 roof 1nount«l ,ncx.lub gnJ bed, 4 ~91..W ..:>br & ball<'[) m,tall11Uon on an cXbtu1g rc"1dmcc 1'B11-0197 \1.-\RTIN,\UCl·V,Ll.,G 24123 SARGEST $17700 H:?:?3 03/CJ5/llll21 '.!23:?:? LEEWRIGHT $40c_OO $)).<;00 ti,/03/3)21 $187.CIJ $6,4:?11 04/08/3121 $141.00 $1,039 (4/29 / ~21 Work De.ac.rip<ioo: palJO door rcplacitmtnt PB21-0378 \fCCJl:i"-ER, P.~TRJC:J,;J Work.Dc.saipc-ion: Re-roofhosnc&g.uagt' PB21-')386 P.\RJ..ER. TilOM.\S Work Ducriprioo: Roof ttpl,&ce:mc:nt for hoU>C" imd g,tr-,1.~ PB11-04?2 SIJ..;ORSJ.:l ..\LE..'X.'\.'-DER :2:!3<1'l PROSPER 03/25/2021 �Work Dc$cription: Stnp md reroof PBZJ.0785 FEUX B.\NKS \Vo rk Dce.<::ri ption: • PB'.!1 -0829 Rcn\O'\'C rcnO\'ilUOn, $1',:!9? 06/ 03/ 2021 $21 ,IX>l 0<>/ 0.t/ 2021 $608.W $15,7:5 06/ 25/:ll2I $608.00 $ I 5,7'.!5 116/25/ :lJZI $7.;(JJXJ $)1,000 07/'2:3/ 'JD2I $182.00 $4536 08/ 09/20~1 $637.00 $ I5,7:?5 0'J/0J/21Y.?I $578.% co!!-mctJc onl)', kitchcn,.Ooonng pwu .ind countC'ttop, RJ\1~RSTO:S'E GROL'P LLC \Vo rk Desc ription: PB2l-0'14I $293.00 Sis'. \l! C HIG .'\."< REAL ESTA1 24391 S\RGF.'\1 Work Oc11c ript ion: lnttriot PBZ l-0938 2211(13 LEEl~lUG!IT e:si .. tmg .-,-,halt '.',hingle-,, 011 houat.c- i1nd ~Qgc. .lOd replace v.,th 11ew asplult shmglc,. ~548 SHIA\\".\SSEE RD Roof Rep!Jcement - Rc"'C~looc .\p.1rtJnenl$ llklg I & RJ\l:.RSlD:-;EGROl'PLLC 25506SHIAW.\SSE.ERD ~ 'o rk Oc1'cript io o.: Roof.RepLu:cmen1 - Rivc~tOnC' Apartments• Bldg 1:i PB2l-ltl-12 AD.\.\JS, DE1'1SE '.!:l412 LEEl~lUGHT \Vork Descripc ion: \X·.au-r d.urwge rep,1r PB~J-1129 uo:,.;l',TEST\!ENTGROL1 2l477BRJDGEE $1,433.1)0 \t~o r.k Description: Intenoc remodel of c!utmg5wtr; Stuffed food P821 - 1241 BIGGS, A'\:GELL.". ~C!- 2J7;y) CARLETO'\: \VorkDc.scrip1ion: In,ulhng(C1) repl,11,;ement \\indo""i PB21 - 132<J RJ\'ER..<1'0>.'E GROL!P LLC .:!5710 SHl.e\": \SSE£ RD \Vork De.sc ript ion: Rrmo"'C' and rcplxe a..."Ph.Jt slungle roof ro deck. h1~l1lll oc"· felt, 1u & PB21-1330 RJ\'ERSTO:-;EGROlfPLLC 255'JDSHIA" ..\SSEERD w.1lc-[ !>hick! and new asphalr sh.tnglcs. $373.00 Sl5.7:?5 09/02/3)21 \Vork D c.scripc iom Rano,·c im.d ttpl.a.CC' •~ph.Jt ~ht.ogle roof to ck"Ck. hut.ill 11e"9.~ fell. tee: & ,ntcr slndd and uc"'· asph:ch shin~ 1'821 -1413 :SEGRO:,.J• .\DRUX"-& ~'.:ll:S\NC\ ~.300.(1() $13,71)6 09/ 02/3)21 $171.llO $i,413 U9/ 3l/ 21l2I Work De!cripcion: Roof repl..c~nent fot bou~ 2nd garngcPBJl - 1516 \l.\SO'\:-'-"EDOCK Dl \.'\:C \ 2=!78 PROSPER \Vork Descriptio n: te.1roff and r:e-roofleft front .1nd m11in/ omter froot ofbip-stylc n:,of (hou:iC only), not touch.mgg.m1ge.. (Le-ft from sand cmttt of Mu:sc/hip--!lt)·lf' tQO( ~-ett dsunJ.gcd in ~tom~ i.n,sun.ru:e i, oovering Lh~ 2 11rc:1..:s :tll outlinet.t). Nt>w .slm-,gb~ia': gwi rd. synthetic undcrbymcnt., tlashifag .u:ow1<l dumocy, a.nd hos: vcors.(t11 WC!'( IU'Ci13) , PB21 - J548 2152/l BRIDGE. STREET, LLC JJ53l BRIDGE £1,531.01) $15.000 09/ "?:7/ 'lfl2I $380.00 $15,718 !0/ 26/ '.!()'.!I $137,115 02/ 07/ 3)17 " 'o rk D«cripc io n: lntenor :tltenbon for usonbly ai:ea ao:c:u P82l-1795 GEn!A.'\:, J.:.ATIE & CA n.Et '.!1950 CARLE10X Work Dctcripcion= Hou,e Alld g:1ragc- roof wtallu:io11 tear off and reroof. PBIC.-lll6 cm'OF SOL711FIELD 25753 W9 MILE RD \Vork Descriptio n: Rt-nov;1oon o( Fu-e How.c #:2. Rtnovanon mcluJe~ nev. curt.:1.i.1.1 ,,,all systern. piunang. masonry, Bond w.u'l"ed per ~I.ult Pilo1. Rough and 6nal ""J)CCUOU «<jutr«l PBl!l-00 14 • $-I0,000 '-'E\'"° PAR OBA VERJZON" 21537 TELEGRAPH RD 0 1/31/ 3) 18 Work Dc-1criptio n: Equipttient mocbfsc.ation 10 cri..rang tdeoomrnurucatiortl'> fu.cihty. Mu.st comply ~th Ac:~ I 10 of 2tJ06. Fm.al U1"})CC1:ion requirecl PB19- W6 f.:ITZ~l.\N, JA.\ IES '.?:531 LE.EWRJGJ IT $2120(1 $8,00I) 09/23/ 3)19 $340.00 $16.383 01 / 1-l/3)2:J o rk Descri ption: T e:u off .a.nd re--roof on hou~ ool) PB19- 18'.!8 Gl'll.LAtlME. DESIREE 217L5 C.\RLL.O:-.. Wo rk Oac:ript ion: Roof replact,nenLStcip & Reshingle «ccor<ling lo contracL Two uupccnona re-quired: Open/ Pro~s.s and Fuul. S1np & Remiogk Roof 15# felt !cc & \'\'at« Sruc!J. Dap Edge \',nLs, H..ltmg& Sbi,1gk•. T..-o in"f'C<UOM rcquued, Opcn/Prog=, & Fin.u. Roof, unJ,,4/ 1'.! piich, l"-'O la)-.n 15# «qUU«l. Roof, UU<~t '.!/lZp,ich, ~(m,b...,. required. R905.2.7 $657.00 f 2?,ooo 05/ 27111.r:s:i Wo rk Desc riptio n; &:.cmcnt 6m!h: Demo J.nd add. m:un un .1nd s tern~ PB:20-0-lSS I 1-\RRJS, .-\RT.'\., BI GH \.\J-L '.!5341 SHIA\\ .\SSEE OR# IU2 $-l(l.00 µ7 500 0<,/ 01 / 20:0 Work D c.,crip< io n: Stnp and .-.-roof on llldg# 9 (mcl,idcs .ddn,.,.. '.!5341, 25349. 25355). M.unpcmtit Pb21J-0.187 PB:!0-0489 0 SPOTSE.R. HELEN CL.A Y-LII '.!5341 SHL\1, .\SSEE CIR# 3H $-MJ.00 $-17 <;()<) 06/ 01 / :l)'JI) Wo rk Ducrip<io n: Stqt and re-mof on Bldg# 9 (indudtt addn:,,cs '.!53'1l, '.!5349. ~355J. l\la,n permit Pb:?1).-0.187 PB20--0-l90 1o~c-,:so:,.;.r..:A'11-JR\"-. C 25341 SHHW\SSEE CIR#3J2 $41).00 $-17500 06/(11/3)20 Work Dcscripcio n: Stnp and =roof on Bldg# 9 (w:ludtt addrc,,., :?53-ll, 25349. '.!5355) . M.w,p<mlic Pb2!>-0-187 PB:?0-0491 HOPSON, IID>.'.\ R PB'.!0-0-192 $-1(1.00 25355 SHl.\W.\.SSEE CIR 105 \Vo.rk Ocscripcio n.; Stnp -:tnd re-roof OJI 81dg# 9 (uxludes addre C':i 7,51(1 06/ 01 / 3'.120 2i341. 25349, ~355). M.Jlllpermit: Pb3)....(J487 SMI'll-1, L\ \'ETTE "lW IV-t 25355 SHI 11'1..ASSEE CIR IO(, $4000 $-17,'>M) 06/0l/20:?0 Wo rk Dc ocriptio n: Strip and ,e--l'Oof on Bldg# 9 (mdudcs .ddttssc, 2,341, :?5349, 25355) . M,in permit f'b:))-0487 PB:)).()-193 TOOTL\, , .\SHEREEN 25355 SHL\ \\'.\SS[.E C IR 205 $-I0.00 µ7500 0o/01 / :?031 W<>rk De«:ript ion: Stnp and «--roof on Bldg# 9 (include. ,,klre,,., 253-U , 25349, 25355). ~l.un pcmuc Pb20-0-l87 PB20-0494 AD.'\.IIS,CATI-fERINE Q '.!5355 SI 11 :\\,'.\ SSEE C IR :ll6 $40.00 $-17,5!KI 06/ 01 / 'lfl'.n Wo rk Description: Strip and re- t00f on Bldg# 9 ('mcfodes addre,ses :?5:HJ, 2534<>. Z5355). Mam permit Pb.20-Q.t87 PBW--0-195 • IAC K."-0'\:,J.\\\'.\R.-\ F.\11 '.!534? SHJAl'<\SSEE CIR# 103 Work o ..c,iption: S1t>p and tt-roof on Bldg# 9 (indude, PB2(1.fl-196 $-11).00 .dJ,....,. :!5341, 25349. 25355). M...n pcanic PbZ04187 $-10.00 POSITI\1'.RE..\LEST\TEIN '.!5349SI-JlAW'\SSEf' C IRll'lll-l $-17,5ll0 06/ 01 / 3'.l::n \"\'o rk Descriptio n: St:q., 111od te-roof on Bldg# 9 (indudcs itddn:~ 25341, :!jJ.49. 253S.~. Main peDTl11: Pb:?0-0-187 PB3).()-197 POSITIYE REAL ESTATE lN 25349 SHl.\\\'ASSCE CIR H ~3 $-Ml.DO S,17,5<X> 06/ 0l / 3)'.ll) Wo rk Ducripc ion: Strip ia.ml ~roof on BIJg # 9 (include!!. addtts.sn :?5341, ~349. 253:0,5), MJUn pc-n:rut: Pb3)4'87 25.3-19 SHI.\\\ ASSE.C CIR# 20-I $-I0.00 $47,5ll0 06/ 01 / Zl:ll Wo rk Detcripcion: Stnp and cc-roof on Bldg#. 9 (includes addrc~~:1o 25.H l. '23349, 25355J. M:un pennil: Pt,:l)..()487 1'820-0746 ORTIZ, EDU.\RDO Work Desc ription: Bu:JJ ;1 nc"; tufr ~d HJ "I: 12on 4" COrK:JTrt: pJd $1'.!i.OO u,t}1 4' x 2-1' ri.t'll-all. $4,700 07 / :3/ ?!J:ll �$1,1,,7.00 21-l211111J, R'1'21 \\:'ork Deacripclon: Jntenor ttmoJding of uc~nt ~r:tce for b.J.cry ~·ullnn . rB21-028R :?57'.'3 \\'I) \111 l. RD .IT&T \10811.lT\ $615.0CI Anlt'.fln1(; 10,UOU ll-l/31/3l2I \\'ork De.script ion: l . J\lobilr ~lup~nt up~.i<le "' ex1,:ttng 1ck·conunuruc.itinn t.K1111 ·, Ritpl....:.it ,qx nnt.nm,1 "1th thrn: nc\l. antenn.&.) "m.l upgr.idc ground tqutpn-.c.1\1 $-117.011 \Vork Octi1:cription: I 102 ft craui,-,.u.;L" c.-11~.i.p~ul.1tx.H1 I PB21-NIOO !>Ump St6,5m o, / <)(, / 3121 purnp Hud. Hu,L llc,J 2ml H<>d l.L 25336 'HI.\\\',\ 'EE CIR# 101 $90.0IJ Work Oc11CTip<ion: Vi.re rcstoulJon to Bldg-l to thccommoo.Art'll, anJ t · ru1 IO\ IO(,, IIJ7.101l~J",3)6. :):17 0 :!08 ,\Jl ftt"C on rn::t-079:?. PB:?t .. l&')()co\enconllnoo an:.u for un1b 101, l :!. 103, 104, ~JI. '.).J!,,~"13. 2U4 j ~ mdt,,dwJ unir!lu:ill not m:cd fire reriiroi only the ctmunon •rt.1".) PB2l~l'l17 S" tiOO 08/ 07 /21121 2575i \\'9 1111.1 , RDAnr"°n"' .H&T \1081!.ITY Work De ·cription: Rephct: ,m1nu1~ rB21-ll930 :--F.WP\R Dll\\l'Rl/.0~\\ 21,;;Tl'J.FGR.\PJIRI) 1'B17-0195 C011 ll'R\' I 10l.DING5 LI r. = $61;.(0 fflJ'GR.\1'11 RD $15,[•lO 07/ 23/ ~2I 51;,om OJ/tl/21ll7 "ork Dc,.cription: Glob~ Sign .-\cqu1 mon:-. I I-Sv.·.1pptng & Jildu,g r-.Ad1ol)O,n!,.. Equap1ncnl modJh~auon lo eJ1•ting klecommu1ucatto1u facility. Mu,t comply Act l llJ of 21)()6. 17u,.J 1n.,-,.ctio,1 rcq=td ,.,rJ, PBl7-0237 PRICP., \\lW.\\I Work lk•cripcion: Sn,p & Rewngl, Roof 15# felt kc & Wattr 5hicW. Dnp Edge 1·cni,, lkhing & $Jungle, T"o u1-,,..:11..,n ~qwrcd: ~n/Progre,., & Fuul Rnofj uoder -l / 12 pirch.. tv.o Layers 15# t'Ct{lll~l Roo(J unJcr '.1/ I:? patch. ,1embr.1nc: requia:ed. R905.::?.7 ond Fuul smr & Rnhinglc: Jt.:COrdmg to cuntracl 2;700 \1:. 8 MI Lf. RD \Vork Description: Fircv.urk..1 ~.Alt, PBP- 1271 v.1th 4() x .35 tent Crom ~22 ID ') $19<1.(JO 06/J(,/3117 7--6-17. 9.au to I ~ pttapcrung and £in.d m..-,,ecoon. rcquirc<.l 157;;\'CY ~II[ r:RD ~\tttenrut AT&T .\!OBILffi Tu·o in,-.cctions required; Opc11/Progrc11 $-Wi.00 $I5f•l0 08/31/all7 Work De cription: T-Mol»Jc Antcru111 uppk on t::lt'.'>Wlg 1'-i.rdcM conun 10wcr ~o cqwpmc.i.11 "1dtcr COl'blruc.;bon . •'\:o compound npaiwon. No I0"-'1:f hnght/lb4! ch.la~ Equipinrnl mcx!~tJQn to n.1.-1t111g tdccornmunic.aMni& fx:thty. uup,coon «q<.,.J. PB17- l504 FR.llNTRt.:P,Jt.:l.ll: & \L>\RK fo,.t complr ,nth \cl 110 of ~J()(,. Fin.ii $4,7.(XI ~1707 UI.Al': l~'I $2-l,:!13 09/':r./2JJl7 Work lx1cription: Turoff md re-roof house anJ ~tt.,chtd g:tnge- • tnp& Re,hinglc Roof 15# f,lt I«& WotcrS!tKW, Drip EJge \ 'wt,, A""1ung&Slungk~ Tv." rn,,-caon, «qu,r«i Opon/Progtt,. & Flnol. Roof, uuJcr 4/ 12 pttch, tv.-o bi-.n 15# rcquu•d. Roof. unJcr ~/ 12 pitch, \(crubnn, «quu.d R9<l,.2.7 Siq, & Refflll\gk kcorchng lO conrnk:.L PB17-1 ,It \tr-.\CX-P.\RKCR, \iARSIIA r..-o U\~(."Ct.ion• tcqlued Opcn/Progr-c-•1 uld fllUL 22-112 . ' \',(.\ $l<W).0(1 $7,9,0 09/2:?/21)17 Work OcKripcion: Bwkl 8 x 6 O\·crh.mg on CII H.ng (rgnt pori;h RouW' and final tntp«bon requited. lnsull.abOo ofvm~i ,khng. 1nm & alummum lnm / gulltn pt:rcuntr.1ct Firul PB1S-m29 22805 CARI.ITT'O. ' S\llll-1, \I \RGCERJTI: UL"'l'U:bon $3:)5(,0 rcquu-ed $6,(WN) Ol/31/3>18 Work DNcripc.ion: lruulli.uon of 7 fi>crglu Wll\t.lo-.-. lnawl .,u,do~ and or door }'Wr conlr-.11,;L Fene tration lahlc,. musl ht: lcfl on ,1:ndow,/door"I until aisu Jin:d uup«t11m. hn:J in pecuon ttquir«l PBl8-03S7 AT&T \lOBJUT\' 25753 ~ ' 9 \II U : RD Anrr,,noe $-165.CXI ~-11.00 03/27/:?1)18 Work Dc-teription: AT&1 ~Equip,nmt mcxhfk::tDon k> ~Xlltmg te:l«c:nnmurncatwn, bciliry. l:::.qutpmalt mod..ific11t>on to HJ Mg tekcom:m.unk...1,hOnJ f.k.W1y. ;\lu•t cr.mr)y v..·ith Act 110 of 21i>G. fuul Ul.,.,et;UOQ ttqw.red PBl~l6-l8 crn.o:--,JORGF.&CL\llDI' :2989CARI.P.TO~ $125(l() Work lx•cripcion: Buikhng, ocv..· ,bed on rrope:rty I l/':r./18 P,r ,\IP ok.y to . . laid 6,nonth, . \ia) 20. :?019 BONO FORFEITED. CLOSED IN1,0\!PLl:.TE PROIECT R\t' PBl(!..(1711 PACAl11$, MARYL P8l8-0756 IIILI-S.\\IMI l Sll~OO $2,195 05/29/3118 $'112.00 $i.500 05/ 29/2fl1R \Vork Oc•cription: Stop aod tt-roofhousc "'1th attacheJg.u.age Stnp & R,•lungl, Roof I'-# f<lt le. & \\",t<r SluelJ, Dnp EJ!\" \',nt,, fl..,lung & Slungk,. T"" rn,pcct10n, "'qtJl"'~ Open/Progtt & F·rn.J R,.,f, un,.lc, 4/ I 2 ptt.:h, two t.,-.n I ;t, <«Jmr<d R,,,,f, under 2/ 12 ptt<h, \f<"mhranc rrqtuttd R905.2. 7 Soop & Rt- lungk .:cordu1g to ..:ontr.a~t. I \\.--0 u,spc:cuoru, n:qwrcJ. Op..·n/ Pn,~ 2nd hn.il 1'B18-0'~) 4 Pllll.1.IPS,KKO\\ \LS~&! :?2')92::S\SC\ Work Dct1Cripcion: Stnp and Rt:roof hou,e: ,ind $3I7.UO g.u~/ r<.-p) ·cad~ Hnl~ 011 houx bt-1blJ $14,879 07/03/2!118 "°ffiu,, 5tnp& Re,hmgl, Roof 15# felt I«& \\'otcr~W, Dnp Edi!" 1·•n1>, 1-1...hmg&SlunglcL T,.-., tn,p<CllOn• tt-quucJ.Opcn / Progrc• & l·uul Roof un<lc.r 4/12p1t.:h. tv.--o t..1·e" 1;# rc.-qwred Roo(<1under2/ 1'.!p11dt, \lemhrU\t" m'.llu.ttc.1 R1J0i.1.7 Stnp & Rt-1lung.k .w:cordi11g 10 oontucL 'f9,·o Ul~ction-1 ttqua~ Opcn/ Progre,,'.\ ,ndhn>l PlltS-1031 n ·RNER,GER.'J.DC .\NDC 216-1-llll . \CLN \Vork Dc1crip:ion: Stnp anJ re-roof h<o~ $-11)2.00 $20,53.I 07/ICl/:?0l8 and g.u-...gc 1·.,,,., Srnp& Re hinglc Roof I:># f<lt le•& W•tcrS!u.W, Dap Edg, M»hu,g& <hmgk,. T-.,,ir,'f'<Ctl<>nt ttqtnrecl ~ n / P ~ & hmtl Roof, under 4/ 11 pn~ l'W'O ).1,1·ct'!t 15# rt'.1.llllrt:c.l Rnofc uni.kt 2 / I'.! p11dt, .\!•tnb"'10 roqUt..J. R')U5.2. 7 Stnp & ReWng!c according to conlt.k:L ' I wo 1'll18-1958 W\SHINGTUN,J\\!E.SD& ln"'JlCCllOns tt<4ultcd. Opcu/Progttsi ilnd l·uul 2:!'XJ5:--.' \NCY $1:!5.!Yl Work Oc,:cripcion: Sta.ndJy gmtr~tor. Inst.ill g-eneuror p<r appro\.:d pbns Fu,t.l m~pt"CbOn $2.700 l2/ 3l/2!1l8 $7,4~8 02/2.5/211!9 rcqu,~t Manmum SO dB-. ,it lot hne! CLOSED I S:CU\!PU·, rH rROJt:cr R\\ 1'll19>J:?l,8 ~ ) l'TI-IFIE.LDNEIGllllORII 221'31-JHI R S~-400.tN) SIJ0,:!112 04/ 17/3>1? �\V~nk Description! Hab1tnt for Tllint..uury teprut 1\nd "!'Concl floor r,:model PBJ9-0+H • BLlEl'Elt'-lCflT,D.\\1D-JC.\ 21851 C:IRLETO, $:?3<1.00 \Vork De.sc..-iption: Strip & Re:shmglc Roof tS# fe.lt kt & \'\':ntt Shield, Dr.ip Edge \'en!:>, f1.&sh1ng & Slungk•s. 1\1.,0 U\~ctioD!' ttquircth Opcn / Progrhs &. FUUI. R()Of Wlder 4/ 12. pitch. r,vo foyer.. 15# require-<!. Rooi-J under 2 / 1:!.pitch. \lt.mbr.ine rcqu.LC<:d. R903 ~7 Strip & Rc"hingk ucco.rding to cont~L Two U1~tio1u rt'"!lllr~L Op<-n/ Progttss wd foul. ln~t.J.btion of vinyl ,1t;hng. ftlm & \\lum1num rnm / gtll~rs per contuct Ftn.1.I tn...-,,ectton ttqtJlttd CLOSED I'- .<J.\IPlliTE PROJECT. R"' 1'819-0712 ll'&T ~IOBIUTY ~7.5j \l/ 9 MIU: RD Antennat" $l11,c,~1 06/0-l/ :?OI? Work Desc,iplion: T-Mob-ile cqmrmcnt upgtJdc .-it es-uting telecommun.ic;1L1on f..olity . Rq,hcc: mne 11ntenn.b \\-,th su:: nc\\ ;1.olt!~ :mJ upgrade grnw1d c-ym,pmenl CLOSED l'-CO:'-IPLETE PROJECT. R\1 ' PBl9.tl828 REED. TIIIOTifY & HOGAlt 22950 PROSPER S2JJ.00 $6,500 06/19/21119 Work Description: R~-roo( house .md gar.igto.Stxip & Re,hingk ;accordu1g to conttac1 Two msp«horu reqlJU'('cL Opcn/Progre!l5 and Fll12L Strip & Re!t.hingle Roof 15# feh Ice & \'C.arerShiekl, Dcip Edge \'cnL...,, Fl;1~h.ing& Shmgl~,. T\\-"Olll$pt.'CUOIU ,cqm,«i Op<n/Progn,,, & l'mal. Roof, und<r-l/12p1tcl,.1wo bycr, 15# rcqut=I. Roof, widcr2/12pitch, '.\le:mbfiltle rc.q,urcd. R9Q5.:?..7 CLOSED 1:--:co~lPLETE PROJECT. RW PB19- 1300 SOL711FlELD Nl:clGI IBOIUI :!213, KEEFER PBl9-1507 CD, LLC $ 1-13.00 $2,((K) 09/l7/:11Jl9 $1,0821)() $35,l)O(l 11/0-l/3JI? $308.(1() $12,600 I l/l2/:all9 $~,l't<XI 04/29/3J'lfl CWSED 1:--;co~!I'LETI:: PROJECT. R\~ · 22523 TELEGRi\J'H RD Work O~cription: Lpd.1rc f:¾cock and m,t.tU wrul nnd gacc CWSED 1:--;co\IPLETE PROJECT. R\\ P819-1697 \"t'OOORO'-"..W:s;E :!5336 SHt~WASSEE RD Work Description: lnterior: b.J.senvn1 w:11eq,roo6n:g l1ut..-illmg 1-W' of 4'' S&D p1J>4e 10 a nell· 1ump sy,te:oL CLOSED 1:--:CO:'-IPLETE PROJECT RW P.B:!0--03-17 AT~-T\lOBILm· 25753 \'(' 9 i\LILE. RD Antennae $-165.00 Work Descripcion: Remo,"° and Rcpb.cc 6 /\.11tenm on Existing Tower CLOSED 1:-,;co:-.!PlliTE PRO(ECT. RW Total Permits For Type: 155 Total Fees For Type: $109,987.40 37 Total Const. Value For Type: $5,619,492.98 Report Summary • Grand Total Fees: $109,987.40 Popubuon. AJl R<cocd, P<nnit.Pcmutfype • BwlJmj! AND Pcnn1t.Dalcls:sueJ B.,tweeu Grand Total Permits: 155 l/l/20171200.00AMAND 2/2~/2021 II 59.59PMAND Prope11yJ'11NCINwnb...- Corllains 76--24-32 Grand Total Const. Value: $5,619,492.98 • $3,055,856 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Southfield_Master-Street-Tree-Plan_unknown Creator An entity primarily responsible for making the resource Laurence A. Schenk, Assistant Superintendent (Forester), Department of Parks and Recreation, City of Southfield, Oakland County, Michigan Title A name given to the resource Master Street Tree Plan Description An account of the resource The Master Street Tree Plan for the City of Southfield was prepared by Laurence E. Schenk, Assistant Superintendent (Forester) for the Southfield Departments of Parks and Recreation. Subject The topic of the resource Master plan reports city trees Southfield (Mich.) Oakland County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/3e4a907e77ff62d7acac89aeb58f4bfe.pdf f5e17780904a0818fe3b0060e0a5bd82 PDF Text Text �::;;------ -= ~ ~ - ,-.itu Council Resolution Resolutiu11f01· City Council City Council Resolution Resolution for City Council December 12, 2022 RESOLUTION FOR CITY COUNCIL DECEMBER 12, 2022 A RESOLUTION TO ADOPT A NEW MASTER PLAN OF THE ClTY OF SOUTHFIELD TO REPLACE THE EXISTING MASTER PLAN: WHEREAS: The existing Comprehensive Master Plan (Plan) for the City of Southfield was adopted on June 20, 2016, by the City Council; and, WHEREAS: At least every five (5) years after adoption of a Plan, the Council shall review the Plan and determine whether to commence the procedure to amend the Plan or adopt a new Plan; and, WHEREAS: The preparation of a new Comprehensive Master Plan was required to establish goals and guidelines to facilitate the direction, redevelopment and growth of the City of Southfield to address changing demographic and marketing conditions created by the "Great Recession" and to reposition the City into the future; and, WHEREAS: Sustainable communities are places that balance their economic assets, natural resources, and social priorities so that residents' diverse needs can be met now and in the future. These communities prosper by attracting and retaining businesses and people and offering individuals of all incomes, races, and ethnicities access to the opportunities, services, and amenities they need to thrive; and, WHEREAS: on January 19, 2021, the City Council authorized the City Planner, on behalf of the Planning Comrn;;:,::;ion, to send the required Notice of Intent to update the Comprehensive Master Plan in accordance with the Michigan Planning Enabling Act (Act 33 of 2008, as amended) and to initiate the Master Plan procedure to update the Plan in accordance with Sect. 5.59 of the City Zoning Ordinance; and, WHEREAS: Over 138 letters were mailed to registered homeowner's groups and condominium associations to encourage participation. Further, several public meeting and workshops were held with homeowner groups, civic associations, boards & commissions, public schools, and city staff throughout the process to encourage public input; and, -1- ■ �-- City Council Resolution Resolulionfor City Cmmcil WHEREAS: A social media platform, publicinput.com/sustainablesouthfield2026 website, was launched on February I, 2021, for an 8week public input period to solicit feedback on a variety of topics, which resulted in over 16,406 total responses, 1,150 total comments, and 581 total participants; and, WHEREAS: On January 20, 202 I, and March I 6, 2022; the Planning Commission held public workshops and open houses on the preliminary draft master plan to seek additional public comment; and, WHEREAS: On September 6, 2022, the City Council authorized the Planning Department, on behalf of the Planning Commission Secretary, to release the draft Sustainable Southfield 2. 0, Comprehensive Master Plan 2023-2028 for the required 63-day public review period and the requirements of the Michigan Planning Enabling Act 33 of 2008, as amended; and, WHEREAS: On November 2, 2022, the Oakland County Coordinating Zoning Committee (CZC) held a meeting and by a 2-0 vote, endorsed the County staffs review finding that the City's Master Plan not inconsistent with the plan of any of the surrounding communities; and, WHEREAS: on November I 6, 2022, pursuant to the requirements of Article 4, Section 5.59, Comprehensive Master Plan Procedure, Chapter 45, Zoning, of Title V, Zoning and Planning of the Code of the City of Southfield, and the Michigan Planning Enabling Act, Public Act 33 of 2008, as amended, the Southfield Planning Commission held a public hearing on the proposed Sustainable Southfield 2. 0, Comprehensive Master Plan 2023-2028 and forwarded a favorable recommendation to City Council by unanimous vote; and, WHEREAS: on December I 2, 2022, pursuant to the requirements of Article 4, Section 5.59, Comprehensive Master Plan Procedure, Chapter 45, Zoning, of Title V, Zoning and Planning of the Code of the City of Southfield, and the Michigan Planning Enabling Act, Public Act 33 of 2008, as amended, the Southfield City Council held a public hearing on the proposed Sustainable Southfield 2.0, Comprehensive Master Plan 2023-2028, NOW THEREFORE, BE IT HEREBY RESOLVED: That Sustainable Southfield 2. 0, A Comprehensive Master Plan for Now and the Future, (MP-08), draft dated December 12, 2022, be recommended for adoption, in accordance with Article 4, Section 5.59, Comprehensive Master Plan Procedure, Chapter 45, Zoning, of Title V, Zoning and Planning of the Code of the City of Southfield, and the Michigan Planning Enabling Act, Public Act 33 of2008 be approved for the reasons set forth in the City Planner's recommendation; i.e.: I. Sustainable Southfield, as prepared by the City of Southfield Planning Department, the City of Southfield Planning Commission and residents, has been thoroughly studied by the Planning Commission at their Planning Commission Study Meetings and Regular Meetings. -2- �.. ................................ --City Council Resolution Resolution for City Council 2. Sustainable South.field will serve to guide and coordinate City decisions on new development and redevelopment; will assist in the review of development proposals to confirm they meet the goals and strategies of the Plan; and provide a basis for amendments to the Zoning Ordinance and Zoning Map. 3. Sustainable communities are places that balance their economic assets, natural resources, and social priorities so that residents' diverse needs can be met now and in the future. These communities prosper by attracting and retaining businesses and people and offering individuals of all incomes, races, and ethnicities access to the opportunities, services, and amenities they need to thrive. BE IT FURTHER RESOLVED: That Resolution No. MP-08 is hereby recommended for adoption. I, Allyson Bettis, duly appointed City Clerk of the City of Southfield, County of Oakland, State of Michigan, do hereby certify that the foregoing resolution was adopted by the Southfield City Council at their December 12, 2022 Regular Meeting held in the Council Chambers of the Municipal Building, 26000 Evergreen Road, Southfield, Michigan. 12/22/2022 Dated ~ Allyson Bettis, Southfield City Clerk -3- • �- - - - - ----==---====----=-~-~--==-,..::__~- -· -·- - - - . -- Ack1w1vledge111cnts 'J'ho.nk \ 'ou Aclmowledgements ThankYou The Honorable Dr. Kenson J. Siver, Ed. D, Mayor City Council Linnie Taylor, Council President Michael A. Mandelbaum, Council President Pro Tern Nancy L.M. Banks, Councilwoman Daniel Brightwell, Councilman Dr. Lloyd Crews, PhD, Councilman Myron Frasier, Councilman Jason Hoskins, Councilman Allyson Bettis, City Clerk Sherikia Hawkins, Former City Clerk (resigned 10/19/2022} Nicole M. Humphries, Deputy City Clerk Irv M. Lowenberg, City Treasurer City Administration Frederick E. Zorn, CEcD, City Administrator John Michrina, Deputy City Administrator Dawn King, City Attorney Eric James Shannon, Performance & Technology Specialist Planning Commission Dr. Geralyn Stephens-Gunn, Ed . D, Chair Anthony Martin, Vice Chair Robert L. Willis, Secretary Cynthia Bernoudy Donald Culpepper (resigned 4/28/2022} Ghana Adell Goodwin-Dye Jeremy Griffis Steven Huntington Planning Department Terry Croad, AICP, ASLA, Director of Planning Souzan Hanna, Sustainability Planner Noreen Kozlowski, Landscape Design Coordinator (retired March 2022} Sarah K. Mulally, AICP, Assistant City Planner Jeff Spence, Assistant City Planner Lisa Wojciechowski, Administrative Assistant Prepared with the assistance of: McKenna, www.mcka.com -4- Other City Departments Chief Elvin Barron, Police Department Mary Beall, Library Justin Beck, Emergency Management Terry Fields, Parks & Recreation Rochelle Freeman, Business Development Steve Gogola, Engineering (GIS} Rene Hinojosa, Technology Services Michael Manion, Community Relations Chief Johnny Menifee, Fire Department Justin Prybylski, Assessing Leigh Schultz, Engineering Brandy Siedlaczek, Stormwater Management Other Contributors Mike Csapo, General Manager, RRRASOC Darla Van Hoey, Southfield Historical Society �I Table of Contents Page References by Chapter City Council Resolution ..................................................................................................................................................................1 Resolution for City Council. .........................................................................................................................................................................1 Acknowledgements .......................................................................................................................................................................4 Thank You ..................................................................................................................................................................................................4 Table of Contents ..........................................................................................................................................................................5 Page References by Chapter ....................................................................................................................................................................... 5 Table of Figures & Maps .............................................................................................................................................................. 13 Figures .....................................................................................................................................................................................................13 Maps .......................................................................................................................................................................................................14 Tables ......................................................................................................................................................................................................15 Executive Summary ..................................................................................................................................................................... 16 Planning for Southfield's Future ................................................................................................................................................................16 Introduction ................................................................................................................................................................................ 18 About the Sustainable Southfield Plan ......................................................................................................................................................18 Public Engagement Summary ...................................................................................................................................................................20 Planning Commission Kick-Off Meeting ............................................................................................................................................................... 20 Homeowner Association Meetings ...................................................................................................................................................................... 21 CCAB Visioning Session ............................................................................................................................................................................ .. .......... 21 Online Engagement ................................................................................................................................................................ .............................. 22 Tapestry of a Community Art Project .................................................................................................................................................................. 24 Participation Results ............................................................................................................................................................................................ 25 Visions .....................................................................................................................................................................................................28 Chapter 1: Background ................................................................................................................................................................ 31 Context ....................................................................................................................................................................................................31 �- --- Table of Contents Page References by Chapter Location ................................................................................................................................................................................................................ 31 Indigenous History ............................................................................................................................................................................................... 32 City Profile ............................................................................................................................................................................................................ 33 Relevant Adopted Plans ...........................................................................................................................................................................35 2022 John Grace Revitalization Plan .................................................................................................................................................................... 35 2022 Parks and Recreation Master Plan .............................................................................................................................................................. 35 2022 Capital Improvement Plan (CIP) .................................................................................................................................................................. 36 2018 SODA Development and Tax Increment Financing (TIF) Plan ..................................................................................................................... 36 2017 COSA Senior Needs Assessment ................................................................................................................................................................. 36 2016 Southfield City Centre Vision Plan .............................................................................................................................................................. 37 2016 Southfield City Centre Retail Market Analysis ............................................................................................................................................ 37 2014 Valley Woods Senior Campus ..................................................................................................................................................................... 37 2012 Non-Motorized Pathway & Public Transit Plan ........................................................................................................................................... 38 Population and Demographic Trends ........................................................................................................................................................40 Current Conditions ............................................................................................................................................................................................... 40 Population Trends ................................................................................................................................................................................................ 40 Chapter 2: Key Recent Changes and Trends .................................................................................................................................. 45 Local Changes Since 2016 ......................................................................................................................................................................... 45 Zoning Innovations ............................................................................................................................................................................................... 45 Southfield Arts Commission ................................................................................................................................................................................. 46 Regional and National Trends ...................................................................................................................................................................47 Pandemic Impacts ................................................................................................................................................................................................ 47 Retail Relocations ................................................................................................................................................................................................. SO Missing Middle Housing ....................................................................................................................................................................................... 51 Remote Office Work ............................................................................................................................................................................................ 52 Hotels and Short-Term Rentals ............................................................................................................................................................................ 53 New Industrial Businesses 54 US Inflation Rate Rises 55 The Great Resignation and Quiet Quitting ........................................................................................................................................................... 55 Rethinking the Public Rights-of-Way ................................................................................................................................................................... 55 Chapter 3: Healthy Living ............................................................................................................................................................. 57 Introduction .............................................................................................................................................................................................57 Background & History ...............................................................................................................................................................................57 Racial Disparities in Health ................................................................................................................................................................................... 57 -6- • �I -- ''11111111 -- --- --- ·- - - --- --- --- --- --- --- .. .. .... - - .. Tahlc of Contents Page References hy Chapter Current Conditions ...................................................................................................................................................................................59 Environmental Conditions ................................................................................................................................................................................... 59 Individual Health .................................................................................................................................................................................................. 64 Healthy Food Access ............................................................................................................................................................................................ 64 Diversity and Inclusion ......................................................................................................................................................................................... 65 LTU Summer Camp: Introduction to Landscape Architecture ............................................................................................................................ 65 Recent Programs and Initiatives ...............................................................................................................................................................67 Southfield Peace Poles and Walk ......................................................................................................................................................................... 67 20 Minutes of Heart Healthy Activity ................................................................................................................................................................... 67 2021 All-America City Award (AAC) Competition ................................................................................................................................................ 67 Diversity and Inclusion Initiatives ........................................................................................................................................................................ 68 Best Cities for Black Women ................................................................................................................................................................................ 70 AARP Designation Process ................................................................................................................................................................................... 71 Key Trends & Challenges ..........................................................................................................................................................................72 Pandemic Impacts on Health ............................................................................................................................................................................... 72 Mixed Use ............................................................................................................................................................................................................ 72 Key Findings .............................................................................................................................................................................................73 Strengths and Opportunities ................................................................................................................................................................................ 73 Weaknesses and Threats ..................................................................................................................................................................................... 73 Goals, Objectives, and Strategies ..............................................................................................................................................................74 Goals .................................................................................................................................................................................................................... 74 Objectives and Strategies ..................................................................................................................................................................................... 74 Chapter 4: Housing and Residential Character .............................................................................................................................. 76 Introduction .............................................................................................................................................................................................76 Background & History ...............................................................................................................................................................................77 History of Development ....................................................................................................................................................................................... 77 National Historic Register of Places - The Plumbrooke Estates Neighborhood .................................................................................................. 78 National Historic Register of Places - The Northland Gardens Neighborhood ................................................................................................... 78 Current Conditions ...................................................................................................................................................................................79 Housing Units ....................................................................................................................................................................................................... 79 Occupancy ............................................................................................................................................................................................................ 80 Home Ownership ................................................................................................................................................................................................. 82 Housing Costs ....................................................................................................................................................................................................... 84 Housing Types ...................................................................................................................................................................................................... 86 -7- .. �.. ,. - -- Ta hie of Con ten ts Page References hy Chapter Housing Unit Age ................................................................................................................................................................................................. 87 Resident Length of Stay ....................................................................................................................................................................................... 87 Current Housing Programs ........................................................................................................................................................................88 Ongoing Housing Programs ................................................................................................................................................................................. 88 Ongoing Housing-Related Programs .................................................................................................................................................................... 93 Key Trends & Challenges ..........................................................................................................................................................................96 Short-Term Rentals .............................................................................................................................................................................................. 96 Age-in-Place Housing ........................................................................................................................................................................................... 96 "Missing" Middle Housing ................................................................................................................................................. .................................. 97 Accessory Dwelling Units (ADUs) and Tiny Homes .............................................................................................................................................. 97 Adaptive Reuse .................................................................................................................................................................................................... 98 Expansion of Residential Offerings in Single-Family Zones .................................................................................................................................. 99 20-Minute Neighborhoods ................................................................................................................................................................................... 99 Lower Parking Requirements ............................................................................................................................................................................. 100 Supply Chain Shortages During the Pandemic ................................................................................................................................................... 100 Key Findings ...........................................................................................................................................................................................101 Strengths & Opportunities ................................................................................................................................................................................. 101 Weaknesses & Threats ....................................................................................................................................................................................... 104 Goals, Objectives, and Strategies ............................................................................................................................................................ 105 Goals ................................................................................................................................................................................................................. 105 Objectives and Strategies ................................................................................................................................................................................... 105 Chapter 5: Economic Development ............................................................................................................................................ 107 Introduction ...........................................................................................................................................................................................107 Entrepreneurial Support .........................................................................................................................................................................108 Current Conditions .................................................................................................................................................................................109 Southfield ........................................................................................................................................................................................................... 109 Oakland County .................................................................................................................................................................................................. 111 Recent Programs and Initiatives ............................................................................................................................................................. 114 Programs ............................................................................................................................................................................................................ 114 Pandemic Response ........................................................................................................................................................................................... 118 RRC Program ...................................................................................................................................................................................................... 120 2018 SDDA Reestablishment ............................................................................................................................................................................. 121 Other Projects and Developments ..................................................................................................................................................................... 125 Key Trends & Challenges ........................................................................................................................................................................ 138 -8- �,_,..,. , . . , . . ,... '11111 .... , L ... • Table of f'ontcnL'> Page References hy C'haptcr Continuing Pandemic Impacts ........................................................................................................................................................................... 138 Changing Workforce Demographics .................................................................................................................................................................. 139 Key Findings ...........................................................................................................................................................................................139 Strengths and Opportunities .............................................................................................................................................................................. 140 Weaknesses and Threats ................................................................................................................................................................................... 140 Goals, Objectives, and Strategies ............................................................................................................................................................ 141 Goals .................................................................................................................................................................................................................. 141 Objectives and Strategies ................................................................................................................................................................................... 141 Chapter 6: Existing and Future Land Use .................................................................................................................................... 143 lntroduction ...........................................................................................................................................................................................143 Background & History ............................................................................................................................................................................. 143 Pre-1900s ........................................................................................................................................................................................................... 143 1900s to Present 144 Existing Land Use ...................................................................................................................................................................................145 About .................................................................................................................................................................................................................. 145 The Existing Land Use Color Code ...................................................................................................................................................................... 146 Existing Land Use Map ....................................................................................................................................................................................... 147 Takeaways on Existing Land Use ........................................................................................................................................................................ 148 Key Trends & Challenges ........................................................................................................................................................................149 Limited Land ....................................................................................................................................................................................................... 149 Excessive Amount of Class C Office Space ......................................................................................................................................................... 149 Key Findings ...........................................................................................................................................................................................150 Strengths and Opportunities .............................................................................................................................................................................. 150 Weaknesses and Threats ................................................................................................................................................................................... 150 Future Land Use .....................................................................................................................................................................................151 About .................................................................................................................................................................................................................. 151 The Future Land Use Color Code ....................................................................................................................................................................... 152 Future Land Use Map ......................................................................................................................................................................................... 153 Future Land Use Category Descriptions ............................................................................................................................................................. 154 Goals, Objectives, and Strategies ............................................................................................................................................................ 168 Goals .................................................................................................................................................................................................................. 168 Objectives and Strategies ................................................................................................................................................................................... 168 Chapter 7: Sub-Area Plans ......................................................................................................................................................... 170 lntroduction ...........................................................................................................................................................................................170 -9- �,.. ---- Table of Contents Page References hy Chapter Current Sub-Area Plans ...........................................................................................................................................................................172 Parks and Recreation Master Plan ..................................................................................................................................................................... 172 City Centre Development Plan ........................................................................................................................................................................... 176 Centrepolis SmartZone Action Plan ................................................................................................................................................................... 181 Mixed Use Corridor District (MUCD) ................................................................................................... ............................................................... 184 Nine Mile Corridor ............................................................................................................................................................................................. 186 Goals, Objectives, and Strategies ............................................................................................................................................................ 190 Goals .................................................................................................................................................................................................................. 190 Objectives and Strategies ................................................................................................................................................................................... 190 Chapter 8: Public Infrastructure ................................................................................................................................................. 193 Introduction ...........................................................................................................................................................................................193 Non-Motorized and Motorized Infrastructure .................................................................................................................................................. 193 Stormwater and Green Infrastructure ............................................................................................................................................................... 194 Drinking Water and Sanitary Sewer Infrastructure ........................................................................................................................................... 199 Current Conditions .................................................................................................................................................................................200 Non-Motorized and Motorized Infrastructure .................................................................................................................................................. 200 Road Quality ....................................................................................................................................................................................................... 203 Safe Streets for All. ............................................................................................................................................................................................. 203 SEMCOG City of Southfield Traffic Crash Data ................................................................................................................................................... 204 Vision Zero ......................................................................................................................................................................................................... 209 Stormwater and Green Infrastructure ............................................................................................................................................................... 209 Drinking Water and Sanitary Sewer Infrastructure ........................................................................................................................................... 211 Public Art ............................................................................................................................................................................................................ 212 Current Programs and Initiatives ............................................................................................................................................................213 Pedestrian Enhancements ................................................................................................................................................................................. 213 Proposed City Centre Lawn Improvements ....................................................................................................................................................... 220 Non-Motorized and Motorized Infrastructure .................................................................................................................................................. 226 Bus Stop Priority Plan (5-Year - 2019) ................................................................................................................................................................ 233 Stormwater and Green Infrastructure ............................................................................................................................................................... 234 Drinking Water and Sanitary Sewer Infrastructure ........................................................................................................................................... 235 Key Trends & Challenges ........................................................................................................................................................................237 Electric Vehicles ................................................................................................................................................................................................. 237 Autonomous Vehicles and Car Sharing .............................................................................................................................................................. 238 Autonomous Delivery ........................................................................................................................................................................................ 238 -10- �, a1 , . , . '11111111 '11111] 1IIIJ '1111) 1IIIJ 1IIIJ 1IIIJ IIIIJ . . Table of Contents Page References hy Chapter Nature-Conscious Building ................................................................................................................................................................................. 239 COVID-19 Pandemic-Driven Recreation ............................................................................................................................................................. 239 Smart Infrastructure Monitoring ....................................................................................................................................................................... 239 Trees as a Utility ................................................................................................................................................................................................. 239 Materials Management ..................................................................................................................................................................................... 240 Key Findings ...........................................................................................................................................................................................242 What is Sustainability? ....................................................................................................................................................................................... 242 Strengths and Opportunities .............................................................................................................................................................................. 242 Weaknesses and Threats ................................................................................................................................................................................... 245 Goals, Objectives, and Strategies ............................................................................................................................................................248 Goals .................................................................................................................................................................................................................. 248 Objectives and Strategies ................................................................................................................................................................................... 248 Chapter 9: Public Facilities and Services ..................................................................................................................................... 251 Introduction ...........................................................................................................................................................................................251 City Government ................................................................................................................................................................................................ 251 City Boards and Commissions ............................................................................................................................................................................ 252 City Departments ............................................................................................................................................................................................... 252 Other Agencies and Institutions ......................................................................................................................................................................... 253 Fire Department .....................................................................................................................................................................................258 Current Conditions ............................................................................................................................................................................................. 258 Recent Programs and Initiatives ........................................................................................................................................................................ 258 Key Trends and Challenges ................................................................................................................................................................................ 259 Key Findings and Future Plans ........................................................................................................................................................................... 260 Homeland Security and Emergency Preparedness Division ...................................................................................................................... 261 Current Conditions ............................................................................................................................................................................................. 261 Recent Programs and Initiatives ........................................................................................................................................................................ 262 Police Department .................................................................................................................................................................................263 Current Conditions ............................................................................................................................................................................................. 263 Recent Programs and Initiatives ........................................................................................................................................................................ 264 Key Trends and Challenges ................................................................................................................................................................................ 266 Key Findings and Future Plans ........................................................................................................................................................................... 267 Southfield Human Services Department (SHSD) ...................................................................................................................................... 268 Current Conditions ............................................................................................................................................................................................. 268 Recent Programs and Initiatives ........................................................................................................................................................................ 268 -11- • �--- - -- --- Ta hie of Contents Page Rcfcn~ncl~S hy Chapter Key Trends and Challenges ................................................................................................................................................................................ 269 Southfield Schools District ......................................................................................................................................................................270 Mission Statement ............................................................................................................................................................................................. 270 Current Conditions ............................................................................................................................................................................................. 270 Key Trends and Challenges ................................................................................................................................................................................ 272 Key Findings and Future Plans ........................................................................................................................................................................... 273 Goals, Objectives, and Strategies ............................................................................................................................................................ 274 Goals .................................................................................................................................................................................................................. 274 Objectives and Strategies ................................................................................................................................................................................... 274 Chapter 10: Implementation ...................................................................................................................................................... 277 Implementation Matrix ..........................................................................................................................................................................277 Zoning Plan ............................................................................................................................................................................................281 Planned Future Land Use Plan Amendments .................................................................................................................................................... 281 Zoning Code Map Plan ....................................................................................................................................................................................... 282 Zoning Code Text Plan ........................................................................................................................................................................................ 283 Past Zoning Changes Since 2016 Master Plan ................................................................................................................................................... 286 Appendices: Sustainable Southfield 2.0 ..................................................................................................................................... 290 Table of Contents ...................................................................................................................................................................................290 Appendix A: Works Cited .......................................................................................................................................................... 291 Endnotes ................................................................................................................................................................................................ 291 -12- �.. --c ~~ ~ Table of Figures & Maps Figures Table of Figures & Maps Figures Figure 1. Southfield Population from 1960 to 2020 and Future Projection ................................................................................................................ 40 Figure 2. Southfield Income Distribution (2019) .......................................................................................................................................................... 42 Figure 3. Breakdown of Taxable Value (2021-2022) .................................................................................................................................................... 43 Figure 4. Southfield Educational Attainment (2010 vs 2019) ...................................................................................................................................... 43 Figure 5. Covid Deaths per 10,000 People Over 65 Years Old in Michigan (2021) ...................................................................................................... 47 Figure 6. Covid Deaths per 10,000 People Under 65 Years Old in Michigan (2021) .................................................................................................... 47 Figure 7. Brownfield Sites in Southfield ....................................................................................................................................................................... 62 Figure 8. Southfield Residential Permits, 1995-2021 ................................................................................................................................................... 79 Figure 9. Southfield Housing Units & Occupancy, 1990-2019 ..................................................................................................................................... 79 Figure 10. Regional Occupancy Rate, 1990-2019 ........................................................................................................................................................ 80 Figure 11. Regional Home Ownership Rate, 1990-2019 .............................................................................................................................................. 82 Figure 12. Southfield Median Housing Values, 1990-2019 .......................................................................................................................................... 84 Figure 13. Southfield Housing Values, 2014 vs 2019 ................................................................................................................................................... 84 Figure 14. Regional Residential Rental Share, 2014 vs 2019 ....................................................................................................................................... 85 Figure 15. Regional Gross Rent, 2019 .......................................................................................................................................................................... 85 Figure 16. Regional Rent as a Percentage of Household Income, 2019 ...................................................................................................................... 86 Figure 17. Regional Residential Housing Distribution, 2019 ........................................................................................................................................ 86 Figure 18. Year Built, Southfield Residential Structures, 2019 .................................................................................................................................... 87 Figure 19. Year Householder Moved In, pre-1989 to 2019 ....................................................... .................................................................................. 87 Figure 20. General Fund Revenues, 2021-2022 ......................................................................................................................................................... 110 Figure 21. Breakdown of Taxable Value (2021-2022) ................................................................................................................................................ 110 Figure 22. Land Use Breakdown within Centrepolis SmartZone ............................................................................................ ... .. .............................. 181 Figure 23. Historic Rainfall 2010 vs 2020 ................................................................................................................................................................... 194 Figure 24. City of Southfield Traffic Crashes, 2017-2021 ........................................................................................................................................... 204 Figure 25. Response Summary from City Staff Sustainability Survey - Question 1 ................................................................................................... 246 Figure 26. Response Summary from City Staff Sustainability Survey - Question 2 ................................................................................................... 247 Figure 27. Southfield Public Schools 2022 Statistics .................................................................................................................................................. 272 -13- I �--------------- Table of Figures & Maps Maps Maps Map 1. Southfield Location .......................................................................................................................................................................................... 31 Map 2. Southfield Parks and Nature Areas .................................................................................................................................................................. 60 Map 3. Waterways in Southfield ....................................................... :.......................................................................................................................... 63 Map 4. Sketch Map of 1870s Southfield Township ..................................................................................................................................................... 76 Map 5. Southfield Vacancy Rates, 2014-2019 ............................................................................................................................................................. 81 Map 6. Homeownership Rates by Neighborhood, 2014-2019 .................................................................................................................................... 83 Map 7. CDBG Low-Mod Eligible Areas ......................................................................................................................................................................... 90 Map 8. RUDD Sites in Southfield .................................................................................................................................................................................. 95 Map 9. Pilot Speed Bump Locations .......................................................................................................................................................................... 102 Map 10. Southfield DDA Boundary ............................................................................................................................................................................ 121 Map 11. Oakland Community College Campus Future Expansion Map .................................................................................................................... 122 Map 12. Downtown Development Authority (DDA) Buildings in 3-D Classified by Use ............................................................................................ 123 Map 13. Existing Land Use Map ................................................................................................................................................................................. 147 Map 14. Future Land Use Map .................................................................................................................................................................................. 153 Map 15. Map of Sub-Areas in Southfield ................................................................................................................................................................... 171 Map 16. Parks and Recreation Assets Map ............................................................................................................................................................... 173 Map 17. City Centre Trail Map ................................................................................................................................................................................... 177 Map 18. Centrepolis SmartZone Concept Plan .......................................................................................................................................................... 182 Map 19. MUCD-Eligible Areas in Southfield .............................................................................................................................................................. 185 Map 20. Nine Mile Corridor Plan Study Area ............................................................................................................................................................. 186 Map 21. Existing Conditions on Nine Mile Road ........................................................................................................................................................ 188 Map 22. Areas of Concern on Nine Mile Road ........................................................................................................................................................... 188 Map 23. Recommended Improvements on Nine Mile Road ..................................................................................................................................... 189 Map 24. Existing and Proposed Improvements on Nine Mile Road Between Lahser and Greenfield Roads ............................................................ 189 Map 25. New Pedestrian and Bike Pathways Since 2011 .......................................................................................................................................... 201 Map 26. Existing and Proposed Non-Motorized Transportation Plan ....................................................................................................................... 202 Map 27. 2017-2021 Fatal and Serious Crashes .......................................................................................................................................................... 206 Map 28. 2017-2021 Bicycle Crashes .......................................................................................................................................................................... 207 Map 29. 2017-2021 Pedestrian Crashes .................................................................................................................................................................... 208 Map 30. Green Infrastructure Projects ...................................................................................................................................................................... 210 Map 31. Current and Upcoming Transportation Projects ......................................................................................................................................... 228 Map 32. Priority Bus Stop Improvements .................................................................................................................................................................. 232 Map 33. School District Boundaries ........................................................................................................................................................................... 270 Map 34. Zoning Code Map Plan .......................................................................................................................................Error! Bookmark not defined. -14- �- . ,. ,. ,. Tahlc of Figures & Maps Tables Tables Table 1. Public Engagement Feedback from CCAB Visioning Session .......................................................................................................................... 22 Table 2. CDBG Funds Expenditures .............................................................................................................................................................................. 89 Table 3. Responses to Nine Mile Corridor Survey "What Improvements Would Encourage You to Walk and Bike More?" ................................... 187 Table 4. Low-Impact Design Terminology ................................................. ................................................................................................................. 196 Table 5. Benefits of Green Infrastructure .................................................................................................................................................................. 197 Table 6. High Frequency Intersection Crash Rankings ............................................................................................................................................... 205 Table 7. Priority Water Construction Projects ........................................................................................................................................................... 235 Table 8. EV Charging Stations .................................................................................................................................................................................... 237 Table 9. Crime Statistics, 2018-2021 .......................................................................................................................................................................... 264 Table 10. Implementation Plan Table ........................................................................................................................................................................ 273 -15- I �., Executive Summary Planning for Southfield's Future Executive Summary Planning for Southfield's Future Sustainable Southfield 2.0 is the City of Southfield's comprehensive plan for the future. Sometimes referred to as the "Master Plan," this document is used to guide future development, programs, and policies to help make our city match residents' vision for the future. The plan gives guidance to the City Council, departments, agencies, boards and commissions, and staff as they make decisions that impact the public with every new building, street, or program, the question is asked "Does this align with the community's vision?" Overwhelmingly, residents' visionfor the future ofSouthfield is one rooted in resiliency, equity, and collective supportfor one another. Residents want a community where everyone has access to high quality recreation, entertainment and amenities, housing, andjobs - a city where everyone thrives. The Sustainable Southfield 2.0 Plan asked Southfield residents about the challenges they face today and what they want to see change in the next ten to twenty years. Over 1,000 residents participated in the creation of the Plan by providing their feedback through the public survey, at homeowners' association meetings, and at City Council and Planning Commission meetings. After receiving this feedback, over a dozen City departments collaborated to create the draft Plan, which was then distributed for public review. Members of the public, board and commission officials, neighboring cities, and Oakland County all reviewed the Plan over the course of two months and returned their comments to the City, which then shaped the final Plan. From start to finish, it took almost two years to create the final Sustainable Southfield 2.0 Plan. Sustainable Southfield 2.0 combined the public's feedback with information about the existing conditions in the city and upcoming trends to identify the opportunities and challenges that the community will soon face. The Plan covers a wide range of topics - from roads to housing, from schools to workforce development, and from trees to waste management - to try to get a complete picture of the future. Overall, the Plan directs the city toward a resilient future where the community can survive, adapt, and grow no matter the pressures we face - pandemics, climate change, and everything else the next twenty years will bring. In total, Sustainable Southfield 2.0 includes 113 clear objectives for the future to help make progress toward the community's goals. These objectives can all be found in "Chapter 10: Implementation." The Plan also includes innumerable recommendations and insights that will help guide the city forward - these are scattered throughout the document but can generally be found under the "Key Findings" section in each chapter. Chapters 1 and 2 provide a background on Southfield today, while Chapters 3 through 9 address specific topics and Chapter 10 gathers the entire Plan together. We hope you enjoy Sustainable Southfield 2.0! -16- �I �Introduction About the Sustainable Southfield Plan Introduction About the Sustainable Southfield Plan The City of Southfield's former Master Plan, Sustainable Southfield1 a Comprehensive Plan for now and the Future1 was adopted on June 20, 2016. As required by the Michigan Planning Enabling Act, Sustainable Southfield 2.0 will serve as the update to the former Master Plan and guide City Council with recommended policies and guidelines for the next five years (2023-2028). The past five years since the last Master Plan was adopted, we have seen tremendous change in the way we live, work, shop and in many other aspects of our lives. 2020 turned us upside down with the COVID-19 pandemic, natural disasters, a contentious Presidential campaign, and the national light on systemic social injustice and inequities in America. As we learn to be more tolerant of each other and adjust our daily lives because of the pandemic today, we must maintain a focus on the development of Southfield in the future. The Southfield community continues to strive towards being sustainable, adaptive to changing conditions, and becoming a more welcoming, inclusive, and diverse community! -18- �,... - I J J J J J J J �~ Introduction Public Engagement Sununary Public Engagement Summary The City of Southfield launched the public input phase of Sustainable Southfield 2.0 at the Planning Commission meeting held on January 20, 2021. Over the last two years, the City solicited public input through multiple means, including, but not limited to: stakeholder meetings; Planning Commission, Arts Commission, and Southfield City Centre Board meetings; neighborhood groups, homeowner associations, and condominium associations meetings; virtual town hall sessions; online engagement and public survey through a social media platform; and public hearings. Additional public input was solicited via the City website and social media, E-blasts, door knockers, and on-site pop-up boards located at City Hall and other park facilities. In total, over 1,000 people provided feedback on their vision for the future of Southfield. Complete results of the public engagement can be found in the Appendices: Sustainable Southfield 2.0. Planning Commission Kick-Off Meeting The Planning Commission held a public workshop on Wednesday, January 10, 2021, to solicit comments from the Commission as well as the public on the issues they thought important in developing the Master Plan for the next 5 years. The following items were discussed: • • • • • • • Importance of getting input from the public. Using greenspace for green infrastructure and move toward "green" building techniques. Pursuit of "green" initiatives and moving away from seas of asphalt parking. Non-traditional ways of meeting with people to get their input. Staff noted that the city can provide 24/7 access via public input sites on the computer and virtual town hall meetings with Homeowners Associations and Condo Associations. Use of public transit in a pandemic. Electric buses to be put in use. Importance of Public Art and placemaking. -20- �~ ~ ,... ,... ,... ,... ,... "11111111} ,.... ,.. ,.. ,.. ,.. ,.. -- -- ~ Introduction Public Engagement Sununa1") Homeowner Association Meetings A notice was sent to 138 Homeowner (HOA) and Condominium Associations registered in Southfield inviting them to meet with Planning team members to solicit input on the Master Plan update. On March 10 and March 24, 2021, Planning Department staff participated in two separate virtual meetings with two local HOAs: Evergreen Trails and Burgh Pointe. Staff provided an overview of the Master Plan Process, presented issues and trends, encouraged participation in the Master Plan process, and answered questions. In addition, participants were asked if they had any specific issues that they would like the City to address. Evergreen Trails 5 people participated in this session and questions focused on where to go to participate in the online survey. Burgh Pointe 12 people (all HOA Board members) participated in this session. Questions focused on medical marihuana and why it was approved in the City. Most of the participants didn't want marihuana facilities and asked how it could be stopped in the community. The majority (63%) of Southfield voters approved the use of medical marihuana in 2018 by nearly a 2:1 margin. Thus, in 2019, City Council adopted Ordinances #1678 and #1712 regulating the use of medical marihuana. The second most common question regarded local roads in the Berg Road/Civic Center Drive Area. It was the consensus of participants that Berg Road needed significant repairs. Concerns were also expressed on when it might be fixed. CCAB Visioning Session On January 14, 2020, the Southfield City Centre Advisory Board (CCAB) held a visioning session. Board members each contributed at least one idea on various projects, events, and marketing priorities for the upcoming 1-2 fiscal years. Subsequently, each member then voted on top priorities with the following results: -21- 1llli �- - Introduction Public Engagement Summary Table 1. Public Engagement Feedback from CCAB Visioning Session VOTES 14 VISION Enhance gateways 7 Capture Business Community (after 5PM and weekends) 5 Coordinate events between Parks and Rec, LTU, the Library, etc. 5 Evergreen Road Pedestrian Crosswalk 4 Building Manager Meeting Club 4 LTU Flags/Banners on Ten Mile 4 EverCentre Park 3 Eagle Scout Projects 2 Ways to Draw People to Pathways via Activities/Geocaching 2 Branding and Infrastructure 2 Food Truck Locations 2 Survey City Centre 1 Meetup.com/Walking Clubs -----I 1 1 ~ Event Marketing Fireworks and Winter Fireworks 0 Capture Transit Traffic through Signage 0 Connecting to the North via 1-696 Bridge with Art O Bike Events O Capture Young Professionals Online Engagement Public participation is a key element in the formulation of a Master Plan. Busy schedules, waning interests, and the additional challenge of social distancing and quarantine mandates resulting from the COVID-19 pandemic created hurdles regarding the collection of public comment. However, online platforms allowed the community conversations to continue despite these challenges. In addition to the several workshops and homeowners' meetings conducted by the Planning Department, the social media platform, Public Input, was key in providing meaningful interaction with Southfield's residents, business community, students, and visitors. Like the previous Master Plan update which utilized MindMixer as a similar tool, it allowed participants to contribute and interact at their leisure and at times that fit into their busy schedules. -22- �~,.. , .l , .l ,. _l '1l a J ~ l ,._l ,._l Introduction Public En~agcmcnl Sumntat') Question and Topic Formulation The Planning Department created a list of 17 topics which were rolled out over an eight-week period beginning on February 1, 2021. Planning worked with relevant City staff members to devise 3-7 questions per topic, two topics per week. A third bonus topic was added to Week 6 to obtain input on Southfield's Beech Woods Park as it coincided with the Parks and Recreation Department's Beech Woods Park Master Plan process. The Parks and Rec Department used results from the Beech Woods Park topic as part of their Virtual Open House presentation on May 11, 2021. Questions were posed in the following ways, and all results were visible to the respondent after submitting their answers: • Multiple Options: Allowed participants to choose one (or in some cases multiple) responses from a fixed set of options. • Rank Multiple Options: Participants dragged and dropped topics ir. order of personal importance. • Matrix (Likert Scale): Respondents rated questions or topics on a 5- to 7-point scale, ranging from one extreme attitude to another and typically including a moderate or neutral option. Typically, respondents were asked to rate the personal importance or receptiveness relating to various topics. • Open-Ended Comments: Nearly every topic question had an opportunity for respondents to expand upon their answers or provide altogether different answers than were presented. Comments could be added to prior responses and/or thumbs up or down reactions could be made as well. • Interactive Map Response: Areas within the City could be displayed by pin or line by the participant to illustrate comments by location. Helpful Tools • Comment Flagging: Public Input's moderation toolkit would automatically flag expletives within comments and send it to site moderators for review prior to posting. • Engagement Statistics: Periodic summaries of engagement would be emailed to site moderators. Optional Demographic & Locational Questions: Allowed aggregation of zip codes and other helpful Census information and data - optional to participants. • • Mailing List: Each topic gave an opportunity for respondents to add their email to the Master Plan updates list. Planning staff then sent notification emails regarding new topics, changes, or updates to the process or Master Plan informational website in general. -23- �Introduction Public l~ngagemcnt Summar) Tapestry of a Community Art Project Internationally renowned muralist Dr. Hubert Massey was commissioned by the Southfield City Centre and Southfield Public Arts Commission to create nine art panels, in three separate triptychs, to be located along the southbound Northwestern Highway Service Drive pathway of the City Centre Tail, adjacent to Lawrence Technological University (LTU). Two virtual town hall meetings were held (November 2020 and March 2021) to receive community input on the proposed mosaic mural. Through these virtual meetings, attendees shared their thoughts and ultimately contributed to the project's final vision. Dr. Massey's philosophy and approach to this design engaged many stakeholders and representatives of the community to ensure that the final rendering would convey historic, cultural, and future themes of the City of Southfield. Complete results of the meetings can be found in the appendices. The first panel pays respect to the ancestral, traditional, and contemporary lands of the Potawatomi (Bodewadmik) People who were one of the three tribes of Indigenous People and recognized as the "Keepers of the Fire." The Covenanter Church is represented in the second panel; the Covenanters were one of the earliest religious organizations to take direct and firm anti-slavery position. Panel three shows the farm of Mary Thompson (who descended from founding members of the community who were instrumental in the shaping of the City) as well as Red Pole Park. The fourth panel illustrates the Congregation Shaarey Zedek Synagogue, which has been named as one of the top 10 breathtaking places of worship in the United States. Lawrence Technological University is represented in panels five and six through depictions of engineering, architecture, manufacturing, bio-medical engineering, nursing, art, and design. Panel seven shows Southfield's many engineering, automotive, and design and suppliers, as well as the Southfield Town Center. The diversity of the people of Southfield is represented in the various colors of hands in several panels as well as the City's natural features. Panels eight and nine have yet to be completed. The first installations included the help of many community stakeholders and representatives on October 26 and 27, 2021. -24- �,.. ,.. ..,.. ..,.. ..,.. ~ ..,.. ,_. ~ ,._ ,_.. ,_. '1111a '1111a W. '1IIIIJ Introduction Public Engagement Summa1') Participation Results During the 8-week topic period, the Sustainable Southfield 2.0 Public Input platform generated an average of 965 responses and 68 comments by 68 participants per topic (16,406 total responses and 1,150 total comments). It appears there were 581 unique total participants. However, because anonymous participation was permitted (which is proven to improve participation rates and facilitate the candidness of responses), this number may be high if a participant answered both anonymously and with an indicated identity. This is an increase in 95 participants from the 486 individuals who participated in the prior online survey during the 2016 Master Plan update. The platform garnered a total of 2,331 views with an average of 137 views per topic. Most participants indicated a postal code of 48076 (30%). Respondents indicating a postal code within Southfield (48076, 48075, 48033, or 48034) made up 82% of all participants. Only 22. 7% of respondents chose to provide demographic information (which corresponds to Census data) pertaining to age. The highest percentage of respondents were in the 36-45, 56-65, and 66-75 age brackets (20% each) with a smaller rate of participation of younger individuals as compared to the previous Master Plan update. Even fewer respondents (11.4%) chose to provide demographic information (with categories also corresponding to Census data) pertaining to gender. Based on the data provided, the highest percentage of respondents identified as female (64%). Top Themes The top themes that became apparent over the 8-week process were: 1. 2. 3. Walkability and connectivity throughout the City (i.e., closing sidewalk gaps, sidewalk maintenance, bike paths, increased amenities such as pedestrian lighting, etc.) Street and road repair/maintenance Placemaking (favoring such ideas as open air or farmers markets and adaptive reuse of historic buildings) Other recurring comments expressed an appreciation of the Southfield Public Library (and a desire for it to have extended hours), green education, a focus on Northland Shopping Center's history as a possible part ofthe future Northland development, and the desire for additional golf amenities, as well as a splash pad at Beech Woods Recreation Center. Complete results of the Public Input participation engagement period can be found in the Appendices: Sustainable Southfield 2.0. Southfield City Centre District Survey The Planning Department, in cooperation with the City Centre Advisory Board (CCAB), also used the Public Input platform by developing a mini survey to determine communication preferences regarding the City Centre district. Feedback from the Southfield City Centre's residents, corporate entities, tenants, and employees provided insight on how the City can best communicate information and promote activities within the District. -25- 'l llllY �.• , Introduction Public Engagement Summary Over the 10-day response period in November 2021, the survey garnered 1,009 responses, plus 265 comments from 87 participants. The following are highlights collected from the survey: • • • • • • • • • • Monthly or weekly email notifications with an up-to-date event calendar on the CCAB website are preferred means of communication When thinking of the Southfield City Centre, the Southfield Public library, City Hall, LTU, walking paths, and public art are key features More restaurants/retail/entertainment options in the district (to experience after work and on weekends) are desired After work functions are preferable for engagement as a City Centre district employee 2/3 of respondents are unsure if corporate tenants are invested enough in the City Centre's efforts An overwhelming 77% of respondents indicated it is important or very important to engage young professionals or professionals with young families beyond the work week 36% of respondents walk or bike around the City Centre weekly and find the major deterrents to walking and biking around the district being mostly lack of time or long distance to destinations Additional safe and well-lit connected pathways/walkways/bike paths coupled with additional attractions (along the pathways or as a final destination) would encourage more non-motorized transit in the district 96% of respondents have never used the Southfield City Centre Bike Share System, primarily because they own and prefer their own bike and because they were not aware of the system; increasing advertising and awareness would be an improvement to the system About 1/3 of respondents anticipate working fully remotely with about 1/4 working in the office full time (S days per week). Several other commenters noted they were working hybrid or had retired during COVID -26- �--- i,_ -- --.._ ..,... ........ ,.... ,.,..... .,... ,.... ---- -- --,._ .... ...-J Introduction Public Engagement Summar) Survey for Parks and Recreation An online survey about the city's future was conducted as a part of the recent Southfield Parks and Recreation Master Plan Update and yielded relevant information for the Sustainable Southfield 2.0 Master Plan. The survey was provided electronically on the Parks and Recreation page of the City's Website, as well as at the Open House sessions and at locations throughout the City. The City advertised the survey through the City's webpage, the City's lnstagram, Facebook, Twitter, and Nextdoor accounts, notification to the neighborhoods and homeowners' associations, and email blasts from the City to all the recreation participants that had current email addresses on file with the City. With over 3,800 responses, it is estimated that just shy of 10% of the population was reached in this effort. Community engagement efforts were led by the consulting firm OHM Advisors. An aggressive campaign was implemented not only to raise project awareness, but also to encourage and highlight the importance of public input. Project outreach and updates were relayed to various stakeholder groups via email and social media. Project information was also available via the City website and social media, E-blasts, door knockers, and on-site pop-up boards located at City Hall and Beech Woods. In addition to virtual and in-person open houses and scheduled focus groups, online surveys focusing on the overall Parks and Recreation Master Plan, as well as Beech Woods Park specifically, were created and posted to the Public Input social media platform. Additionally, Week 6 of the Sustainable Southfield 2.0 Public Input survey pertaining to Healthy Living also touched on noteworthy points relating to City parks and recreational activities and programming. -27- �,. Introduction Visions Visions Sustainable Southfield Visions Develop a partnership between Southfield residents and the Southfield Police Department with the purpose of involving both parties to create solutions that address the issues that impact the local community. Protect the community by using a customer approach to delivering services for residents and other police officers. 2: Families 4: Recreation 5: Entertainment The Southfield community and police can identify, prioritize, and focus on crime prevention with both parties actively involved and working together to achieve their desired outcome, focusing on prevention, problem solving, and partnership. The prevention and reduction of crime is done by creating helpful initiatives that are based on problems the community believes are affecting it. The partnership between the community and police is vital because residents can identify problems that need to be addressed, from which the police can focus on solutions to those problems. Through this partnership, the police gain trust and confidence from the community and both parties are involved in the issues that impact their shared community. Provide events, facilities, and services that appeal to families (i.e., movies, theaters, splash pads, etc.) and people of all ages. Continuously look for new ways to improve schools through fresh and innovative ideas balanced with continuity and steadiness, mixing the old with the new. By educating youth and preparing them to become the next generation of innovators, protectors, and community stewards, school districts would build leaders who are not just visionaries, but who know how to continually raise standards, implement changes, and inspire changed behavior to achieve continuous success. Provide a comprehensive recreation network with a wide range of amenities, including a variety of sports venues and programs. Increase walkability through the development of park pathways and trails. Attract and retain young families, professionals, and older adults with quality restaurants, entertainment, housing, and recreational facilities. -28- �.,. .,. ,.. ,. ,.. ,.. ,. ,__ lntr<,duction Vi~ions Sustainable Southfield Visions 6: Housing Offer a variety of housing, mixed use, higher density, accessory dwelling units, housing for older adults, etc. to meet the needs of everyone within their budget. 7: Aging in Place Provide support services, events, housing, etc., to support older adults with an emphasis on allowing them to age in place. Increase daily physical activity opportunities at the individual, social, and organizational levels. 8: Sustainability Develop an integrated, resilient planning approach to help Southfield address climate change, climate adaptation, and equity through sustainability. 9: Equity Ensure that all people have full and equal access to opportunities that enable them to lead healthy lives. -29- �Chapter 1: Background Art Title: Tapestry of a Community by Dr. Hubert Massey �Chapter l: Background Context Chapter 1: Background Context Location The City of Southfield is located along the southern boundary of Oakland County, situated in southwest Michigan. Southfield shares a southern border with the City of Detroit and is direct neighbors with several smaller municipalities, including Oak Park, Royal Oak, Berkley, Redford Township, Beverly Hills, Franklin, Bingham Farms, and Farmington Hills. Southfield also contains Lathrup Village, an independent city, completely within its borders. Southfield covers approximately 26 square miles, and the main branch of the River Rouge runs through Southfield, although it accounts for very little net area. The city is bounded to the south by Eight Mile Road, western by Inkster Road, and east by Greenfield Road . Southfield's northern border does not follow a single road but lies approximately along Thirteen Mile Road. Map 1. Southfield location -31- �-· Chapter 1: Background Context Indigenous History The modern City of Southfield is located on the ancestral, traditional, and contemporary lands of the Potawatomi (Bodewadmik). The incorporated City of Southfield resides on land ceded in the 1827 Treaty of St. Joseph (see the highlight box to the right) which created the reservations of Tonquish (in Sections 30 and 31 of the township) and Seginsiwin (in Sections 8 and 9 of the township). It is also believed that there was probably an Indian Burial Ground in Section 11 of today's city. The Potawatomi are one of three tribes of Indigenous People who inhabited Michigan after the glaciers receded. The Potawatomi, the Odawa, and the Ojibwa were known as the "Three Fires Confederacy." The Ojibwa were the "Older brother," Keepers of the Faith or Tradition, the Odawa were the "Middle brother," Keepers of Trade, and the Potawatomi were addressed as the "Younger brother" and were recognized as the Keepers of the Fire. European explorers first encountered the three tribes in the 1600s, when the Potawatomi called themselves Neshnabek, meaning "original people." 1 According to Professor Richard Stamps, there are as many as 40 sites of collections of arrowheads and stone tools from the Archaic, Woodland, and Historic Period in what later became Southfield Township. The City of Southfield has a strong history of recognizing cultural diversity, which the City celebrates and honors. On July 30, 2018, the Southfield City Council renamed the federally recognized holiday "Columbus Day" (est. 1937) to "Indigenous Peoples Day" to be celebrated on the second Monday of October. It is the City's intent that Indigenous People's Day shall be used to reflect upon the ongoing struggles of Indigenous people on this land, and to celebrate the thriving culture and value that Indigenous nations add to our City, State, and Nation. About land acknowledgements: Acknowledgment is a simple, powerful way of showing respect and a step toward correcting the stories and practices that erase Indigenous people's history and culture and toward inviting and honoring the truth. For more information visit , ,ttP~ //usJdC.uS/,1dlVC )nd -32- UNITED STATES POTAWATAMIE TREATY �~ lrnpter City Profile Southfield Township, originally known as Ossewa Township, came into existence on July 12, 1830. The Town Hall became City Hall when Southfield was incorporated in April 1958. City officials moved to the present City Hall in 1964, which was built on land purchased at half market value from Mary Thompson, a town founder. Today, Southfield is a community that is as unique and diverse as its residents. One of the City's brand key messages is "A Place for Everyone." It is this belief that our racial and religious diversity is a strength that weaves together the cultural fabric of our community. There truly is "A Place for Everyone" in the City of Southfield where all people, from virtually all walks of life, live peacefully together within our borders. Southfield is an international city bustling with people from a rich array of cultural, racial, ethnic, and religious backgrounds, including large African American, Armenian, Chaldean, Jewish, and Russian populations. "The community's diversity is one of the many reasons my family moved to Southfield," says attorney Veronica Leonard, Southfield's Total Living Commission Chair. "My family and I really enjoy the melting pot effect in Southfield of having people of so many nationalities living happily together. You just don't see that in every community." The City of Southfield truly offers a complete living community, featuring a nationally recognized public-school system, 10 colleges and universities, almost 800 acres of park land, a beautiful public 9-hole executive golf course and numerous other recreational activities, including urban shared-use pathways. Southfield is a progressive and modern city of beautiful homes and golden skyscrapers comprised of more than 77,000 engaged residents. Centrally located in the Detroit metro area, Southfield is not only the Center of It All™ geographically, but also the business center of southeast Michigan as well. Southfield's 27 million square feet of office space and 10,000 plus businesses, including more than 100 "Fortune 500" companies, make it home to a daytime population nearing -33- J: -- Background Conte-xt �--- Chapter 1: Background Context 175,000 (pre-COVID-19 pandemic). Few other metropolitan areas can boast such a beautiful skyline, replete with high-rises located just minutes away from quaint, tree-lined neighborhoods. The City of Southfield's elected officials and administration always keep residents and their needs at the center of the decision-making process with a keen focus on every tax dollar spent. City officials are continually looking for new ways to improve the city's overall quality of life while also refining and enhancing existing community programs and services. The City of Southfield makes great effort to not only maintain clear and open lines of communication, but also to continually improve those channels. As Southfield's demographics have changed, so too has the City's approach to reaching and engaging the community. The City has grown and adapted to meet the new and ever-changing needs of the community through its boards and commissions, public meetings and "town halls," newly relaunched municipal website, and the City's evergrowing social media outreach. City leaders actively engage residents to gather input that is used to help shape policies and programs that reflect the community's vision and requisites. In response to those needs, the City of Southfield has increasingly focused on creating more reflective and inclusive community programming, in addition to a more walkable City Centre business district. Since 2016, more than two dozen new public art pieces have been installed throughout the City. -34- �haptcr 1: Bad<g1·ound RclcYant Adopted Plarn Relevant Adopted Plans The following section provides summaries of all the different existing, adopted plans that influenced the creation of the Sustainable Southfield Master Plan. Sub-area plans are explained in detail under Chapter 7: Sub-Area Plans. 2022 John Grace Revitalization Plan The former John Grace School and Community Center, located at 2130 Indian Street, is being considered for adaptive re-use for affordable senior housing. The City, in cooperation with the Planning Department and Planning Commission, is looking at the feasibility of renovating the historic building, reconfiguring the site, and making public improvements near the subject property. In early 2022, the City began considering rezoning the property as a Residential Unit Development District (RUDD) . The RUDD option amendment to the zoning ordinance was adopted on May 30, 2019, with the aim to spur innovative redevelopment of historic buildings; the John Grace site is one of several that had been designated as possible future RUDD sites within the city. John Grace I ■ John Gral'l' Rl'\it 11 li:.r11tion PIRn Arms, a multifamily development proposal by Lockwood Companies, is now in the preliminary review process and, if approved, would provide 60 affordable housing units in addition to a 0.5-1.0-acre public park and an indoor community space. Seen as a transition from the single-family neighborhoods to the north into the more intensely developed areas along Eight Mile Road and Grand River Avenue to the south, the improvements are likely to activate continued investment from the City, businesses, and neighbors. 2022 Parks and Recreation Master Plan Parks and Recreation Master Plan ,.t =·· Adopted in January of 2022, the Parks and Recreation Master Plan serves as the guide for all open space and recreation facility management in Southfield . The city contains over 780 acres of parkland, special events, and recreational programming, and miles of nature and fitness trails. The Parks and Recreation Master Plan was created to determine the needs and opportunities that exist within the City in consideration of how many people will use recreational amenities, which programs they will participate in, and what type of facilities they want and need. By understanding the existing conditions and past trends, the City can appropriate/anticipate and plan for the community and its future. As a part of the plan, each park was categorized and ranked based on its accessibility to determine areas for improvements. Additionally, school facilities, private facilities, and parks in nearby cities were evaluated -35- - �Chapter 1: Background Relevant Adopted Plans as a part of the effort. These analyses, combined with a review of recreation facilities, programming and amenities, gave the city a clear picture of where parks and rec is headed in the future . 2022 Capital Improvement Plan {CIP) Adopted in April of 2022, the Southfield Capital Improvement Plan (CIP} is the comprehensive document which outlines where and when the city is going to spend money on infrastructure improvements over the next six years. The plan covers all improvements that are major non-recurring expenditures for physical facilities, or recurring expenditures for physical items which cost over $5,000, such as equipment and vehicles or the installation of sewer and water mains. The 2022-23 CIP contains approximately $69,577,310 million in capital projects for Facilities Maintenance, Water & Sewer, and Streets & Highways alone. An additional $14,434,906 million comes from Parks & Recreation, Storm Water Management & Flood Plains, Pedestrian Enhancements, Data Management, and Equipment, for a grand total of $84,012,216 for the 2022-23 Fiscal Year Capital Expenditures. rr•pa,9d b, w.. c,1, o1 So..v-,, rlarulonO D-im.nt .... 11 , m, 2u17 Restated Development Plan and Tax Incremt•nl Financing Plan 2018 SODA Development and Tax Increment Financing {TIF) Plan Adopted in January of 2018, the Southfield Downtown Development Authority's (SODA) Downtown and Tax Increment Financing (TIF} Plan is the guide for expenditures made by the DOA over the next 26 years. The SODA is a government agency that captures tax revenue from certain areas of the city (mostly the southeast corner of the city by Northland Center) and spends that money on projects that have a direct economic benefit for the city- street beautification, parking improvements, vacant site redevelopment, assistance for interested redevelopers, and more. The SDDA's planned redevelopment of key vacant sites, such as Northland, is particularly important for the Economic development component of Sustainable Southfield. 2017 COSA Senior Needs Assessment In 2016, the Southfield Commission on Senior Adults (COSA} launched a Senior Needs Assessment as a part of the City's push to obtain AARP's "Age-Friendly City" designation. The assessment found that the three main challenges facing older adults were lack of awareness of available support programs, inadequate public transportation, and lack of affordable housing options. COSA then incorporated these findings into its -36- �Chapter 1: Background Relevant Adopted Plans application, and the city was awarded the Age-Friendly City designation in 2017. Although the designation expires in 2022, the issues contained within the initial evaluation remain relevant to Southfield today, and COSA is working to renew the city's status this upcoming year. 2016 Southfield City Centre Vision Plan Adopted in November of 2016, the Southfield City Centre Vision Plan is the guide for creating a pedestrian-friendly mixed-use development in the site at the heart of the Southfield City Centre district to help attract and retain professionals, to create and maintain a "sense of place," and to spur economic development. The City Centre site is located directly across Evergreen Road from the municipal campus, just south of the Upper Evergreen neighborhood. The plan is intended to set the vision for the development of the site by identifying market potential, providing a set of design guidelines and imperatives for development, and offering an illustrative vision of the site's full potential. SOUTHFIELD CITY CENTRE VISION & REDEVELOPMENT Pl.4N .,.,._._..e,rycenni Retail Mar1<e1 Analysis 2016 Southfield City Centre Retail Market Analysis Adopted in April of 2016, the Southfield City Centre Retail Market Analysis works in tandem with the City Centre Vision Plan. The Retail Market Analysis details which business types would be appropriate for the site and how capable the city would be of supporting such businesses-long term. Additionally, the analysis evaluates the impacts that different businesses would have on the local economy as a whole. This study finds that the proposed Southfield City Centre can support up to 183,700 square feet of additional retail and restaurant development, generating as much as $52.7 million in new sales. By 2021, a small but steady growth in the residential base and increases in household income will grow the trade area's retail demand, potentially reaching $58.5 million in consumer expenditure. ValleYWi 2014 Valley Woods Senior Campus Adopted in May of 2015, the Valley Woods Senior Campus Plan is a neighborhood plan that lays out the plan for a senior-friendly neighborhood near the intersection of Civic Center Drive and Telegraph Road. Since 1988, the City of -37- So1ttl1licl<I. ADO �Chapter l: Background Rcle\'ant Adopted Plans Southfield and the Southfield Nonprofit Housing Corporation have been buying parcels of land to the north of Civic Center Drive and west of Berg Road (immediately north of the McDonnell Tower and River Park Place Apartment complexes) for the purpose of establishing such a senior campus. The Valley Woods Plan includes several senior apartment buildings, a park, nature trails, and a wetland restoration project. Much of the Plan has now been successfully implemented, and it continues to be an important basis for informing Sustainable Southfield. 2012 Non-Motorized Pathway & Public Transit Plan Adopted in March of 2012, the Southfield Non-Motorized Pathway & Public Transit Plan describes the plan for a "multi-modal" transportation system (vehicles, pedestrian, bicyclist, and public transit) that provides access for those citizens unable or unwilling to drive, such as older adults, children, and those who do not have access to a car. One goal of the plan is to provide a high-quality system that provides safe and efficient access to all areas of the community for a wide variety of users, such as drivers, pedestrians, bicyclists, and public transit riders. Since 2012, a large portion of the plan has been implemented, but it remains an important guide for the public infrastructure portion of Sustainable Southfield. ,. so1.11~ ~ ,,cE"'1RE 91 ed ,no 1tans1t sub-~tea , soutnfte\d cit-I cenu• 1"1on-1Ao\Ot\1 "' . ,' '! -- ., • 4tti' ------- I Non-Motorized Pathway & Public Transit Plan Adopted March 19, 20U City ot Southfield. Mic:h111an -38- ��Chapter 1: Background Population and Demographic Trends Population and Demographic Trends Current Conditions Understanding demographic changes over time helps provide a better picture of what the future may hold for a community. Analyzing past and present demographic, social, and economic data may help Southfield anticipate future land use patterns and community needs. This Master Plan uses a wide range of community data as a foundation to provide guidance for both land use and development decisions. The following chapters use the most current information available, including the 2020 US Census of Population and Housing, 2019 Population Estimates, the SEMCOG 2045 Regional Development Forecast, and other local and regional information (from SEMCOG) to reflect current conditions and trends more accurately. Population Trends In 1950, Southfield Township had approximately 18,500 residents and comprised 36 square miles, containing land that is now the Cities of Southfield and Lathrup Village and the Villages of Bingham Farms, Franklin, and Beverly Hills. Between 1950 and 1960, the cities and villages in the township began incorporating during a period of rapid growth. In 1958, at the time of Southfield's incorporation, the City had approximately 29,000 residents. As a first ring suburb of Detroit, the City of Southfield experienced major growth during the auto-dominated 1960's and, by 1970, the City had grown to nearly 70,000. Southfield's population reached more than 75,000 by 1980, but growth was already slowing considerably. As of July 2021, the City of Southfield had an estimated 76,810 residents, according to the Southeastern Michigan Council of Governments (SEMCOG). This figure is up 7% from the population reported by the US Census Bureau for the year 2010 (71,739). The recently released 2045 Forecast for Southeast Michigan by SEMCOG predicts that the population will increase only slightly over the next 25 years. SEMCOG forecasts that the population will increase to approximately 83,816 by 2045, an overall increase of 9.1% from the 2021 population estimate . 2 Figure 1. Southfield Population from 1960 to 2020 and Future Projection C .2 80.000 60 .000 0000 0000 0-----...----.---------■ Oecc11ni.1C Source : SEMCOG -40- i■ SEMCOG 204S f"OltUSI �Chapter 1: Hackgrmmd Population and Demographic Trends Households The US Census Bureau defines a household as all persons inhabiting a housing unit. Households can include one or more families or one or more unrelated persons who share living quarters. The greatest change to average household size occurred between 1970 and 1980. Southfield's number of households is forecasted to remain mostly unchanged which is consistent with its population pattern. Between 2020 and 2045, the average household size is forecasted to increase from 2.28 to 2.30 persons per household. 3 Age The age distribution of the City's residents has been slowly changing. However, it's the aging of the baby-boomer generation that most significantly impacts the community's age distribution over time. This effect is seen by sharp increases in the 65+ age bracket as the baby boomer generation advances in age . However, the 25-64 population remains stable, indicating a possible influx in residents maintaining the age group of residents within the working class. Southfield already has a higher proportion of residents in the 65+ age group than Oakland County, metro Detroit (Macomb, Oakland, and Wayne Counties), and the State of Michigan. This number will only increase with time, and this must be noted as this age bracket generally requires costly public services. As this growth occurs, the City must adapt to meet their changing needs by exploring age-friendly housing options, increased recreational programs for older adults, improved public transportation options, and improvements in walkability to allow residents to age in place . "" ins of ~~s In April 2015, the American Association of Retired Persons (AARP) launched their Livability Index, a new online tool designed to help communities' better serve the nation's aging population. To create the index, the AARP Public Policy Institute surveyed 4,500 Americans 50 and older to determine the aspects of community and Community ---41- Support$ Rupect and Sod~l lnchn1on lfAllNMOllf e .U .•IRIIAi' ..... ~10----,.c.Mat:tUlfil'lflllllMIIC1 -.... - �rChapter 1: Background Population and Demographic Trends most important to them. AARP then developed several categories around those results: housing, neighborhood, transportation, environment, health, engagement, and opportunity. 4 The Livability Index score rates the overall livability of a selected neighborhood, city, county, or state on a scale from Oto 100. It is based on the average score of seven livability categories-housing, neighborhood, transportation, environment, health, engagement, and opportunity-which also range from Oto 100. AARP scores communities by comparing them to one another, so the average community gets a score of 50, while above-average communities score higher and below-average communities score lower. In 2015, Southfield's score was 49, just below the median. In 2018, Southfield's score rose to 53, above the national average, however, it has decreased slightly to 49 in 2022. Race In 2000, Southfield had a racial mix consisting of over½ of the total population being Black (54.3%), just less than ½ being white {38.9%), and the remainder being made up of other ethnicities (6.8%). Between 2000 and 2010, the number of white residents declined by 12,555 or 41%, according to the US Census Bureau. During the same period, the black population increased by about 8,000. This shift, which was a continuation of the trend from the 1990 Census, has resulted in the City's once minority black population now comprising nearly 70% of all Southfield residents. This trend is consistent with other communities across the Detroit metro area, as the suburbs of Detroit gained nearly twice as many black residents between 1990 and 2010 than any other racial or ethnic group. Between 2010 and 2019, there has been a slight decrease in white residents (6.7%), but all other numbers remain relatively consistent. Southfield continues to have one of the highest concentrations of black residents in the metro area. 5 Figure 2. Southfield Income Distribution {2019} $200 ,000 or more $150 000 to $199,999 $125,000 to S149 999 $100 ,000 to S124 999 $75 000 to $99 999 $60 000 to $74 999 $50 000 to $59,999 $45 .000 to $49,999 $40,000 to $44 999 $35,000 to $39,999 Income $30 000 to $34 999 $25 000 to $29 999 Southfield's residents are primarily middle-class. In constant dollars, the median household income increased only slightly by approximately 6% over the past two decades to $55,705. Southfield has a lower median household income than the Detroit metro area (12% lower), a trend that began in 2000 and has continued. Incomes in Southfield are approximately 30.1% lower than in Oakland County ($79,698). However, Oakland County ranks the highest in median household income statewide, followed closely by Livingston County. $20 000 to $24,999 $15,000 to $19 999 $10,000 to $14,999 Less than 5 10,000 ~000 3,000 2.000 Source: SEMCOG, 2019 -42- 1 000 0 �Chapter 1: Background Population and Demographic Trends Poverty has decreased in Southfield during the past five years, as well as in Oakland County, but increased for Metro Detroit as a whole. 6 Figure 3. Breakdown of Taxable Value {2021-2022) Tax Base Based on the adopted 2021-2022 City of Southfield Municipal Budget Executive Summary, property taxes represent 66% of General Fund Revenues. Projected taxable value, excluding capture districts (Local Development Finance Authority aka LDFA, DOA, SmartZone, Brownfield Redevelopment Authority, and Renaissance Zone), is $2,606,715,860, which represents a 1.36% increase over the 2020-21 projection. The taxable value of Commercial, Residential, Personal, and Industrial properties contributes to the City's revenue from property taxes. As seen in Figure 4, the taxable value of Commercial properties results in generating the most revenue to the City at 45% with Residential properties generating the second most at 41%. Industrial, $54,292, 1% Persona-.:l'~ - - $651,508, 12% Commercial, $2,443,156, 45% Residential, $2,280,279, 42% Source: Southfield Assessors Department Figure 4. Southfield Educational Attainment {2010 vs 2019} Education 35 A snapshot of the educational characteristics of a community is important because education levels are strongly related to economic success, particularly as Michigan and metropolitan Detroit transition from a manufacturing economy to one that is largely knowledge-based. Concentrations of educated residents attract and sustain jobs and tend to provide governments with a higher tax base. Based on 2019 data, the educational attainment of Southfield's adults is slightly higher than that of the metro area but notably lower than Oakland County, as seen in Figure 4. 92% of Southfield adults 25 years old or older have at least a high school diploma, compared to 98% in the County and 92% in the metro area. 55% of Southfield residents have a college degree, compared to 41% in the metro area and 55% in the County. 7 If Southfield can be proactive in enticing students with college degrees to remain in the City after graduation, it will see its share of high school- and college-educated residents rise, ultimately helping to preserve and strengthen its healthy economy. -43- 30 25 20 15 .'\r. ~'1~ 'N- ~~'\, ■ AC.S 2010 Source: SEMCOG, 2010, 2019 ~ ■ ACS2O19 ��Chapter 2: Key Recent Changes and Trends Local Changes Since 2016 Chapter 2: Key Recent Changes and Trends Local Changes Since 2016 Zoning Innovations PLACEMAKING AND THE ART OF MIXED USE BY SHAMIM AHMADZADEGAN Southfield has a history of innovation in zoning, especially for suburban communities located in South-East Michigan. When many other suburban communities where limiting heights of buildings to 2 or 3 stories, Southfield allowed unlimited height (provided yard requirements are satisfied) in the City Centre and created the forerunner to mixed-use zoning in its RC, Regional Center, RS, Regional Shopping, and ERO, Educational Research-Office, districts. Over the past 5 years, the City has implemented even more zoning innovations, summarized below. "In my work as a mixed-use practitioner, I'm constantly aware of the importance of the public realm in making great cities that are layered with experience. I'm talking about the plazas, courtyards, passageways, sidewalks, and parks - the in-between spaces that serve as the connective fabric weaving together the threads of a city and its people. To me, these interstitial spaces are where a city's soul lives and where social interactions reside. RUDD During research for the Gensler Experience lndex 5M, we discovered that a sense of place adds significantly to a great experience. When we work with clients on new developments, we focus on characteristics that are rooted to the place they're in. We've found that this adds authenticity and allows visitors to feel connected to where they are. Ultimately, mixed-use projects are all about porosity and connectivity, from the connection to public transportation, to different parts of the city, to all of the components in between. In May 2019, the City added the RUDD, Residential Unit Development District, to encourage and allow adaptive reuse of former school sites and grounds. The RUDD is intended to encourage the adaptive reuse and preservation of former school buildings and sites, foster green infrastructure and natural resource conservation, encourage innovation in land use planning, and provide enhanced housing, employment, traffic circulation and recreational opportunities for the residents of Southfield. ODD In April 2013, the City added the ODD, Overlay Development District (Ordinance No. 1603). The purpose of the ODD is to encourage development of those parcels of land which, because of their size, location along higher density adjoining uses, or their unique environmental features, require a more flexible development scheme . The ODD fosters creative development design, or preserve desirable natural features, significant historical landmarks and architectural features. The ODD modifies the Gensler's research examines this overlooked aspect of city-making. We identified six elements - nature, community, human scale, culture, connectivity, and art that can be blended into developments to create places with spirit and energy. When applied effectively, these elements can unlock project potential, generate higher revenues, and create more soulful spaces and, ultimately, more soulful cities." (Source: Gensler Research, Dialogue Issue 32, Dec 2021). -45- �Chapter :.e: Key Recent Changes and Trends Local Changes Since 2016 traditional form of zoning and permits variety in design, site configuration, setbacks, layout, use, and encourages efficiency in use of land and natural resources, while ensuring compatibility with surrounding land uses. In return for greater flexibility in site design requirements, ODD projects are expected to deliver exceptional quality community designs that provide above-average pedestrian amenities, incorporate creative design in the layout of buildings, and focus on pedestrian space and circulation, incorporate public art, assure compatibility with surrounding land uses and neighborhood character, and provide greater efficiency in the layout and provision of roads, utilities, and other infrastructure. Finally, ODD projects authorized under the ordinance shall provide a better and more desirable living and physical environment than what would be possible under the zoning regulations that apply to the development or traditional zoning district, while implementing the policies and objectives of the Master Plan. The ODD has been updated in 2015 (Ordinance No. 1640), 2017 (Ordinance No. 1676 and 1678), and 2021 (Ordinance No. 1738). Green Infrastructure Ordinance In June of 2017, the Southfield City Council approved a series of amendments to city Zoning that added provisions for green infrastructure. The text amendments are spread across different articles of the Zoning Ordinance and address regulations for green infrastructure and low impact development methods, as well as revise storm water management, landscape and parking standards, conditions, and general requirements. The amendments are designed to promote the use of green infrastructure and ensure the health, safety, and welfare of the community. Southfield Arts Commission The City established the Southfield Arts Commission (Ordinance No. 1630) in November 2014 to promote the public welfare and to serve the public interest, convenience, and enjoyment through the promotion of the arts in the City of Southfield . A secondary benefit was to have art function as part of placemaking to help attract and retain professionals. In April 2016, Southfield created the Public Art requirement to encourage the placement of art in the public view as part of new developments and major redevelopments. The Public Arts Commission recognizes that public art creates a unique sense of place and distinction, enjoyment, and pride for all citizens, businesses, and visitors. The goal of the Public Arts Commission is to create a stimulating environment that reflects and enhances the City's heritage, diversity and character through public artworks, integrated architecture, infrastructure, and landscape of Southfield. -46- �haph.'r 2: Key Recent Changes and Trends Regional and National Trends Regional and National Trends Pandemic Impacts Figure 5. Covid Deaths per 10,000 People Over 65 Years Old in Michigan {2021) Participation Technology In the earliest days of the pandemic when the U.S. was in full lockdown, many placemaking organizations like parks groups, libraries, and arts organizations turned to digital tools to continue reaching their communities. Webinars, virtual tours, downloadable scavenger hunts, and online public meetings exploded in popularity. There is a new focus on ensuring equity in new mobility technologies. We need to examine how governments can use better technology frameworks and public-private partnerships to put communities in the driver seat. However, digital technologies also open communities to more risk - risk of biased feedback, risk of ransomware attacks, risk of data loss, and risk of unintentional exclusion of segments of the population. As the City moves forward with digital engagement, all of these possibilities must be considered and mitigated in advance. Health Equity and Access 8 7 6 5 4 Bl 3 ■ VVh 2 1 0 No. of Comorbldities Sex Source : Parpia, Alyssa S., (2021, February 26), Racial disparities in COVID-19 mortality across Michigan, United States Figure 6. Covid Deaths per 10,000 People Under 65 Years Old in Michigan {2021) By June 2020, State of Michigan data showed that 31% of COVID-19 cases and 40% of COVID-19 deaths were among African Americans, even though this group represents about 14% of the state's population. By December 2020, the percentage of COVID-19 deaths among African Americans dropped to 26%. However, African Americans still had the highest mortality rate for COVID-19 at 221 deaths per 100,000, compared to white Michiganders, which had the second highest rate of 112 deaths per 100,000.8 By 2021, it became apparent that the pandemic was continuing to have a disproportionate impact on Black communities, as shown in Figure 5 and Figure 6. As a majority Black city, these impacts have hit particularly close to home for Southfield residents. 350 300 250 200 150 100 50 0 u11olel' No. of Comorbidities Femal Sex Source : Parpia, Alyssa S., (2021, February 26), Racial disparities in COVID -19 mortalitv across Michigan . United States -47- �Chapter 2: Key Recent Changes and Trends Regional and National Trends Street Adaptation One response to the lack of sufficient and safe public space in many cities during the pandemic was to open up streets to uses other than moving and storing cars. From open streets to street dining to more innovative approaches like Oakland's "Essential Places" program, these experiments shattered many long-standing assumptions about how street space must be allocated. One big question over a year later is whether these lighter, quicker, cheaper experiments have any staying power. The Dutch mobility firm Mobycon, introduced their "Mobility Doughnut" tool (shown right) during a breakout session at Walk/Bike/Places conference in 2021. Their tool is inspired by the economist Kate Raworth's idea of the "Doughnut Economy," which argues that rather than aiming for maximum economic growth, government policy should strive for an economy that hits a sweet spot between meeting the basic needs of every person and living within our ecological ceiling, avoiding activities that harm the planet. Likewise, the Mobility Doughnut aims to measure mobility in a way that prioritizes offering more ways to move to people who have the fewest options and promoting transportation modes that are environmentally friendly. 9 Justice, Advocacy, and Policy The pandemic magnified many of the inequities of American cities, from access to high-quality green space to traffic violence to unemployment to housing precarity, while other injustices like police violence continued almost unabated. Meanwhile, the "solutions" that cities implemented in response to the pandemic often followed these same lines of inequity as well. At the height of nationwide protests for racial justice last summer, this led some prominent Black place-makers, activists, and equity practitioners to challenge urbanists to question why they did not consider anti-Black racism as part of their professional scope, and whether quick-build urbanism can ever be equitable in the absence of long-term investment and relationship-building in marginalized communities, among other critiques. Much can be learned from the Virginia Walkable Action Institute (VWAI), which has connected justice to policy over the past year of the pandemic. The Institute is an experiential learning collaborative that brings together national and international experts with regional teams to tackle issues of transportation justice and health equity in public space. From web conferences to drones to socially distant site visits, the VWAI model was used to adapt to a year of global pandemic and civic unrest. 10 -48- �Chapter 2: Kc) Recent Changes and Trends Regional and National Trends Creative Programing As lockdowns have loosened, many placemaking organizations have found new ways to lead events and community engagement efforts safely. For example, public libraries have adapted remarkably during the pandemic to continue providing access to books, media, programming, and services. Librarians can be some of the best partners for placemakers and active transportation advocates, whether it's about developing and cross-promoting programming, working together to transform the built environment, or advocating for more walkable, bikeable, and healthy communities. Economic Opportunity One of the many lasting impacts of the pandemic is the recession it has unleashed. Not only did unemployment hit over 14% at the height of the pandemic, but more specific challenges, such as declining women's workforce participation and changes to commercial real estate may have long-lived repercussions on the way our economy works. In this context, placemaking has an important role to play. If downtowns (and commercial districts in Southfield like the City Centre and ODA) must adapt to fewer in-person offices, and neighborhoods become where people spend most of their day, municipalities and communities must adapt both places to a changing set of needs and pressures. In national studies focused on economic opportunity, three exciting recent projects showcase a range of ways that place-makers are pitching in: 1) the state of "pocket patios" along commercial corridors in Austin, Texas, 2) the new vision for Union Square in New York City, which would expand public open space by 33% and radically improve pedestrian safety on adjacent streets, and 3) the conversions of two brownfield sites, an auto repair shop and a gas station, into a restaurant and food system collaborative-all using placemaking and active transportation principles. Creative interventions like these that help small businesses adapt and become more than the sum of their parts through placemaking will only become more important as we grapple with an ongoing recession and an evolving economy. 11 -49- �Chapter 2: Key Recent Change~ and Trends Regional and National Trend~ Retail Relocations FIVE KEV EMERGING RETAIL TRENDS TO WATCH IN 2022 AND BEYOND BY CRAIG PATTERSON As we look ahead to a post-pandemic future, there's one market segment that's currently ripe for redevelopment and transformation: the traditional retail mall. With the massive transformation of real estate spurred by the pandemic, retail centers will emerge as one of the most valuable asset classes in a post-pandemic landscape, as building owners, investors, and developers look to reposition these aging, vacant, or underutilized properties - converting them into vibrant, mixed-use developments that will unlock latent value and meet consumers' rapidly changing demands. CBRE (the world's largest commercial real estate services and investment firm) research predicts up to a 20% reduction in total U.S. retail real estate inventory by 2025, which will be largely triggered by large-scale adaptive reuse and conversion, particularly among malls that have been the most impacted by declining categories such as department stores and apparel. According to CBRE, "Malls will require a strategic evaluation of the highest and best use of the underlying land and demand drivers for adaptive reuse and conversion." The City sees a triple bottom line - with environmental, social, and economic benefits - in transforming existing retail centers into multi-use environments. First, the environmental benefits are clear: In the U.S., the building industry accounts for 49% of total energy consumption. One of the crucial ways to reduce carbon impact is to reuse existing building stock and thereby limit embodied carbon - the CO2 emissions associated with a building's creation. The low-rise nature of these centers also makes them perfect candidates for net-zero energy systems. Low window-wall ratio and large expanses of roof can make for an ideal canvas for energy savings and production. The "1) Customers value inclusivity and sustainability: To be seen as valuing employees and being sustainable, it's not enough for retailers to put an "our people are our top priority" or "we're green" label on their websites. Consumers are increasingly concerned about social justice and climate change, and they're willing to change their loyalties to brands that are more in sync with their values. They want to see retailers take meaningful steps such as protecting mental health, hiring diverse employees, carbon labelling, comprehensive recycling, sourcing products ethically and fairly. 2) Adding value in the supply chain: Retailers depend on supply chains, and technology offers several ways to add greater value. While some innovations still seem futuristic, like using drones or autonomous robots for last-mile delivery, automation is clearly here to stay. Sobeys uses automated warehouse processes to power their successful Voila delivery service. 3) Omnichannel transforms every stage of the retail experience: Why is it so important for retailers to build their omnichannel abilities? Omnichannel lets retailers meet consumer needs along every possible channel - in-store, online, or a mix of the two. Research shows a strong link between opening physical stores and increased traffic to online stores. In addition, as shoppers embrace shopping on social platforms such as Facebook and lnstagram, retailers can use omnichannel to reach new markets. 4) Engaging customers with experiential retail: Another important trend that's linked to omnichannel is experiential retail. With stores open again, consumers don't just want to shop, they want an engaging, personalized experience. As customers travel through a store, omnichannel lets them use their smartphones to access product information, sign up for exclusive events, even order customized products for speedy delivery. 5) Technology helps staff deliver the competitive edge: Experiential retail also highlights the ways that staff are a key competitive advantage. Whether customers are shopping in person or online, interactions with skilled and knowledgeable staff are essential. With technology, retail staff can access optimized data to deliver more personalized experiences." (Source: September 6, 2021, Retail Insider) -50- �Chapter 2: Key Recent Changes and Trends Regional and National Trends economic benefits are also self-evident: In addition to curbing emissions, repositioning existing structures can reduce energy consumption and curb construction and demolition waste, leading to large financial savings. And then there are the cultural and social benefits of adaptive reuse. In suburban areas, former malls have an opportunity to provide an alternate to the cen t ral business district, providing flexible workspace environments much closer to our homes. At the height of its potential, a retail center can transform into a town center, providing cultural, civic, or other diverse entities that may be missing. In urban environments, many large, single-use assets provide unique opportunities to invigorate historic icons for the next generation.12 Missing Middle Housing "Missing Middle Housing" is a term that encompasses all the housing types that residents want to live in but do not currently exist in a community, usually because they are not provided for the zoning ordinance and/or master plan . Common missing middle housing types in older Michigan communities, which typically have a high number of single-family homes, include duplexes, fourplexes, cottage courts, second-floor apartments above commercial businesses, and multiplexes. These types of housing are generally compatible with the character of existing single-family residential neighborhoods and can work to support walkability, provide locally serving retail, and improve access to public transportation options. They can also provide a range of affordability to address the discrepancy between the cost of available housing stock and the prices people can afford . As such, many municipalities are filling in the missing middle portions of their zoning codes by creating new residential or mixed-use zoning districts that provide for one or more of these missing middle types by-right. 13 Elimination of Single-Family Exclusive Zone California recently eliminated exclusive single-family zoning with the passing of "the California Housing Opportunity and More Efficiency (HOME) Act, which "facilitates the process for homeowners to build a duplex or split their current residential lot, expanding housing options for people of all incomes that will create more opportunities for homeowners to add units on their existing properties." 14 Accessory Dwelling Units Accessory dwelling units (ADUs), also known as granny flats, mother-in-law apartments, or carriage houses, are housing units that are constructed on the same parcel as an existing primary residence, such as a single-family home. ADUs might be in an accessory building, such as a converted garage or new construction, or attached to the primary residence, such as a converted living space, attached garage, or an addition. At the height of the suburbanization, communities favored low-density development defined -51- �Chapter 2: Key Recent Changes and Trends Regional and National Trends by large-lot single-family homes and ADUs, that were once a common amenity, were excluded from zoning codes. However, growing demand for affordable housing, combined with limited land, has led to changing attitudes about the use and development of ADUs. Municipalities have consistently found that ADUs are a cheap, easy way to increase the number of housing options while also meeting the needs of older adults, empty-nesters, and young working professionals, many of whom are priced out of traditional homeownership. They also provide rental income for homeowners, giving people a way to "cash in" on the equity of their home without having to sell it. AD Us are also one of the most affordable options for both individuals and cities (if offered financial assistance) because they are often simple conversions, do not require the purchase of new land, and are on lots that are already services by utilities. 15 Tiny Homes Tiny homes are related to ADUs but may or may not be an ADU themselves. Tiny homes are houses that are 600 square feet or less, although some are as small as 250 square feet. They can occupy a lot all by themselves or be on a lot with an existing home (which would make them an ADU), and they may be connected to municipal energy and water or be off-the-grid. Tiny homes are made out a variety of materials - wood, metal panels, former shipping containers - and are often movable by trailer hitch, although some are permanent fixtures. Remote Office Work The COVID-19 pandemic and State of Michigan mandates changed the office work environment overnight in March 2020. In May of 2021, employers are now contemplating bringing employees back, albeit slowly, to the workforce for in-person work because the State of Michigan and the CDC will no longer need to require remote work for most employee's due to higher levels of those getting the COVID19 vaccines. Further, companies are responding to employee concerns and comments regarding hybrid "3-2-r work schedules (in office and work from home options) that allow for a greater work-life balance. The 3-2-2 schedule balance traditional and remote work, where employees work for three days in office, two days remote, and two days off. Employers are also embracing digital nomads: a person who earns a living working online in various locations of their choosing (rather than a fixed business location). FROM SHE-SESSION TO SHE-RECOVERY: RISING FROM THE PANDEMIC KIM LESSLEY "From the start of the global pandemic, it was apparent that the economic fallout affected women more than men. It was initially dubbed the 'shecession' because so many aspects of the economic crisis fell disproportionately on women. Women had higher job losses, lower wages, and increased responsibilities juggling careers with children's education. During the so-called 'she-cession', all of the responsibilities from three normally separate areas of our lives - workplace, home, and school converged within our own four walls, and it was a struggle for many. The global pandemic touched all of our lives in different ways. For some, it's an ongoing inconvenience. For others, it was a life-changing shift that has set their lives on a new course. While many women are embarking on new entrepreneurial ventures, others are considering re-entering the corporate world. As we move forward with the 'she-covery', businesses need to step up to support current and future employees and their families to create a better employee experience." (SAP, July 29, 2021) -52- �Chapter 2: Kt•y Recent Changes and Trends Regional and National Trends Hotels and Short-Term Rentals The hospitality industry is changing faster than ever. Today's travelers have a myriad of options for accommodations; besides traditional hotels, they can choose between vacation rentals, hostels, serviced apartments, treehouses, and even underwater hotels. As people travel more frequently and for longer durations - and as platforms like Airbnb allow any accommodation provider to reach a large audience online - the characteristics of accommodations themselves are changing. In addition to forward-thinking hotel tech, we're seeing changes to the workforce and work culture, shifting guest preferences, and an increased focus on eco-friendliness. A focus on environmental sustainability isn't new, but the degree to which guests expect (and prefer) eco-friendly products and services is. Simply suggesting that guests reuse towels for an extra day isn't enough; today's traveler wants to stay at hotels that have integrated green practices in all aspects of their business. From physical changes to hotel buildings, like the addition of solar panels, to menus with more vegetarian and vegan choices, it's evident that these environmentally friendly trends are here to stay. Also, travelers are seeking new experiences, whether through wellness, outdoor activities, gastronomy, or a specific interest like sports or music. They're traveling solo, with a group, or on business, and they might learn about a destination or travel brand via social media, rather than traditional marketing channels. Today's traveler has an open mind, choosing funky motels or glamping over standard hotels and even visiting emerging destinations before they've popped up on the tourism radar. Based on these trends, it will be a lot less "big box" and a lot more "out of the box." Hotel design trends show a focus on art, community, and uniqueness. Guests crave design that echoes the destination's character, whether with local art or the architecture itself. In some hotels, the space itself is what drives uniqueness, with creative lobby ideas or public areas that showcase nature. 16 Other trends in the hotel industry include: • • • Hotel loan default rates continue to increase, and many hotels will be sold not as an ongoing business but for the value of the real estate Developers are not building new hotels and won't be for the foreseeable future Some hotels will not survive post-pandemic, and many may be targeted for apartment redevelopment projects -53- �......... Chapter 2: Key R~ccnt Changes and Trends Re~ional and National Trends New Industrial Businesses While other industries are seeing major disruptions, the industrial sector has been growing since the onset of the pandemic. Although industrial facilities have seen recent supply chain disruptions, the following trends persist: • • • • Self-storage is red hot; rents, valuations soar as sector keeps growing The industrial sector is booming due to the demand for logistics and distribution; vacancy rates are very low, and developers are scrambling to find good sites (developers are trying to find any sites with industrial zoning or sites that can be rezoned to industrial) Amazon fulfillment centers are selling for huge prices on the investment market Logistics is still the hottest category of industrial real estate 17 . ~z ·s~~i~i~\,~,sri:4~1ffi~·1d/ ~1?,·~; :?~~-~ . t \._r~;-~-~-; _...,.~-<t:·.1;.,.:·-·:-~•\ti, ◄. "(~~J,.~ -54- �Chapter 2: Key Recent Changes and Tr<.·nds Regional and National Trends US Inflation Rate Rises The annual inflation rate in the US accelerated to 9.1% in June of 2022, the highest since November of 1981, from 8.6% in May and above market forecasts of 8.8%. Energy prices rose 41.6%, the most since April 1980, boosted by gasoline (59.9%, the largest increase since March 1980), fuel oil (98.5%), electricity (13.7%, the largest increase since April 2006), and natural gas (38.4%, the largest increase since October 2005). Food costs surged 10.4%, the most since February 1981, with food at home jumping 12.2%, the most since April 1979. Prices also increased significantly for shelter (5.6%, the most since February 1991). 18 The Great Resignation and Quiet Quitting The Great Resignation is an ongoing economic trend in which have voluntarily resigned from their jobs in great numbers, beginning in early 2021. Possible causes include wage stagnation amid rising cost of living, long-lasting job dissatisfaction, safety concerns of the COVID-19 pandemic, and the desire to work for companies with better remote-working policies. People are switching jobs and industries, moving from traditional to nontraditional roles, retiring early, or starting their own businesses. They are taking a time-out to tend to their personal lives or embarking on new personal or professional journeys. 19 Rethinking the Public Rights-of-Way Recent developments, including the COVID-19 pandemic, increased demand for micromobility solutions to rethink the design and planning of public rights-of-way. Today, sidewalks and pathways are not only used by pedestrians, but they also accommodate scooter riders, skateboarders, autonomous delivery vehicles and even outdoor dining. In particular, bike sharing and e-bikes have seen a steep rise in demand since the onset of the COVID-19 Pandemic. Due to multiple users, functions and purposes, there is increasing need to review policies and regulations of these traditional pedestrian pathways. 20 -55- �~ �Chapter 3: Healthy Living Introduction Chapter 3: Healthy Living Introduction The physical design of our City affects our health every time we step out our front doors. Sometimes making healthy choices is not easy. Being physically active is hard if you do not have access to sidewalks or parks and eating right is hard if healthy foods are not available. Our health is affected by the physical design of our community. This following chapter discusses how planning and designing communities with health in mind can lead to improved community health, wellness, and quality of life. A popular definition of health comes from the World Health Organization . They define health as the state of complete physical, mental, and social well-being, and not merely the absence of disease or infirmity. This means that health is more than being free of disease or not feeling sick - it is also a state of physical, mental, and social well-being. This state can bring about such feelings as happiness, contentment, and security. Major factors that determine health are: • • • Family Health History: Many people have a family health history of some chronic diseases (like cancer, coronary heart disease, and diabetes) and health conditions (like high blood pressure). People who have a close family member with a chronic disease may have a higher risk for developing that disease than those without such a family member. Behaviors/Lifestyles: We all make choices that affect our health. Some people choose to eat healthy, get regular physical activity and maintain a healthy weight; they don't smoke or put themselves at risk for injury or catching a disease. Environment: The environment can directly influence our health, such as when we are exposed to pollution or injured due to environmental hazards, and it also influences our behavior and lifestyle. Behaviors and lifestyle choices are in part, shaped by the environment where people are born, grow, live, work, worship, and age and the health systems available to them. The term "environment" can include the social, cultural, political, natural, and built environments. These environments can affect physical and mental health. The fabric of a community and the community pool of human resources available to it are often called "social capital." This term refers to the individual and communal time and energy available for such things as community improvement, social networking, civic engagement, personal recreation, and other activities that create social bonds between individuals and groups. Such activities and bonds can affect mental and physical health. Background & History Racial Disparities in Health Southfield, like many other southeast Michigan communities with diverse populations, has a history of racial discrimination which continues to create disparities in health today. As of 2016, Southfield still had a worse than average black infant mortality rate. 21 As such, achieving health -57- �I_ Chapter :J: Healthy Living Background & Histo11 equity is one of the key goals that the City continues to strive for in 2022. The Robert Wood Johnson Foundation provided the following definition of health equity: "Health equity means that everyone has a fair and jr,st opportunity to be as healthy as possible This requires removing obstacles to health such as poverty, discrimination, and their consequences, including powerlessness and lack of access to good jobs with fair pay, quality education and housing, safe environments, and health care." Foundation staff members put forth these four key steps to achieve health equity: 1. Identify important health disparities. Many disparities in health are rooted in inequities in the opportunities and resources needed to be as healthy as possible. The determinants of health include living and working conditions, education, income, neighborhood characteristic, social inclusion, and medical care. An increase in opportunities to be healthier will benefit everyone but more focus should be placed on groups that have been excluded or marginalized in the past. 2. Change and implement policies, laws, systems, environments, and practices to reduce inequities in the opportunities and resources needed to be as healthy as possible. Eliminate the unfair individual and institutional social conditions that give rise to the inequities. 3. Evaluate and monitor efforts using short- and long-term measures as it may take decades or generations to reduce some health disparities. In order not to underestimate the size of the gap between advantaged and disadvantaged, disadvantaged groups should not be compared to the general population but to advantaged groups. 4. Reassess process strategies and outcomes/plan next steps. Actively engage those most affected by disparities in the identification, design, implementation, and evaluation of promising solutions. -58- �Cha1>tcr :i: Healthy Living Current Conditions Current Conditions Environmental Conditions Green and Open Space Like many legacy cities in southeast Michigan, Southfield's natural environment faces challenges due to the city's history of industrialization. Southfield is largely built-up, having been developed as a bedroom suburb for Detroit, and is constrained in its ability to provide open space - there are no massive tracts of undeveloped land that can be set-aside as future preserves or parks, so the city must make do with what it has. Additionally, many parking lots and developments were built without sustainability in mind and now negatively impact air and water quality, as well as the mental experience of passerby. As such, as the city squeezes more trees and gardens in where it can, improving the environmental conditions for humans and other animals in the city remains an uphill battle. However, Southfield has been routinely restoring wetlands when possible, including the wet prairie Lincoln Woods, and continues to protect the mature trees that remain in Carpenter Lake Nature Preserve, Bauervic Woods Park, and Valley Woods Nature Preserve. The City now regulated tree removals as well, in an effort to protect and increase the trees throughout the city and maintain them as an amenity that provides shade, water and air purification, and aesthetic improvements. For more information on the natural environment, please see the summary of the Parks and Recreation Master Plan in Chapter 7: Sub-Area Plans. -59- �Chapter :-J: Healthy U\'ing Current ('onditions Map 2. Southfield Parks and Nature Areas r:::::J .25 mile Radius c::J .5 mile Radius -60- 1.5 mile Radius �Chapter a: Healthy Living Current Conditions Climate The climate of Southfield and southeast Michigan is influenced by its location within significant storm tracks, the overall influence of the Great Lakes, and the urban "heat island" of metro Detroit. The most pronounced lake effect is in cloud cover. Southfield averages 176 sunny days per year. The US average is 205 sunny days. Most winter storms originate to the northwest throughout Michigan except in metro Detroit where much of the heaviest precipitation comes from southwest winds. According to US Climate Data, the summer high is around 83.6 in July, and the winter low in January is 17.3. The growing season averages 180 days, with the last frost date in early May and a first frost date in late October. The snow average is 35.2 inches a year, and the rain average is 33.5 inches per year. Together, the snowy and rainy climate makes it difficult for many residents to engage in a healthy lifestyle for much of the year, which is a major consideration for the city when planning the recreation and transportation networks. In addition to Michigan's baseline cloudy and snowy climate, climate change is already having noticeable health impacts as temperatures rise, leading to more dangerously hot days, and pollution increases, affecting those with lung conditions. The impacts of climate change on agriculture (e.g., early frosts that kill crops) and the natural environment also affect individual health by lowering the amount of green space available to combat the negative effects of a warming world - unmitigated habitat loss creates a vicious cycle of more and more heating. How we design our communities may also determine how well we cope with climate change in the future. People are exposed to climate change through changing weather patterns (for example, more intense and frequent extreme events) and indirectly through changes in water, air, food quality and quantity, ecosystems, agriculture, and economy. At this early stage the effects of climate change are small but are expected to steadily increase in all countries and regions. Because automobile emissions account for 26% of U.S. greenhouse gas emissions (a contributor to climate change), healthy community design elements may help slow down the effects of climate change by providing alternatives to driving cars such as walking, biking and public transit. As cities grow larger, they may experience stronger and longer heat waves because of the urban heat island effect. Two factors create the urban heat island effect: the loss of trees and vegetative cover to development (since tree canopy and plantings function to cool cities and waterways by shading surfaces, buildings, and waterways, deflecting solar radiation and transpiring water back to the atmosphere) and the construction of dark surfaces (especially pavement and rooftops) that absorb heat and re-radiate that heat. -61- �lChapter :1: Healthy Lidng Current Conditions Community design elements that may help lessen the urban heat island effect, in addition to providing air and water quality benefits described above, include: • • • • Creating parks, green rooftop parks, gardens, and green spaces Promoting green infrastructure stormwater management techniques in site design, including the trees, green roofs, permeable pavements, and other plantings that filter water and reduce heat island effects Making building energy-efficient Minimizing the use of dark surfaces that absorb heat and re-radiate that heat during the evenings, when the cities would otherwise cool down For a further discussion of climate change and its relationship to flooding and stormwater, please see Chapter 8: Public Infrastructure. Brownfield Contamination In addition to limited remaining green spaces, Southfield faces another challenge due to the city's history of development: brownfield contamination. Brownfield properties are those where redevelopment or reuse of the property may be difficult because of the presence or perception of contamination - decommissioned gas stations or industrial facilities are prime examples. If mismanaged, these properties can threaten the health of residents and the environment by releasing toxic contamination into the air, water, or soil, that will require extensive cleanup. However, when managed properly, these properties can be cleaned and turn into an asset for the community; the reuse of brownfield protects the environment and health of residents, as well as revitalizes communities by turning vacant property into economic opportunity, reusing existing infrastructure, and minimizing urban sprawl. Lear Headquarters 36.4 acres - Base Year: 2005 Comau Southfield 9.2 acres - Base Year: 2008 Central Park Place 8.2 acres - Base Year: 2009 Durr Headquarters 14.4 acres - Base Year: 2014 Southfield Park Plaza 9.4 acres - Base Year: 2015 Southfield has been proactively managing the city's brownfield sites for years to ensure they are property re-used Centex/Spring Haven to support healthy living and a strong economy. The Southfield Brownfield Redevelopment Authority (SBRA) was 38.9 acres - Base Year: 2006 created on August 20, 2001, under the authority of Public Act 381 of 1996, the Brownfield Redevelopment 25110/25250 Evergreen Financing Act. Per Act 381, the City Council designated the board of the Southfield Local Development Financing 2.3 acres - Base Year: 2010 Authority as the board of the SBRA. The purpose of the SBRA is to promote the revitalization, redevelopment, Figure 7. Brownfield Sites in and reuse of certain contaminated, blighted, or obsolete properties primarily using tax increment financing. As 22 Southfield of 2021, Southfield had seven ongoing brownfield redevelopment projects. Waterways Southfield is home to both a Branch of the Rouge River and numerous related streams and creeks. Most of the city's waterways are heavily urbanized and not yet safe for swimming or fish consumption, but a few residents do occasionally use the surface waters as a source of recreation (kayaking, canoeing, birdwatching, etc.). -62- �-= "= ... .:f =>J ~ ,. ~ ~ :.i: :.5 -= ..::. ::: ,I ~ ~ ~ ~ -- ... :i: = -,,t ::::: II ~ ;.... .,,, . ~ -s~ . :::s • • . ... • II: 0 v-, -~ • '~ ~ 0 ~ QJ ..... ~ ~ I ("() \.0 I I I ""'Q.0 ~ .• ) I .... ~ .,,. r ,½~ ,, I I ~ : - ~ J "" ) ~ I - ,.. ...I ./ l J @ ---- �Chapter :i: l lealthy Li\'in~ Current Conditions Individual Health There are many individual obstacles that people face to becoming healthy, whether those are disabilities, long-term health conditions, or other factors that affect their daily life. The City of Southfield can help people with individual health obstacles achieve a healthy lifestyle through inclusive programming and public space design and accommodating all people - regardless of their health status - is one of the main goals of the 2022 Parks and Recreation Plan and is heavily incorporated in Sustainable Southfield. Disability As of 2019, 12.9% of Southfield residents under the age of 65 were living with a mental or physical disability that affected their daily life. Combined with residents over 65 who have age-related disabilities, this means that thousands of Southfield residents have individual challenges that make pushing healthy living uniquely difficult. In total, Southfield has approximately 13,000 residents living with a disability, over half of whom have a disability that affects their day-to-day mobility. Accommodating populations with disabilities is necessary to attract potential residents and retain existing residents by improving everyone's quality of life. 23 Other Conditions Southfield also has a high number of residents with pre-existing conditions or diseases with long-lasting impacts that affect one's ability to stay healthy. As of 2018, Oakland County had higher rates of cancer and critical care hospital admissions than the state of Michigan as a whole, and 24.7% of all deaths were caused by heart disease, compared to 23.1% statewide. However, despite the high cancer rates in Oakland County, it remains one of the less significant causes of death in the county, meaning that more people require treatment but more people also recover. 24 Healthy Food Access When residents live in a place where healthy foods are not accessible and affordable, it is especially difficult for them to practice healthy living. Studies have found that low-income and underserved communities often have limited access to stores that sell healthy food, especially highquality fruits and vegetables. The U.S. Department of Agriculture's Food Desert Locator gives a spatial overview of low-income neighborhoods with high concentrations of people who are far from a grocery store. The tool reveals that the southwest corner of Southfield is considered a partial food desert because a significant number of residents are more than 0.5 miles from a store that sells healthy food .25 Good nutrition is vital to good health and disease prevention. But it's hard for people to eat their fruits and vegetables (and to stay away from too much junk food) if they don't have access to fruits and vegetables. In one study of 50,000 neighborhood blocks in Detroit, researchers found that 92% of food retailers were comprised of "fringe food outlets" such as liquor stores and fast-food restaurants, while only 8% were grocery stores of any size. Access to affordable and healthy food is a part of healthy community design, and Southfield has many opportunities to improve through a variety of local regulations and programs. -64- �C.lrnptcr ;3: Healthy Lh-ing Current Conditions Diversity and Inclusion Part of leading a healthy lifestyle is having a healthy mind - less stressors means that people are more able to concentrate on bettering their own individual health and helping the natural environment. Stress can also have adverse cardiovascular effects and negatively affect long-term health . One part of lowering mental stress is creating an environment where everyone is comfortable to be themselves, regardless of their ethnicity, religion, age, income, family living situation, disability status, appearance, or anything else that makes them unique. Encouraging and fostering inclusion lowers individual stress, in turn giving people the freedom to fully pursue healthy living. The City of Southfield is a progressive community that is a welcoming, livable, sustainable, vibrant, walkable, and inclusive city that provides equal opportunities to all individuals. The City of Southfield has long been an integrated community that is welcoming to people of all ages, races, religions, and socio-economic backgrounds. To that end, Southfield was the first city in the State of Michigan to partner with residents and other community stakeholders to create the Dr. Martin Luther King, Jr. Task Force to address and embrace the City's changing demographics. The Task Force and the City work collectively together to help facilitate inclusion and integration peacefully and constructively. Southfield was also the first city in the state to hold a Dr. King peace walk or march to celebrate the legacy of not only Dr. King, but Southfield's own diversity and inclusion. The first Dr. Martin Luther King, Jr. Peace Walk took place on January 20, 1986, commemorating the first national observance of Dr. King's birthday. The Task Force and Walk both continue to grow and scope each year, now with year-long educational and community outreach activities, many especially geared towards youth . In addition, Southfield has a significant orthodox Jewish community located in the City. We want to be cognizant of the fact that every Saturday (Friday sundown to Saturday sundown) is the day of rest for the Jewish Community and that they are unable to participate in City sponsored events. LTU Summer Camp: Introduction to Landscape Architecture In the summer of 2022, the City of Southfield Planning Department partnered with the Michigan chapter of the American Society of Landscape Architects (ASLA) and Lawrence Technological University (LTU) to host an Introduction to Landscape Architecture Summer Camp for high school students. The goal of the three-day camp was to expose a diverse population of high school students to the field of Landscape Architecture. Student participants attended from 7 various high schools located in southeast Michigan and were grouped into two teams in order to work together on the concept design of a hypothetical teen park component. Throughout the three days, students had the opportunity to learn from industry experts by attending presentations, visit project sites for design inspiration, and create a conceptual design with hands-on tools. The camp concluded with the students presenting their final design concepts to their peers and instructors. The overall experience was extremely successful, and the City hopes to continue conducting summer camps in the future. -65- ��~~ ...... ,,,....~~ Chapter :J: Healthy Lhing Recent Programs and lnitiathes Recent Programs and Initiatives Southfield Peace Poles and Walk In October 2020, the City celebrated the installation of three "peace polls," set in a landscaped garden to the north of the entrance to City Hall. The poles declare "May Peace Prevail on Earth" in 24 world languages, including sign language and braille. With a theme of sustainability, the poles represent global peace through the May Peace Prevail on Earth International and Amigos de la Paz (friends of peace) nonprofit organizations. The City of Southfield also created the Total Living Commission (TLC) to analyze and address overall quality of life issue in Southfield and successful integration. The Commission regularly makes recommendations to Council on matters from legislative policy to new city programs and initiatives. One such program recently developed by TLC was the Southfield Ambassadors and the Southfield Spirit Fest parade and celebration of Southfield's diversity. 20 Minutes of Heart Healthy Activity Recently, the American Heart Association found that just 20-minutes of physical activity was associated with lower rates of incident cardiovascular diseases. The greatest cardiovascular risk reduction was observed for those over 70 who were getting more than 20 minutes per day of physical activity. 26 To help reduce cardiovascular disease in the community, the City of Southfield has been promoting 20-minutes of daily heart healthy activity. One major effort has been the opening of the Civic Center atrium to the public for indoor walking - anyone is welcome year-round to come inside and walk the atrium loop, and informational signs calculating the number of laps equaling one mile have been posted throughout. 2021 All-America City Award (AAC) Competition Equity is the fabric that allows communities to achieve broad-based economic prosperity and other goals. Resilience enables communities to face challenging times by not only preserving what makes their community great but adapting and growing stronger. Inclusive civic engagement is a key ingredient in communities that have these two qualities. The need for equity and resilience became more obvious in 2020, as communities have dealt with a global pandemic and racial bias incidents in law enforcement. Those communities with more equity and resilience have been more successful in combating the pandemic and making the needed changes to improve the racial equity of law enforcement and other city services. -67- 3: ~ ~ c» n CD 1 Di -0 -■ :::s rn m �Chapter :J: Healthy Living Recent Programs and lnitiath·c~ The All-America City Award not only recognizes strong civic capital, it also honors the progress and innovation demonstrated through the crosssector partnerships in three project examples. It recognizes a community's courage to recognize its challenges, along with commitment to face those challenges with the same spirit exhibited in the highlighted projects. It's about moving forward and getting the hard work done collaboratively, innovatively, inclusively and with maximum civic engagement. • The City of Southfield was selected (March 2021) as a national finalist for the 2021 All-America City Award (AAC). The 20 national finalists represent the diversity of American communities from the largest cities to the smallest towns, from east to west and north to south. • The award, given to 10 communities each year since 1949, celebrates and recognizes villages, towns, cities, counties, tribes, and regions that engage residents in innovative, inclusive, and effective efforts to tackle critical challenges. Unfortunately, Southfield was not one of the top 10 finalists for the National Civic League's 72 nd annual All-America City Awards (AAC) . However, the City of Southfield's Kimmie Horne Jazz Festival entry won the Cultural Entertainment Showcase award. Diversity and Inclusion Initiatives As a community with a majority African American population, Southfield residents and officials have been particularly touched and impacted by the historic and recent acts of police brutality and racial injustice. In response to the most recent national tragedy of the murder of George Floyd, the city installed new Black Lives Matter and Southfield Strong banners. The banner installation was just one of the city's responses to the tragedy. • Southfield Unity Day- Kneel to Heal, June 14, 2020: At this event attendees formed a symbolic human chain of unity and kneeled for eight minutes and forty-two seconds to honor the life of George Floyd. • Black Men Unite Peaceful Protest- June 28, 2020: The march was designed to unite Black men while protesting police brutality and racial injustice. The event also included a voter registration drive and 2020 Census encouragement. • "Our Sorrow and Determination for a More Equal and Just Society" Joint Resolution: The Southfield City Council and Mayor adopted this joint resolution to show solidarity with efforts to root out systemic racism. The city also continues to support training, policies and practices for police officers that de-escalate tense situations and avoid the use of deadly force. • Southfield Police Department Duty to Intervene Policy: A new policy amendment was adopted that requires every sworn employee present at any scene to stop another sworn employee when force is being inappropriately applied or is no longer required. -68- �,,.... ,... ~ Chapter :3: lkalt.hy Living Recent Programs and Initiatives • My Brother's Keeper (MBK): The Southfield Chapter of MBK hosts monthly meetings featuring different guest speakers, in addition to other activities, events and field trips to mentor Southfield's young men of color. • International Peace Poles Installation & Dedication - November 6, 2020: The city held a dedication ceremony for the installation of new International Peace Poles. • Juneteenth - June 15-22, 2022: The City of Southfield recognized Juneteenth (officially Juneteenth National Independence Day and also known as Jubilee Day, Emancipation Day, Freedom Day, and Black Independence Day) with a week-long series of events and activities to highlight the celebration of African American history and culture. Events included a free outdoor jazz and blues concert, a dance performance, book displays in the Southfield Public Library, art exhibitions, and a walk led by Southfield Mayor Kenson Siver. The week culminated in a celebration on the Municipal Campus front lawn which included appearances by Black Cowboy LC. Caldwell, the Tuskegee Airmen, reenactments by actors dressed as famous Africari Americans throughout history, a drumming workshop, more dance performances, music, children's activities, games, crafts, and food trucks. -69- �Chapter 3: Healthy Li\'iug Recent Programs and Inilialin?s Best Cities for Black Women Black women serve a critical role in the American economy, contributing $3.8 billion to the GDP annually. Often the breadwinners for their families, they have the highest labor force participation rate for women and make up 21% of all women -owned businesses. Even with these significant contributions, Black women live at the intersection of multiple barriers and experience the compounded effects of racial and gender bias. This combination results in low-wage jobs and a significant wealth gap: Black women who work full-time, year-round earn 62 cents for every one dollar that white men earn working full-time, year-round. When posed that question, Dr. Lori Martin, a professor of African and African American studies and sociology at Louisiana State University, had this to say: "A livable place for Black women is safe, and for women with children, it is home to schools where all students have access to an excellent education. It would also be diverse, with a visible and thriving black community, including black businesses." ~ While the socioeconomic realities of our current time touch all corners of the country, there are pockets of the U.S. where the wealth gap narrows, and Black women have more opportunities. MoneyGeek ranked 200 cities with populations greater than 65,000 from the best to the worst for Black women . The ranking includes analysis of income, poverty rate, homeownership, educational attainment, and health insurance gaps between Black women and the entire population nationally and locally. The size of the local Black population and the cost of crime in the area was included in the ranking to reflect the presence of Black community and safety, respectively. 27 Southfield was ranked the best city for black women in the U.S. with a score of 100! -70- ,, �-, Chapter :3: l·lcalth) Lh·ing Recent Programs and lnitiatiYcs AARP Designation Process The Southfield Commission on Senior Adults (COSA), established in 1987, is the primary community-led voice for these matters. Consisting of local older adults and City liaisons, this commission identifies Senior Adult issues in the community and works closely with City Departments to solve them. Current demographic trends show that Southfield is an aging community. Because of growth, it is important for the City to review all its resources and protocols to ensure that older adults are effectively cared for and have excellent livability as they take up a greater proportion of the population. Matters related to Senior Adult livability include: • • • • • Housing (adequate facilities and number of units) Transportation (access to bus routes and other forms of transit) The public realm (addressing sidewalk gaps and universal accessibility) Social inclusion Health services One of COSA's primary goals is to maintain the city's "Age-Friendly Community" designation from the AARP, which was received in 2017. The initial Action Plan authored by COSA five years ago included several surveys which gathered important information, as well as an inventory of current senior-related assets. The Planning Department sends a liaison to COSA meetings and is involved with the Commission as they develop their report. Many of COSA's goals and action plans for their Housing, Transportation, and Outdoor Spaces and Buildings domains overlap with ongoing Planning Department objectives, and Planning continues to help them implement these goals and objectives today. Currently, the Planning Department is working with the Transpcrtation domain to identify high-priority bus stops that currently lack amenities to provide better accessibility, as well as a bench and trash receptacle. The Planning Department also works to help and data to COSA for their reports, as requested, and will continue to assist them as they work towards renewing the Age-Friendly designation. -71- �., Chapter :J: Healthy Living Key Trends & Challcnge8 Key Trends & Challenges Pandemic Impacts on Health The year 2020 had many unique and unprecedented challenges due to the COVID-19 pandemic. This pandemic not only posed threats to Michigan's entire population, but particularly to marginalized communities, including people of color. Since the beginning of the pandemic, racial and ethnic minority populations have experienced a disproportionate impact, both in terms of morbidity and mortality as well as economic harm. African Americans still had the highest mortality rate for COVID-19 at 221 deaths per 100,000, compared to white Michiganders, which had the second highest rate of 112 deaths per 100,000. 28 As a majority Black city, these impacts have hit particularly close to home for Southfield residents. Mixed Use Parks, green spaces and public places for leisure and social activities and communities that are mixed-use, which means a mix of housing, civic uses, and commercial uses, including retail, restaurants, and offices. Mixed use allows a community member to work closer to where they live, thus reducing their amount of commuting time and increasing their time for leisure and social activities. Finding a good home in a safe neighborhood, that's convenient to jobs, good schools, and other daily needs, can be difficult. Usually, neighborhoods with lots of amenities are more expensive because more people want to live there. People who work in these neighborhoods, but can't afford to live there, may have to live far away in areas that are not safe. Workers like police officers, firefighters, and teachers who contribute so much to a community may have to sacrifice safety and convenience for affordability. Healthy community design principles support social equity by promoting: • • • Communities where people of all abilities and ages can move about their community for all their needs, and should they choose, remain in their community all their lives. Diverse housing options and price levels so that all persons regardless of income can live in the same community where they work, play and worship. Neighborhoods clustered around one or more well-defined neighborhood centers that support jobs of all types and skills, commercial activity, and a range of amenities. Creating safe and comfortable streets and sidewalks helps encourage community members to incorporate physical activity into their daily routine by biking and walking. Less people using cars also translates into better air quality and lower heat levels, making it easier to safely pursue outdoor exercise and activity. These improvements, combined with adequate housing, make it a no-brainer for people to get out and enjoy their community while pursuing individual health. For more detail on the trend toward 20-minute (mixed use) neighborhoods and the trend toward increasing housing options, please see Chapter 4: Housing and Residential Character below. -72- �~ ~ ·-~ Chapter :1: HcaltJ1y Living Key Findings Key Findings Strengths and Opportunities Robust Programing Residents in Southfield have access to many healthcare resources and programs, either provided locally, regionally, or through non-profit or medical providers. The City of Southfield partners with Providence Hospital (PH), American Cancer Society (ACS), American Heart Association (AHA), Lawrence Technological University (LTU), the City Centre Advisory Board (CCAB) and other health agencies and local businesses to promote and support annual Healthy Initiatives. Additionally, St. John Providence Community Health offers a variety of programs designed to improve healthy living, such as the Infant Mortality Project. Weaknesses and Threats High Number of Uninsured Residents Despite the many healthcare programs available, Southfield still has a significant number of uninsured and underinsured individuals -without insurance, residents cannot take advantage of many of the programs that may improve their individual health. This is not just a problem for Southfield, but for all the municipalities and counties in the Detroit metro area; estimates for the city of Detroit alone are that 200,000 individuals are uninsured. Some programs do provide services for the uninsured, such as St. John's Ryan White Program (provides services to uninsured HIV patients who need early intervention, diagnosis, and treatment) and Health Care for the Uninsured Program (provides primary care services for those 19 to 64 years of age, up to 200% of poverty). Even with the implementation of the Affordable Care Act, there is still a need to assist Southfield's residents in finding an insurance package that works for them. Service Gaps Most Southfield residents live within walking distance of some sort of medical office, hospital, urgent care, or other similar facility. However, some areas of the city, such as the neighborhood along Inkster Road, still have less access than others. The City does not currently understand all the medical service gaps that exist because of geography, and how those gaps may correlate with different health outcomes. A community health assessment could remedy this lack of knowledge and help the city better plan for new health care facilities in the future. -73- ~ ::.-, �Chapter :1: Healthy Li\'ing Goals, OhjcctiYcs, and Strategics Goals, Objectives, and Strategies Goals o o o o o o o o Eliminate local food deserts Reduce city' obesity rates and encourage healthy food choices, especially among children Promote alternative modes of mobility with a focus on active transportation and micro-mobility Work toward improved mental health outcomes for the community Promote active living by making it safer to walk or bike to daily activities like shopping, work, school, and recreation Build a more equitable community where the health and well-being of all people is supported, regardless of age, ethnicity, national origin, or disability status Engage in outreach that targets minorities and under-represented groups in community meetings, land use and planning commission, and hiring decisions Promote and encourage individual and communal time and energy available for such things as community improvement, social networking, civic engagement, personal recreation, and other activities that create social bonds between individuals and groups Objectives and Strategies o o o o o o o o o o o o Promote educational programs for healthy living Promote exercise programs Promote and provide more public sports events and programs Promote public and semi-public exercise facilities (outdoor and indoor) Identify locations for and construct community gardens Create provisions that allow for more flexible placement of community gardens throughout the city Adopt zoning policies and regulations that promote and support urban agriculture activities Revisit and update internal hiring diversity policy Provide technical assistance and outreach efforts that increase equal access to land use resources and economic development tools Promote greater equality of access to minority business development and support land use and zoning that increases goods and services in resource poor neighborhoods Hold annual bike-the-town events to encourage people to get comfortable with and excited about cycling Revise the city's Public Engagement Plan to incorporate more innovative and inclusive engagement methods that are shown to be effective in reaching under-served populations -74- �: Housin �Chapter 4: Housing and Residential Character Introduction Chapter 4: Housing and Residential Character Introduction About As a first ring suburb of Detroit, the City of Southfield is characterized by singlefamily homes on large lots and luxury apartments, as well as an aging population. The city's residential character has been defined by its history as an automotive-oriented patchwork of suburban developments, and this layout continues to shape the residential offerings through the city today. Southfield's housing values are generally hover around $100,000 to $200,000 for a twobedroom detached home property values, reflecting both market potential and the negative price spillovers resulting from the city's proximity to Detroit. Detroit's underfunded public educational system, above average crime rates and poverty rates, shrinking employment opportunities, and low housing values all impact the prices of new and existing homes in Southfield . According to the Southfield Assessor, housing values have steadily increased following the post-recession low of 2013 . The 2022 Residential Assessed Values ($2,114,241,840) have increased roughly 6.78 percent above the 2008 high ($1,980,028,850), recovering 55% between 2018 through 2022 over the last 5 years. The recovery has remained steady from year to year, and we have been witnessing a sellers' market with low supply, where residential values have increased an average 11% per year since 2018. Like many other legacy communities in southeast Michigan, Southfield's housing needs Map 4. Sketch Map of 1870s Southfield Township are also being affected by national demographic shifts. Aging Baby Boomers were at their peak family size and peak income between 1990-2010 29 but now nuclear family unit is a minority throughout America. About 25% of new households prefer condos and urban townhomes, and most young adults and older adults prefer living in walkable neighborhoods that are sustainably designed, characterized by diverse land uses, and have a broad array of civic amenities. In 2019, the number of residents over 65 grew by 20.7%, faster than the overall rate of 18.9% in southeast Michigan. By 2030, the number of Americans over 65 number could rise to 500 million, 30 and the City of Southfield's housing needs will be impacted by this demographic shift. -76- �-, Chapter 4: Housing and Residential Character Hackground & History Background & History History of Development Before incorporating as a City, Southfield Township began seeing the effects of the suburban housing boom almost immediately after the end of World War II. Southfield issued only 147 building permits in 1944, but the number nearly tripled to 405 in 1945 and continues to rise into the 1950s. In 1953 the Lathrup Townsite in the northern part of the township incorporated as Lathrup Village, which stands to this day as a separate municipality from Southfield proper. Northland Center opened in 1954, further stimulating building and construction throughout the township. Despite the township still be relatively rural in the early 1950s, Southfield officials recognized that careful planning was needed to manage future growth. In 1958 the unincorporated township (minus Lathrup Village, Franklin, and Bingham Farms) successfully voted to incorporated as a city, improving the ability of the local government to plan and provide for residential development. Around the same time, the Wayne County Road Commission initiated plans to turn Southfield Road into an expressway to handle the increased traffic at Northland and to a new Ford Motor Company office. Southfield's suburban growth continued throughout the second half of the twentieth century, with the population doubling from 1960 to 1970, making it Michigan's fastest growing city in that decade. Between 1958 and 1967, 8,300 single-family homes were built in the city, nearly 1,500 of those in 1965 alone. 31 Today, many of these older homes remain throughout the city, creating a distinctive character throughout the city's residential neighborhoods. -77- �Chapter 4: Housing and Residential Character Background & History National Historic Register of Places - The Plumbrooke Estates Neighborhood In November 1960, the City of Southfield approved the Plumbrooke Estates subdivision and the first homes opened in May 1961, with prices between $23,900 and $26,000. These homes were unique in terms of their design and character, which had a cohesive mid-century style. Today, the neighborhood still has moderate lot sizes, curved streets, mature trees, and attractive green spaces, as well as a variety of popular mid-century house styles, including Colonial Revival, Ranches, and Contemporary. The houses share similar materials and features across styles, such as stacked bond brick masonry, wide overhanging eaves, and large windows. The quality of the houses and distinctive design of the neighborhood led to Plumbrooke Estates being added to the National Register of Historic Places in 2019, to be preserved as a cultural heritage site for future generations. 32 National Historic Register of Places - The Northland Gardens Neighborhood Between 1956 and 1976, several developers built out the Northland Gardens neighborhood, located in the southeast corner of the City just north of Eight Mile Road. Nearly all homes in the neighborhood are ranch style, and most are unaltered from their original state except for repainting or minor repairs. Although the homes were all built at a similar time, each one is unique because of features like porches, breezeways, garages, awnings, and other architectural details. Most homes in Northland Gardens have brick or other masonry facades, occasionally incorporating wood siding on garage doors or under roof gables. The overall cohesiveness but individual variety of the houses in Northland Gardens led to it being National Register of Historic Places in 2020, alongside Plumbrooke Estates. 33 -78- �Chapter 4: Housing and Residential C'haracter Current Conditions Current Conditions This chapter provides background information on housing in Southfield and some comparisons with historical data and the region. The evaluation serves as a basis for the future land use plan strategies regarding housing and public improvements to support the needs of residents. Figure 8. Southfield Residential Permits, 1995-2021 350 150 SOURCES: The most recent census data in this chapter is from the Census 100 Bureau's 2019 American Community Survey {ACS) 5-year estimates. 2020 and 2021 census data were not used because they are not necessarily an accurate reflection of changes in housing characteristics due to the COVJD-19 pandemic's drastic and unpredictable impacts on housing. -e- Net Total 300 Planning for housing is critical because nearly 60% of land in the City is devoted to residential uses. Additionally, people seeking a place to live or deciding whether to stay in a community base their decisions in part on the 1 community s housing characteristics, such as home values and affordability. -e-s Year Average 250 200 so 0 LI') -50 en en ...-i Housing Units ,-.... en en ...-i en en en ...-i ...-i 0 0 N m 0 0 LI') ,-.... 0 0 0 0 N N N en m ...-i 0 ...-i 0 0 ...-i ...-i Ll'I,-.... ...-i en ...-i N 0 0 0 0 0 ...-i NNNNNNN Source: US Census Bureau ACS According to the Census Bureau, a housing unit may be a house, apartment, mobile home, group of rooms, or single room that is intended for occupancy by families or individuals who live separately from other families or individuals in the building and have direct access from outside the building or through a 11 common hall. A "family is a group of related individuals, which may or may not include up to 5 unrelated individuals, that live in the same unit. The number of new construction housing units in Southfield has been drastically decreasing since 1995, while population and household growth have decreased only slightly. Figure 8 shows the annual net number of residential building permits steeply decreased by 277 permits from 1995 to 2010, rose again briefly in 2010 and 2017, and then dropped off in 2018. Since 2018, the number of new permits has been steadily increasing, a trend in part owed to the recent redevelopment of older homes and buildings into new housing units. Figure 9 shows that the number of housing units has been rising steadily since 1990, a trend indicative of increased multi-unit development, which only requires one permit for multiple housing units. -79- Figure 9. Southfield Housing Units & Occupancy, 1990-2019 -e- Occupied Units 40,000 38,000 36,000 34,000 32,000 30,000 28,000 - - -Total Units .~ 37626 35054 35698 - 36257 ■ 1990 2000 2010 2014 Source : US Census Bureau ACS 37411 ■ 2019 �-- - Chapter 4: Housing and Residential Character Current Conditions Occupancy Housing occupancy is the percentage of total housing units that are occupied at any given time. Occupancy can be an indicator of housing stability, with high occupancy generally indicating a stable or growing residential housing market. Because Southfield has had little change population or the total number of households over the last decade, as well as a shrinking average household size, demand for housing overall has been on a slight decline. However, Figure 9 depicts a slight uptick in occupied housing units since 2010. This change is reflected in the occupancy rate, which increased from 87% in 2010 to 93.1% in 2019, as shown in Figure 10. Over the same period, Oakland County also experienced a similar increase in occupancy from 91.5% to 93.4%. Residential construction has been relatively responsive to recent population trends. The net number of residential building permits issued in Southfield peaked in 1998 and has generally been declining since, mirroring the City's population change. Figure 10. Regional Occupancy Rate, 1990-2019 Southfield 100.0% 94.9% -a- Oakland Co. 95.8% 95.0% 90.0% 85.0% 87.0% 80.0% 75.0% 1990 2000 2010 2014 2019 Source: US Census Bureau ACS The occupancy percentage of apartment in Southfield is high with the average occupancy per apartment complex being 97.3% occupied (2.7% average vacancy). The lowest occupancy/highest vacancy rate of all the apartments in Southfield is 38% and this equates to 184 vacant units of 298 total units being currently available for rent. This building is skewing the numbers by a whole percentage point for total City apartment unit vacancy. The vacancy rate fluctuates each month as leases expire but the total current number of vacant apartment units (as of November 2021) in the City of Southfield is 404 units. This is an apartment vacancy rate for the City of Southfield of approximately 3.3%. If this high vacancy building was not included the lowest occupancy rate would be 88% and this equates to 47 units vacant of 381 total units and Southfield's occupancy rate would be 98.3% (vacancy of 1.7%). The current state of the City of Southfield's apartment market has approximately 12,120 total apartment units, not including senior/assisted living. -80- �Chapter 4: Housing and Residential Character Current Conditions Certain neighborhoods have more vacant housing units than others. These neighborhoods may face challenges like a housing stock in various states of repair and low interest in homes relative to home prices. Identifying the location of those neighborhoods helps in addressing their issues and reducing vacancies. The areas with highest vacancies can be seen in Map 5. These areas are generally within the Regal Towers Apartment complex near Franklin and Eleven Mile Roads, in Section 34 bounded by Eight Mile, Lahser, Evergreen, and Nine Mile Roads, just east of Inkster Road between Ten and Eleven Mile Roads, the south half of Section 15, and around the Southfield DDA district. Map 5. Southfield Vacancy Rates, 2014-2019 7... ..,.. . . u"(+/-J4l z.u, (+/• 2A"J Vacancy Rate % of Housi ng Units that are Vacant o.n (+/· 0.a,ij 0.4% - 5% '----' 'C 1."'(+/- 3,q 4.S"f+/· S-"') U" (+/· J.nl Source: US Census Bureau ACS -81- 5.01% - 10% 10.01% · 15.6% (+/- Margin of Error) �Chaplet· 4: Housing and Residential Character Current Conditions Home Ownership Home ownership is the single largest factor in the generation of wealth for individuals and families, especially low-income families (HUD, 2004). Like occupancy rates, the percentage of owner-occupied housing units can be an indicator of housing stability. In 2019, approximately 46% of Southfield residents owned their residence while approximately 54% rented, and the home ownership rate has been declining slightly over the last decade. As Figure 11 shows, home ownership rates are significantly lower in Southfield than in Oakland County, which can be attributed in part to the City's large proportion of multiple-family residential units, particularly apartments. Home ownership is declining most likely due to rising housing costs (noted below) and decreasing median household incomes. While many people are happy with their ownership arrangement, a notable segment of Americans want the opposite of what they currently have. More than 8 in 10 Michigan homeowners are content with their housing situation, but only 5.7 in 10 renters are satisfied with their current housing. 34 In a 2017 survey conducted by the Pew Research Center, 72% of renters said they would like to own a home at some point. 35 However, researchers also estimate that around 17-20% of people want to rent rather than own for a variety of reasons - more flexibility, less maintenance, and a lesser need for space are just a few of those reported. 36 Figure 11. Regional Home Ownership Rate, 1990-2019 Southfield Oakland Co. 100.0% 90.0% 80.0% 72.7% 74.7'7o 53.9'7o 54.1% · -- 71.4% -- - 70.0% --- 71.7% 70.0% 60.0% 50.0% 40.0% 53.5% 48.6% 45.6% 30.0% 20.0% 10.0% .-- 0.0% 1990 2000 2010 Source : US Census Bureau ACS -82- 2014 2019 ~- �--, Chapter 4: Housing and Residential Character Current Conditions Certain neighborhoods in Southfield are experiencing lower homeownership rates than others. These areas are generally less stable because the residents can more easily move out of the neighborhood. Many of these neighborhoods have high numbers of multiple-family units. These areas are highlighted in Map 6 and include the areas around Northland, northeast of the Telegraph/1-696 interchange; along Shiawassee east of Beech; between Telegraph and Lahser; the City Centre; and along 1-696 on the City's eastern edge. Map 6. Homeownership Rates by Neighborhood, 2014-2019 &.nt 1.0% (+/-4.1") '-~, ~ W .11'Mff11Rd - Homeownership Rate "\ % Owner-Occupied Housing Units C7 n.n (+/· 7.4") Source: US Census Bureau ACS -83- 3.2% - 41% w 41.01% · 64% - 64.01% - 100% (+/- Margin of Error) �Chapter 4: Housing and Residential Character Current Conditions Housing Costs Figure 12. Southfield Median Housing Values, 1990-2019 The cost of housing, combined with income and the cost of transportation, determines housing affordability. Over the last five years owner-occupied housing has been getting more expensive in Southfield, after previously seeing a drop-off in 2010 following the Foreclosure Crisis. According to the US Census Bureau, the median value of owner-occupied homes in Southfield was $171,900 in 2019, up dramatically from $114,100 in 2014. The overall rising cost of housing, depicted in Figure 12, makes it difficult for potential home buyers to enter the housing market. However, the recent rise in occupancy rates since 2010 as noted above may hint that the rise in housing prices be in part due to rising demand . $200,000 $171,900 $155,400 $150,000 $100,000 $114,100 $114,700 $50,000 Value $0 Housing values were on a steady rise from 2014 to 2019, but experienced a dramatic jump with the onset of the COVID-19 pandemic. Despite a decline in overall inventory, homes throughout Michigan are selling for higher prices than ever. 37 In 2014, most homes in Southfield were valued around $50,000 to $199,000. But by 2019, home values had risen so quickly that most homes were valued around $100,000 to $299,000, with a median value of $171,900, as shown in Figure 13. Today, the median listing price is estimated to be even higher at $225,500. 38 Since 2010, this is a notable change in distribution when values were much more evenly distributed. r 1990 2000 2010 2014 2019 Sources: US Census Bureau ACS, SEMCOG Figure 13. Southfield Housing Values, 2014 vs 2019 $1,000,000 or more $500,000 to $999,999 i :■ $300,000 to $499,999 $200,000 to $299,999 $150,000 to $199,999 $100,000 to $149,999 $50,000 to $99,999 Less than $50,000 0 1,000 2019 Source : US Census Bureau ACS -84- 2,000 ■ 2014 3,000 4,000 5,000 �Chapter 4: Housing and Residential Character Cur.r ent Conditions Rent Southfield has a large supply of rental housing, particularly when compared with the Metro Detroit area. Figure 14 shows that in 2019, rental housing comprised approximately 54% of Southfield's occupied housing units, compared to just 28% in Oakland County and 30% in the metro area . Further, the share of rental housing in Southfield increased from 2014 while only minimally increasing in the County and decreasing in the metro area. As the share of rental units increases, a higher percentage of households are impacted by rental rates. In 2019, median gross rents for Southfield residents were significantly higher than for residents in Oakland County in every rent bracket except $1,000 to $1,499 per month. The median gross rent Southfield residents paid in 2019 was $1,133, compared to only $1,104 in the County and $962 in the metro area. Figure 15 shows the distribution of gross rent paid by residents of Southfield compared to those of Oakland County and the metro area. Southfield households pays higher rents than in the County and metro area. The average low rent per unit for an apartment building in Southfield is $1,049 per unit. The average high rent per unit for an apartment building is 1,271. The lowest rent commanded in the apartment market in Southfield is $554 per month and is for a 490 square foot studio apartment in McDonnell Towers. The highest rent commanded in the City of Southfield's apartment market is $3,200 per month and is for a four-bedroom, 1,711 square foot room in Arbor Lofts. The average rent per square foot of living space in the City of Southfield is $1.29 and the median is $1.19. This rent is being asked for by The Park at Trowbridge which has an exceptionally high vacancy rate, the highest vacancy rate in the City. The lowest rental rate per square foot of living area is $0.68 per square foot. This rent is being asked for by The Oxley Apartments and they have a 100% occupancy rate. Today, the apartment market in Southfield is strong and supply is low and unable to keep up with demand. Figure 14. Regional Residential Rental Share, 2014 vs 2019 60.0% 54.4% 51.4% 50.0% 40.0% 30.0% 20.0% 10.0% 0.0% 2014 o Southfield 2019 ■ Metro Detroit Source: US Census Bureau ACS Figure 15. Regional Gross Rent, 2019 50.0% 45.0% 40.0% 35.0% 30.0% 25.0% 20.0% 15.0% 10.0% 5.0% 0.0% Southfield <:::,<:::, ~ r..t:i ;s- P>°' ~ ot:i ~ 'J>y "" ...,e <:::,c::, t:i'V <:::>c::, t:i'? ~ ?>°' ~ o~ ~ <;:,c::, t:i<-5 ?>°' ~ ot:i ~ ~ otj ~ c::,<::S t:i">-' ?>°' 0~e ~ I'...">-' 0~~ 0-.,, c~ ~c::, ~ Source : US Census Bureau ACS -85- ■ Oakland Co. <;:,c::, <, t:i">-' ■ Oakland ■ Metro Detroit �Chapter 4: Housing and Residential Character Current Conditions Household Income Figure 16. Regional Rent as a Percentage of Household Income, 2019 As noted in Chapter 2: Key Recent Changes and Trends, the median household income declined slightly between 2000 and 2010 and was lower than that of Oakland County for the entire period . When combined with increasing rents, Southfield renters should be spending a higher portion of their income on rent which is reflected accordingly. As Figure 16 shows, the portion of income spent on rent is generally comparable in Southfield and in the County, except for those at the very far ends of the spectrum. The largest discrepancy occurs in the 35% or more category, where more Southfield residents are putting a larger amount of the monthly income toward rent than Oakland County residents. This may be related to the poverty rate in Southfield, which is higher than in the rest of the County. ■ 50.0% ~ Southfield ■ Oakland Co . 40.0% cu 1: 30.0% cu !0 20.0% ~ 10.0% 0.0% Less than 15.0 Housing Types 15.0 to 20.0 to 25 .0 to 30.0 to 35 .0 or 19.9 24.9 29 .9 34.9 more % of Household Income Source : US Census Bureau ACS Single-family detached residences comprise the largest share of residential housing in Southfield. In 2019, these types of housing structures comprised nearly 50% of all residences. The next most prevalent housing type was multiple-family structures with 20 or more units, which comprised almost a quarter of the housing stock. However, relative to the surrounding County and metro area, detached single-family residential homes comprised a lower portion of Southfield's total housing units, as shown in Figure 17. According to the 2019 American Community Survey, Southfield has an approximate 22% lower share of single-family residential units and a much larger share of multiple-family residential units compared to Oakland County and metro Detroit. In particular, the share of large (i.e., containing 20 or more units) multi-family structures in Southfield are about 4 times that of the County or metro area . Many of these structures are apartment and condominium towers. The presence of apartment buildings helps explain the city's high residential rental share (noted above) and reemphasizes the impact that higher rents have on -86- Figure 17. Regional Residential Housing Distribution, 2019 Boat, RV, van, etc. I Mobile home 20 or more units • cu 10 to 19 units a. 5 to 9 units ~ .2 ::> ■ Metro Detroit ■ Oakland Co. Southfield 3 or 4 units 2 units 1-unit, attached 1-unit, detached 0% 10% 20% 30% 40% 50% 60% 70% 80% % of Housing Units Source : US Census Bureau ACS �C'haJ)tcr 4: Housing and Residential Clrnrackr Current Conditions Southfield's large rental population. The acres of land devoted to multiplefamily residences can be a deceiving statistic, as residential densities can vary widely within the multiple-family designation. Figure 18. Year Built, Southfield Residential Structures, 2019 11,337 9,985 12,000 ~ ::, 10,000 Ill Housing Unit Age Southfield has a diverse mix of housing that has been developed over the course of its history and the City's residential architecture reflects the historical growth of the community. In the early 1950s, prior to the City's incorporation, the Township of Southfield was home to approximately 19,000 residents, jumping to 75,000 residents by the end of the 1970s. This explosive growth is reflected in the age of Southfield's housing stock. As Figure 18 shows, the greatest share of existing housing units was constructed from 1960-1979. Afterward, as the population growth flattened, the share of new structures decreased. Only about 14% of Southfield homes were built after 1990. Because Southfield is largely built out, the annual number of new structures can be expected to remain low as new development will primarily consist of redevelopment of existing land. Over time, as newer structures replace older ones and as residential densities increase, the share of newer housing units will begin to increase. As the housing stock continues to age, efforts to preserve and rehabilitate existing units will be critical in preserving property values and maintaining a high quality of life for Southfield's residents. Resident Length of Stay ....u ::, .... 6,732 8,000 ~ 2,234 11 13,440 6,000 V, 0 4,000 2,000 l,~ 2 ■ 0 ~ IV .c E ::, z 1 1,:;0803 "'°' . ~ o,'>9 o,<-;9 o,v ,2' o,, ~e ~ ~e 90 o,'>5 !'\..~ ~f P> c:::,"Y'? e~!'\.. c:::,<:S ~ ~ ~ ~ ~ ~ ~ ~ ~ ,c,.,O ,c,.,O ,c,.,O ,c,.,O ,c,.,O ,c,.,O ,c,.,O ,c,.,O <:J.''>-~ ~~ ~~ 9.,~ ?,~ ~~ ~~ ,c,.,O ~ -~ o,'69 o,°'?, 208 0 n~ ~ -~ {') -~ {') {') -~ -~ ~ -~ ~ ,,c:s ,,~ -~ -~ <o" q;,v q;,v <o" <o" <o" <o" q;,v "\,c:::, $' <o Year Built Source: US Census Bureau ACS Figure 19. Year Householder Moved In, pre-1989 to 2019 25,000 20,495 Ill °8 .c 20,000 IV Ill g 15,000 - 13,197 14,881 ::c The length of time a person lives in a home is a measure of a community's stability. In 2019, 79% of Southfield residents had moved into their home in 2000 or later, as shown in Figure 19. This trend can be explained by Southfield's major shift in racial composition around 1990, during which many residents moved out of and into the city, and the city's high number of renters, who move more often than homeowners. As new housing construction slows and prices rise, relocation options may be limited, and householders can be expected to remain in their homes for longer durations in the future. ~ 10,000 .c IV § z 9,076 5,948 7,637 5,000 0 1989 or 1990 to 2000 to 2010 to 2015 to 2017 or earlier 1999 2009 2014 2016 later Year Household Moved Into Unit Source: US Census Bureau ACS -87- I J �Chapter 4: Housing and Residential Character Current Housing Progra1ns Current Housing Programs Ongoing Housing Programs Housing Choice Voucher Program (Section 8) The U.S. Department of Housing and Urban Development (HUD) provides funding for its Housing Choice Voucher (HCV) Program, formerly known as Section 8. The HCV Program subsidizes rent for income-qualified individuals through the Southfield Housing Commission. As a tenantbased program, the Voucher holder is subsidized - not the rental unit. The Program is often referred to as "Finders Keepers" because the family must locate a unit that meets Housing Quality Standards (HQS) established by HUD. Community Development Block Grant (CDBG) The City of Southfield receives CDBG funds annually from the U.S. Department of Housing and Urban Development (HUD). Fund allocations are based on development of viable urban communities by providing proper housing and a suitable living environment and by expanding economic opportunities, principally for persons of low and moderate income. The CDBG program allows the City of Southfield to develop and implement activities and projects that are uniquely suited and beneficial to Southfield residents within the framework of federal guidelines. As required by the Department of Housing and Urban Development (HUD), each activity funded with CDBG monies must meet one of the three national objectives: 1. Benefit persons of low and moderate income (see Map 7 on the proceeding page for City-wide eligible areas) 2. Aid in the prevention or elimination of slums or blight; and/or 3. Resolve an urgent need or serious and immediate threat to health and welfare of the community where other financial resources are not available. The City of Southfield's CDBG HUD Entitlement of $411,507 for Fiscal Year 21-22 (July 1, 2021 to June 30, 2022) is allocated to the following programs, as shown in Table 2. CDBG Funds Expenditures. -88- �Chapter 4: Housing and Residential Character Current 1-lom,ing Programs Table 2 . CDBG Funds Expenditures . . Descnpt1on Program CDBG Program Administration - Fair House --- ---HAVEN ..----- - - ---------- --- ------ Administrative costs for running the CDBG program. Expenditures include wages, supplies, legal notices, etc. Promotes equal and fair housing through the Fair Housing Center of Metropolitan Detroit Provides services related to domestic violence d d Amount Expen e Amount All d ocate $85,291 $3,746 $1,955 $1,955 $1,500 $1,500 $1,500 South Oakland Shelter (Lighthouse) Provides services to residents for counseling, emergency shelter, food distribution, housing assistance, and support $1,500 Southfield Youth Assistance (SYA) Provides low-income youth scholarship funds for skill-building education, recreational programs, camps, etc. $18,665 $8,854 Emergency Relief Fund (ERF) Provides interim care to low/moderate income residents to prevent evictions, utility shut offs, and pay for food, medication, etc. Provides funds to low/moderate income homeowners to repair their homes. Typical improvements include roofs, furnaces, and sewer connections $19,190 $0 ~~ ~ Southfield Home Improvement Program (SHIP)- home repair program Entitlement funds: $81,670 ' Entitlement funds: $62,194 Program income funds: $160,023 Program income funds: $32,072 Rebuilding Together Aids low/moderate income families with home improvements $29,040 $5,000 CHORE Program Provides assistance to low/moderate income older adults with funds for minor home repair ----Provides affordable public transportation to senior adult residents Provides funds to eliminate blight through code enforcement. $145,130 $104,116 $24,630 $24,630 $29,040 ----$666,647 $29,040 $379,258.61 - _L_ Transportation of Southfield Seniors --~ Blight Code Enforcement Total -- - -- ' --- - --- -· - -- - ---- -- _.._ _ _ .__ ----- --- - - -89- _.. --• -- -- -- l 1 �Chapter 4: Housing and Residential Character Current Housing Programs Map 7. CDBG Low-Mod Eligible Areas 5 2 2 \:- 160 3 160 3 66 .88% •_ _ _161 2 1603 CJ Ccmus Tnca 3 C=:J Census Block Cf-cups 2 HUD Low to Mod Pct 2 61 .u• Block Groups r---.__-1611 _ _ _.... 55.36% Sl .48 ~ L--Mod Pct > 51 ~ 615 3 2 2 2 3 161 1619 I 0 0 2 69.83% I 0.]5 1Wes I I I I I 05 162'1 2 :.owe.. HUD ~ -90- Lew.-~._ O-, i.u.4- !011.l!OIS AC:. �Chapter 4: Housing and Residential Character Current Housing Programs The Southfield Home Improvement Program (SHIP) SHIP is a low-interest loan program for income qualified homeowners, funded through the Community Development Block Grant (CDBG) Program. The focus of the program concentrates on maintenance of the existing structure as it relates to health and safety issues and minimum housing standards. The City pays for the repair and the cost of the repair is established as a lien on the house, which is then repaid to the city at the time the house is sold. Typical types of improvements include roofs, windows, doors, siding, insulation, heating, electrical, and plumbing repairs. The City of Southfield also participates in efforts to reduce lead-based paint hazards but does not participate in remodeling or updating for cosmetic purposes, nor constructing additions or new structures. CHORE The City of Southfield's CHORE program has been helping older adults maintain their homes since its inception in 1983. Funded through the Community Development Block Grant (CDBG), CHORE provides an annual spending account for each income qualified senior adult household to be used for labor associated with lawn care, snow removal, window and gutter cleaning, minor plumbing, furnace, and electrical repairs. However, the CDBG funding for the CHORE program has been reduced over the last five years, leading to a slight decline in program participation. MSHDA The Michigan State Housing and Development Authority (MSHDA) offers low-interest loan programs that give lower income people an opportunity to buy their first home. The Neighborhood Stabilization Program (NSP) The NSP was established for the purpose of stabilizing communities that have suffered from foreclosures and abandonment through the purchase and redevelopment of foreclosed and abandoned homes and residential properties. The NSP is a component of the Community Development Block Grant (CDBG) program. NSP funds are to be used for activities that include, but are not limited to: • • • • • Establishing financing mechanisms for purchase and redevelopment of foreclosed homes and residential properties Purchasing and rehabilitating homes and residential properties abandoned or foreclosed Establishing land banks for foreclosed homes Demolishing blighted structures Redeveloping demolished or vacant properties NSP grantees can use their discretion to develop their own programs and funding priorities. However, at least 25 percent of NSP funds must be used for the purchase and redevelopment of abandoned or foreclosed homes or residential properties that will be used to house individuals or -91- �ChaJ)tcr 4: Housing and Residential Character Current Housing Programs families whose incomes do not exceed 50 percent of the area median income. In addition, all activities funded by the NSP must benefit low- and moderate-income persons whose incomes do not exceed 120 percent of area median income. The Southfield City Council authorized the incorporation of the Southfield Growth Corporation (SGC) in 2009. The SGC is the administrative entity responsible for the day-to-day management of NSP and is operated by volunteers. To-date, the NSP program has used most of the initial grant award but around $60,0000 remains and the SGC continues to acquire dilapidated houses as they present themselves. SGC anticipates that it will acquire several new homes in 2022 when the Oakland County tax foreclosures open. The Southfield Neighborhood Revitalization Initiative {SNRI) The SNRI is a partnership between Southfield City Council, Southfield Non-Profit Housing Corporation (SNHC), and Habitat for Humanity Oakland County. SNHC pays back taxes, water bills, and fees, and finances renovation costs for acquired homes. The SNRI contracts with Habitat for Humanity to renovate homes, perform environmental studies, bring houses up to current building codes, and sell the homes at market value, thus raising property values. Property sale proceeds go back to the Southfield Non-Profit Housing Board. The SNRI also funds the SF Community Development program, which is funded by the SGC and funds the construction of new and conversion of existing buildings to be sold as marketrate homes and condos. The former McKinley school is one of the program's most prominent projects, which is being converted into numerous condos targeted toward young professionals and empty nesters. -92- �Chapter 4: Housing and Residential Character Current Housing Programs Southfield Non-Profit Housing Corporation (SNHC) Housing Units In addition to the SNRI, the SNHC operates four multi-family rental complexes targeted toward older adults and people with disabilities. In total, the SNHC offers 504 affordable units between the River Park Place Townhomes and Apartments, McDonnell Tower Apartments, and the Woodridge Apartments. 39 Ongoing Housing-Related Programs Neighborhood Associations The City encourages the creation of, and coordination with, neighborhood 3ssociations and organizations, including condominium associations. Such organizations can coordinate with the City and develop improvement and organizational strategies that apply to their neighborhood, such as a neighborhood watch program. Neighborhood organizations can also work with the City to set up Special Assessment Districts (SAD) for infrastructure and streetscape improvements, such as road and sidewalk maintenance, the installation of rain barrels and rain gardens, and decorative street lighting. The City, through the Southfield Parks and Garden Club, currently issues "Community Pride Awards." Awards are granted to reward individuals, condominium associations, apartment complexes, and neighborhoods for their efforts to maintain, improve, or beautify their neighborhood or development. Semi-Annual Neighborhood Beautification Programs (Clean-up Programs) The City currently hosts annual clean-up days, which allows residents to dispose of unwanted items. The spring clean-up offers residents the option to dispose of household items, and the fall hazardous waste clean-up day offers them the option to dispose of products that cannot be sent to the landfill. The Big Rake is another annual clean-up hosted through the CHORE program, which partners with Lawrence Tech students to volunteer to clean up older adults' leaves each fall. The Rock the Block partnership program with Habitat for Humanity, sponsored by private industry, also provides minor repair services for lowincome older adults, such as repainting home exteriors, repairing gutters, and replanting lawn beds. The Oakland Rebuilding Together program is also partially funded through the City's CDBG and provides more extensive renovations to select homes. Entranceway Program The Southfield Entranceway Program is a beautification program which funds neighborhood and condominium entranceway improvements. Administered by the NIC, the City will provide matching funds at a 2-to-1 ratio to a maximum of $1,000 for the construction of new entryway signage. Many Southfield neighborhoods either have no signage or deteriorated signage, and do not have the resources to pay for new signage -93- �Chapter 4: Housing and Residential Character Current Housing Programs alone, which can run as high as $2,000 for a small sign. The City launched the Entranceway Program in 2020 to beautify the city and help neighborhoods establish a distinct character and pride of place. Safe Routes to School Program In 2016, Southfield received a $600,000 Safe Routes to School (SRTS) grant from the Michigan Department of Transportation for the installation for new sidewalks near schools. The city used the funds to improve pathways near Thompson K-8 International Academy, Yeshiva Beth Yehudah, and Beth Jacob. The grant funds were broken up into five priorities, resulting in new sidewalk infill on Southwood from Ten Mile Road to Lincoln Road on both sides, Sherfield from Kingshire to Pierce on both sides, Fairfax from Ten Mile Road to Goldwin on both sides, as well as new crossings with a pedestrian refuge island at Ten Mile Road west of Fairfax and 11 Mile and Fairfield Roads east of Fairfax. Having a safe environment for children to walk and play not only makes neighborhoods healthier, but also more welcoming to young families. As such, the SRTS grant has helped Southfield improve neighborhood safety and overall desirability over the last five years. -94- �Chapter 4: Housh1g and Residential Character Current Housing Programs RUDD Sites The purpose of Residential Unit Development Districts (RUDD) is to encourage the use of land in accordance with its character and ada ptability; promoting adaptive reuse and preservation of former school buildings and sites; foster green infrastructure and conserving natural resources, natural features, and energy; encouraging innovation in land use planning; providing enhanced housing, employment, traffic circulation and recreational opportunities for the residents of Southfield. At present, two former school sites are being redeveloped with the use of the RUDD tool: the McKinley and John Grace schools, as shown in Map 8 (for more information, please see the Adaptive Reuse section below or Chapter 5: Economic Development). Map 8. RUDD Sites in Southfield LEGEND Q Sites that have RUDD rezoning approval Sites eligible for RUDD 0 II 8 MI © •. -95- nn • �Chapter 4: Housing and Residential Character Key Trends & Challenges Key Trends & Challenges Short-Term Rentals A "Short-Term Rental Unit" typically refers to a house, apartment, or other type of housing unit that is rented for 30 consecutive days or less by persons other than the permanent resident or owner. Across the Unites States, short-term rental services like Airbnb and VRBO have taken off in the last few years, growing by nearly 800% between 2011 and 2017. 40 Short-term rentals are especially controversial in Michigan, where legislation over their operations is currently being debated by the State Senate. In 2021, the State House introduced and passed House Bill 4722, which would allow short-term rentals as a permitted use by-right in all residential zoning districts in all municipalities across the state. The bill would also prohibit local municipalities from adopting or enforcing zoning ordinance provisions that have the effect of prohibiting short-term rentals. 41 While some residents see this bill as a beneficial economic stimulus measure that would allow people to raise their annual incomes, other see it as a threat to neighborhood stability, character, and property values due to the frequent changes in tenants. Many municipalities are currently working on creative ways to manage short-term rentals outside of zoning, such as creating a short-term rental registry and broadening local nuisance ordinances. As of July 2020, there were estimated to be 61 short-term rental units in Southfield, mostly comprised of single-family homes. Age-in-Place Housing Providing appropriate senior housing options that are safe, attractive, and stimulating is increasingly important as the general population ages. Fewer financial resources are available to older residents, and so they need affordable options that are . Right now, Michigan has more than 2 million adults over age 60, accounting for nearly 25% of the state's population. As people live longer on average, residents 85 and older remain the fastest-growing age group.42 As such, many municipalities across the state are launching initiatives to find ways for residents to comfortably age-in-place, either by modifying their existing homes to be accessible or by providing more housing options, such as apartments, duplexes, and assisted living facilities. Presently, the SNHC operates four affordable multi-family rental complexes targeted toward older adults: the River Park Place Townhomes, River Park Place Apartments, McDonnell Tower Apartments, and Woodridge Apartments. Additionally, there are approximately 18 privately-owned assisted living facilities of varying sizes operating within the city limits. The inner-ring suburbs of Detroit, including Southfield, face a particular challenge when it comes to providing new age-friendly housing: limited land . When the nearby City of Huntington Woods conducted its Senior Amenities and Lifestyle Analysis in 2020, it found that only approximately 2% of the land in the City was immediately available for the construction of new housing. As such, the City had to think creatively about ways to adapt existing housing to assist with aging-in-place. Some of these ideas included creating a floating zoning district that accommodates more accessible lot layouts and floors plans, and amending the zoning code to allow accessory dwelling units and garage conversions. 43 Although the City of Southfield is not as limited in land availability as many of its neighbors, similar challenges with age -in-place housing are likely to arise as the population continues to trend older in the future . -96- �Chapter 4: Housing and Residential Character Key Trends&. Challenges "Missing" Middle Housing "Missing Middle Housing" is a term that encompasses all the housing types that residents want to live in but do not currently exist in a community, usually because they are not provided for the zoning ordinance and/or master plan. Common missing middle housing types in older Michigan communities, which typically have a high number of single-family homes, include duplexes, fourplexes, cottage courts, second-floor apartments above commercial businesses, and multiplexes. These types of housing are generally compatible with the character of existing single-family residential neighborhoods and can work to support walkability, provide locally serving retail, and improve access to public transportation options. They can also provide a range of affordability to address the discrepancy between the cost of available housing stock and the prices people can afford. 44 As such, many municipalities are filling in the missing middle portions of their zoning codes by creating new residential or mixed-use zoning districts that provide for one or more of these missing middle types by-right. Today, multi-family housing is provided throughout the City of Southfield in a variety of forms. The most common type is apartment-style housing, characterized by larger parking lots and buildings with few entrances. Some complexes include a grouping of smaller multi-family homes, which may or may not have individual entrances. More modern approaches to multi-family housing include townhomes and singlefamily attached and low-rise condominiums, which are becoming more desirable to those looking for high-quality housing with low maintenance requirements, particularly younger residents, retirees, or those whose families are reducing in size. Accessory Dwelling Units (ADUs) and Tiny Homes VERTED GARAGE CON Accessory dwelling units (ADUs), also known as granny flats, mother-in-law apartments, or carriage houses, are housing units that are constructed on the same parcel as an existing primary residence, such as a single-family home. ADUs might be in an accessory building, such as a converted garage or new construction, or attached to the primary residence, such as a converted living space, attached garage, or an addition. - J DETACHED A DU ~11!.l.ll/ ., ~~ 0'1441 'l~7; .~17 ~~51 ,.amIJ/@_@),ffl 1 "About 25% of new households prefer condos and urban townhomes. ATTACHED ADU -= 11 (Shaping the City: Seeking a new template for truly smart growth. By Roger K. Lewis, published April 22, 2011, The Washington Post) -97- �Chapter 4: Housing and Residential Character Key Trends & Challenge~ At the height of the suburbanization, communities favored low-density development defined by large-lot single-family homes and ADUs that were once a common were excluded from zoning codes. However, growing demand for affordable housing, combined with limited land, has led to changing attitudes about the use and development of ADUs. Municipalities have consistently found that ADUs are a cheap, easy way to increase the number of housing options while also meeting the needs of older adults, empty-nesters, and young working professionals, many of whom are priced out of traditional homeownership. They also provide rental income for homeowners, giving people a way to "cash in" on the equity of their home without having to sell it. AD Us are also one of the most affordable options for both individuals and cities (if offered financial assistance) because they are often simple conversions, do not require the purchase of new land, and are on lots that are already services by utilities.45 Tiny homes are related to ADUs but may or may not be an ADU themselves. Tiny homes are houses that are 600 square feet or less, although some are as small as 250 square feet. They can occupy a lot all by themselves or be on a lot with an existing home (which would make them an ADU), and they may be connected to municipal energy and water or be off-the-grid. Tiny homes are constructed from a variety of materials - wood, metal panels, former shipping containers and are often movable by trailer hitch, although some are permanent fixtures. Adaptive Reuse Adaptive reuse is a specific form of redevelopment that, in recent decades, has driven the revitalization of historic neighborhoods around the world. Adaptive reuse refers to a specific variety of redevelopment that makes use of existing building stock for the purposes of contemporary living. The adaptive reuse process involves the renovation of an existing building, whereas renovation stops at freshening and refinishing a building for its original purpose. Adaptive reuse implies a transformation of use; vacant office buildings have been adapted into residential buildings, industrial warehouses into co-workspaces, and more. There are four major adaptive reuse projects in Southfield as of January 2022. These projects are listed below and explained in detail in Chapter 5: Economic Development. • • • • Arbor Lofts The Alcove Former John Grace School Former McKinley School -98- �■ Chapter 4: 'H ousing and Residential Character - Key Trends & Challenges Expansion of Residential Offerings in Single-Family Zones Across the nation, local and state governments are making legislative changes to increase the number of residential offerings in single-family residential zoning districts. While many other zoning districts allow for multiple types of homes, businesses, or other developments, singlefamily zoning districts have always stood apart as being uniquely restrictive . To help address a housing shortage, Minneapolis became the first large American city to expand the offerings in its single-family zoning districts by allowing up to 3 housing units (a tri-plex} to be built on any single-family residential lot. The change did not eliminate the right to construct or maintain single-family homes in these districts, but simply expanded the variety of allowed uses in the lower density zones across the city. The local dimensional requirements for residences, such as setbacks, landscaping coverage, lot coverage, and height, ensure that the new triplexes are in keeping with the design and character of existing neighborhoods and fit seamlessly alongside detached homes. 46 In 2019, Oregon also became the first state to require that triplexes, duplexes, and town homes be allowed in any residential zone where a single-family home is allowed . By September of 2021, the City of Ben, Oregon, became the first municipality with over 25,000 residents to comply with the statewide legislation. 47 Since then, dozens more cities across the United States have revised their single-family zoning district regulations to allow for a broader variety of housing types, both to alleviate shortages and provide the "missing middle" housing that is desired by residents. Public Input survey respondents recognize the changing concept of what has historically been considered a "home ." In fact, 62% of respondents indicated that they would be open to new and innovative forms of housing within their respective neighborhoods that are affordable, shared, eco-friendly, flexible, stylish, and/or healthy. Forty-four percent (44%} of respondents are in support of duplexes and tiny homes in their neighborhoods but they were a bit more wary of the possibility of triplexes with only 32% indicating that they have a high level of comfort. An overwhelming number of respondents were in support of Zoning Ordinance amendments permitting Accessory Dwelling Units (ADUs} (69%} and encouraging adaptive reuse of underutilized buildings (74%}. 20-Minute Neighborhoods A 20-minute neighborhood is an active, safe, walkable, convenient, mostly residential neighborhood where people can get most of their day-today goods and services within a 20-minute walk. 20-minute neighborhoods have existing since the 1930s, when the idea of the "neighborhood unit" - a self-contained neighborhood that included homes, a school, a commercial district, a post office, and a park - fiist emerged . This idea was often lost during post-war housing development, which resulted in suburban neighborhoods where residents must drive to reach all their basic amenities. As such, many cities, including Detroit, are taking steps to implement 20-minute neighborhoods in areas that are lacking grocery stores, healthcare, shopping, drug stores, and other necessities. This has proven a challenge in Detroit, where the housing density is often too low to support neighborhood amenities or schools but has found success in other more populated places. 48 The City of Southfield is actively working to develop more 20-minute neighborhoods throughout the city by ensuring that new residential development is located near existing, or includes new, commercial, or public amenities. One area targeted for 20-minute neighborhood development is the Ten Mile Road corridor between Southfield Road and Greenfield Road, which currently has several under-utilized lots that -99- �... Chapter 4: Housing and Residential Character Key Trends & Challenges are currently vacant or over-parked. Because the corridor has existing residential homes along the center stretch with commercial development capping both ends, it was identified as an ideal location for mixed-use development. Lower Parking Requirements Many cities across the Unites States have recently turned a critical eye to the amount of parking that they require be built with new developments. Many municipalities have minimum parking requirements that reflect parking needs during the peak of auto ownership in the mid-20th century but are now outdated and do not reflect modern transportation needs. Additionally, developers are keen to reduce the cost of new construction, of which municipally-required over-parking is a large component. In 2017, Buffalo, New York, became the first major city to completely remove minimum parking requirements. Projects larger than 5,000 square feet will still require a parking analysis that factors in alternative transportation options in the area and incorporates the most up-to-date national parking standards for the project's particular use. 49 Overall, this change reflects the growing trend away from parking minimums toward parking maximums, which encourage more efficient development that meets the needs of people walking, biking, or taking transit, as well as people using their own cars. Additionally, parking adjustments can free up land by allowing existing businesses to sell off the unused portions of their parking lots for redevelopment, increasing the overall supply of land in constrained communities. Furthermore, the future growth of the ridesharing and autonomous vehicle industries is expected to lower the overall demand for parking space. In a future with significant use of shared autonomous vehicles, parking space need could fall as much as 83%. 50 Additionally, a 2019 study at the University of Colorado found that ride-hailing is replacing driving trips and could reduce parking demand, particularly at land uses such as airports, event venues, restaurants, and bars.51 Supply Chain Shortages During the Pandemic The ongoing shortage of housing materials and housing units is rising, in part because of the COVID-19 pandemic. The Federal Home Loan Mortgage Corporation (FHLMC or Freddie Mac) estimates that the shortage of total housing units has increased by 52% from 2018 to today, with an even more pronounced shortage of entry-level homes that are affordable to first-time buyers. Even pre-pandemic, the share of entry-level homes in construction declined from 40% in the early 1980s to around 7% in 2019 . The U.S. is currently experiencing an increase in housing demand during the pandemic because people are spending more time at home. This high demand has exacerbated the shortage and caused home prices to rise over 12% between 2020 and 2021. The combination of low supply and high demand is causing entry-level prices to rise rapidly, which is triggering affordability issues for buyers of all income levels. 52 -100- �■ 1 Chapter 4: Housing and Residential Character · Kt•y Findings Key Findings Strengths & Opportunities Outdated Housing Redevelopment Many neighborhoods in Southfield are comprised of small houses, typically less than 1,000 square feet and on smaller lots. These homes are outdated and do not offer many of the amenities desired by today's home buyers. In particular, the residential houses along 12 Mile and Greenfield Roads are ideal for redevelopment, as has already been happening to similar homes along Twelve Mile Road in the neighboring municipalities of Berkeley and Huntington Woods. Through creative code and design guideline changes, the City could facilitate home expansions in these neighborhoods, as well as encourage the gradual redevelopment of smaller aluminum/vinyl siding homes and homes on slabs. Any redevelopment should be initiated by property owners and driven by the market, with the City's role as facilitating or assisting the homeowners. Residential Traffic Safety The perception of "neighborhood livability" is strongly influenced by such factors as traffic volumes and speeds. Traffic calming, street layout, and architectural requirements can all enhance safety in a neighborhood. In 2022, the City launched its pilot traffic calming program, which is being launched in neighborhoods that have problems with cut-through traffic. If successful, this pilot program presents a key opportunity for the City to justify the launch of a full-scale traffic calming program, ultimately making neighborhoods safer, enco11raging neighbor interactions, and increasing overall awareness of the street. For more on the pilot program, see Chapter 8: Public Infrastructure. -101- �Chapter 4: Housing and Residential Character Key findings Map 9. Pilot Speed Bump Locations W 13 Mlle R d - - ~ - ~ -- -- - - - . J\,o'l ~"'e.s: le~ W12 Mile Rd ,,ly~ ~ Ill CD 'C en Ill ~ 0 u 0 ..J ~ ~ Winchester ~,,+4 tJl ~ ')1)()' 0 ~ Label II) ~ GI ii: Catalpa Or ;o a. W 11 Mlle Rd 1-696 ---'---' - .. - - ·- -- • Street 1 Greenview Rd 2 Midway Rd 3 Pierce St 4 Ranchwood Dr 5 Southwood Dr ~ [ill '0 a:: '0 Civic Center Dr 'ti ~ · - Spn:d llump Locations "ii c;:: C GI e a:: 'ti C) 'i s:. I&: W 10 Mile Rd "0 ~ c8 a:: ... GI 'lii '0 ~ a:: '0 .5 a:: s:. u II) 4i a:: s:. e ea Cl) j • m 'C@ U) e • ii: Mount Vernon St C GI 'To GI ~ W9 Mlle Rd 'ti a:: s:. a. !!Cl) s1,,a~ ct-,., GI ee~<:I ~ 0) "t U) ~ 1 '0 'iii ~---------~~ c;:: = :::, WBMlleRd -- ---------•----~-~~ -102- It �1 Chapter 4: Housing and Rt•sidential Character Key Findings Reuse of School Sites The City of Southfield has been working with the Southfield Public School administration to come up with appropriate and context sensitive redevelopment plans, including housing options, for closed and vacant school buildings and sites. As mentioned under the adaptive reuse section above, two current former school sites undergoing planning review utilizing the RUDD tool: • • Former McKinley School Former John Grace Continuing these efforts presents a major opportunity for Southfield to make additional land available for development, which would continue to alleviate the challenges of limited land supply. Additional school buildings may also be sold in the future as the population ages and attendance declines, presenting more possibilities for redevelopment. Other school sites for potential future missing middle housing, depending on the needs of the school district, may include : • • • • • 19080 W Twelve Mile Road (9.216 acres) 20900 Independence Drive (10 acres) 18575 W Nine Mile Road (19.26 acres) 24500 Larkin Street (10.98 acres) 17050 Dorset Ave (1.164 acres) Neighborhood and Information Center (NIC) As part of the Community Relations Department the City's NIC provides a link between City government and Southfield residents. For visitors, home seekers and homeowners, the NIC is a valuable source of information about the City and one of Southfield's main strengths heading into the future. The Center provides relocation information, welcome packets, school information, as well as information about City services and programs. More than just an information source, the NIC serves as a liaison to City government for residents and neighborhood associations, refers complaints to City departments and monitors their resolution, strengthens existing neighborhood associations, and reactivates dormant ones, arranges for neighborhood association block parties, meeting rooms and mailings, and arranges yearly training and workshops for neighborhood leaders. Buffering Protections for Residential Uses Some areas, including residential areas adjacent to commercial properties, may become ripe for conversion to non-residential use. In some cases, this is a reasonable change to provide greater lot size or depth needed for certain types of modern non-residential uses. When this type of land use change is determined to be appropriate, the City requires site design to limit conflicts with the adjacent neighbors such as: • Screening with brick walls or residential-style fencing supplemented by landscaping. -103- �Chapter 4: Housing and Residential Character Key Findingi, • • • • Lighting with downward directed cut-off fixtures to prevent light from spilling onto residential properties. Locating and screening waste receptacles and loading areas to minimize noise impacts and protect views from adjoining residential properties. Ensuring building design incorporates architecture that enhances the quality of the neighborhood, with mechanical equipment properly screened and setback to not create noise issues with nearby residential. In some cases, the non-residential use should be designed to have a residential appearance in terms of scale, height, materials, and overall design. Providing accessible pedestrian, bike, and transit connections. These design requirements are one of the Southfield's key strengths, as they help ensure the character of residential neighborhoods and the stability of future development by preventing nuisances. Active Use of Home Improvement Programs Between 2015 and 2017, $1.5 million was distributed between the SHIP and CORE programs alone. Additionally, in 2017 the SNRI program had 97 active properties and had paid out a total of $1.1 million in delinquent back-taxes. To date, the Southfield Non-Profit Housing Board has invested over $4.5 million in home renewal. In Michigan, nearly half of homeowners and one-third of those renting do not know where to go for housing assistance. 53 Thanks to the Mayor's Office and City's aggressive efforts to revitalize neighborhoods, many more Southfield residents are aware of the assistance available to them than the average Michigander. Weaknesses & Threats Lack of Age-In-Place Housing and Support Programs The CHORE program is the City of Southfield's primary method for alleviating the housing barrier that keep older adults from aging-in-place. Many older adults live in established neighborhoods, and some find their financial resources strained over time, leaving them to struggle to maintain their homes. The programs that currently provide major accessibility renovations - such as access ramps, grab bars, bathroom remodels, and lifts - are limited in scope and do not reach all older adults that require such services. Aging Infrastructure Well-maintained infrastructure is very important to perceived neighborhood quality. Broken sidewalks, streets with potholes, and broken curbing all portray images of neighborhood instability, declining property values, and negatively reflect on the community. Because Southfield is a historic inner-ring suburb, it has older infrastructure than many other suburban communities in the further reaches of the Detroit metropolitan area. Additionally, many residential areas have widely spaced and insufficient street lighting, as well as deteriorating or missing sidewalks, that make travel hazardous for a variety of people. Although the Safe Routes to School program addressed some of these deficiencies, many locations with insufficient pedestrian amenities and crossings remain throughout the city. -104- �haptcr 4: Housing and Residential Character Goals, Objectives, and Strategies Goals, Objectives, and Strategies Goals o o o o o o o Make Southfield a more attractive place for younger families Retain neighborhood character while improving the quality of homes, public facilities, and infrastructure Support quality, safe, and affordable housing in a variety of types, sizes, locations, and costs to meet the needs of current and future residents, regardless of age or income Support a land use pattern and land use designations that provide for housing opportunities at varying densities and at appropriate locations consistent with the Land use Plan Make Southfield an age-friendly community where residents can age-in-place in their homes in comfort Provide a diverse and stable housing stock providing for a range of housing opportunities for all income groups and a quality living environment for all persons Retain property values Objectives and Strategies o o o o o o o o o o o o o o o Expand the allowable uses in the single-family zoning district to include more attached housing types by-right Provide mixed-use and higher density residential options Eliminate Euclidian zoning where feasible Develop Accessory Dwelling Unit (ADU) regulations Promote and provide incentives for green building and alternative energy techniques Regulate short-term rentals (i.e., Airbnbs, VRBO, etc.) Preserve historical and architectural character, especially our Mid-Century Modern architecture, and promote the rehabilitation and re-use of existing structures, where feasible . Provide affordable housing that is well maintained and meets the needs of the entire community Seek partners and funding to increase the supply of housing for older adults, including developments that support aging in place Promote new development that conveys a positive sense of place Incorporate traditional, walkable, pedestrian-friendly design into new and existing residential neighborhoods through design standards Encourage and promote programs that help people maintain the quality and appearance of individual properties Create pedestrian links that connect neighborhoods with each other, major community features, and regional assets Review ordinances, codes, regulations, and permitting processes to eliminate or modify conflicting and excessive requirements and to streamline the regulatory review process Provide more infill housing options in the future land use plan and zoning ordinance -105- �vewpmen er Family II �Chapter 5: Economic DcYclopmcnt Introduction Chapter 5: Economic Development Introduction Southfield continues to play a vital role in supporting the State of Michigan's economy. With over 27,000,000 square feet of office space, second in size only to Detroit's central business district, leaders from an array of industries have selected Southfield to house their global and north American headquarters. Companies like, Veoneer, ThyssenKrupp, Marelli, Denso, Peterson Spring, Tenneco, Lear, S&P Global, International Automotive Components and Stefanini determined that Southfield offers a diverse and skilled workforce, low cost of doing business and access to an innovate research university, Lawrence Technological University. Lawrence Tech's is known for "Theory and Practice" - taking abstract ideas into the real world to solve tomorrow's problems. Automotive suppliers to software developers locate in Southfield to tap into the talent found within the City Centre District. As the "Center of It All" in Southeastern Ml, Southfield has a strategic advantage to draw companies to consolidate and expand. Our access to highways, exceptional public services, strong fiber optic network and affordable cost of living creating a stable business environment. Our business community is an integral part of the fabric of Southfield. Supporting the reinvestment our people and property within the city is a necessity. As Southfield population, infrastructure, and commercial and retail inventory age, we have experienced a steady loss of tax base and increase in vacancy. The COVID pandemic exacerbated the vacancy of commercial and retail properties. During the on-set of the pandemic, the City of Southfield continued investing and supporting residents and redeveloping property. We are beginning to see an uptick. The entrepreneurial spirit is thriving, and new developments and repositioning of older properties is happening. This is signifying a positive economic shift. -107- �Chapter 5: Economic De\'clopmcnt Entrepreneurial Support Entrepreneurial Support To invigorate the entrepreneurial spirit, the Southfield Business Development (SBD) team (located in the Business Department) is teaming up with proven area experts to reverse the losses seen during the pandemic. Southfield has many components in place that enable underserved entrepreneurs to emerge and is taking the steps to bring back a "sense of community" for small businesses. Education and human connection are critical components to aid the growth of a small business. SBD is looking to create sustained, collaborative efforts that will result in more participation and economic prosperity for all. The Southfield Evolution Lab, housed within the SBD Office, will harness the passion and energy that is thriving in Southfield. The Lab will be located at the Southfield Centrepolis Accelerator at Lawrence Technological University (LTU), and it will offer co-working space, networking tools, and other business amenities. Shared offices promote networking and sharing and great places to develop new ideas, boost creativity, meet with experts, expand contacts, and foster connections between entrepreneurs. Target businesses for the Lab include Southfield's underserved entrepreneurs and non-Southfield underserved entrepreneurs that are willing to relocate to Southfield. Business can receive 3 months of free rent at the Lab but must be in operation for at least 1 year, have 1-4 employees, and have annual sales of $10,000- $100,000. This new Lab would position the City of Southfield as a city for innovators and entrepreneurs. According to Babson College, 55% of Americans believe they can start their own business in 2016. In Southeast Michigan, this number is even higher (57%) as there is a lower number of entrepreneurs who are afraid of failing (21% in Detroit-metro compared to the national average of 33%). Due to the COVID-19 pandemic, businesses faced major challenges, from access to patient capital, digital/tech resources and knowledge, and employee recruitment and retention. There is a demand for resources, and The Southfield Entrepreneur Evolution will be the connector. -108- �Clrnptcr 5: Economic Development Current Conditions Current Conditions Southfield Major Industries The City of Southfield is home to tier-one automotive suppliers, such as Tenneco, Denso, and Lear Corporation, and numerous companies supporting the robust automotive industry in surrounding Southeast Michigan. Oakland County has some of the highest concentrations of engineering and design workers in the nation, with skilled trades and engineering employment in the region reaching almost 200,000 in 2014. The automotive and manufacturing industries continue to be a cornerstone of the city's local, regional, and statewide economy. Oakland County and the City of Southfield also boast a competitive concentration of software and IT workers than that of the average US city. Wages for IT workers in the City of Southfield are extremely competitive; starting rates average around $25 per hour for many top occupations, with median rates over $40 per hour. The demand for software and IT talent continues to grow in the region, and is supported by the presence of Microsoft, IBM, and Cisco Systems. The City of Southfield is home to business support service centers for many of Southeast Michigan's major corporations, including Blue Care Network, Michigan Mutual, and Credit Acceptance Corporation. In 2014, there were over 62,809 workers in administrative and business support service positions in Oakland County alone. Occupation titles include analysts, administrative assistants, customer service representatives, telephone call center, telephone answering service, telemarketing, and other contact center positions. Employment in the professional and business support sectors for Southfield has increased by 26 per cent from 2010 to 2014, and call center workforce numbers has increased by 46.6 per cent in that same time period. Firms have clearly recognized that Southfield has the location, infrastructure, and talent needed for their business support service centers Both state equalized value and taxable value are expected to continue to increase in the future, albeit gradually. The Southeast Michigan Council of Governments (SEMCOG) is optimistic stating, "This is a healthy outlook for the region and its communities." Ultimately, it's not strictly income levels that determine an area's relative wealth-property values primarily contribute to a community's financial prosperity and are the key to attracting profitable industries and businesses into the area. 54 Key Development Districts The Michigan SmartZone network connects universities, industry, research organizations, government, and other community institutions to stimulate the growth of technology-based businesses and jobs. In 2014, the Southfield SmartZone, along with Automation Alley regional partners, was one of three local development finance authorities (LDFAs) in the State of Michigan to receive a 15-year extension from the Michigan Economic Development Corporation (MEDC). The Southfield SmartZone is a 384-acre certified technology park bordered by Telegraph Road to the east, Inkster Road to the west, and adjacent to 1-696 at the northwest corner of the City of Southfield. It is home to 413 business -109- �Chapter 5: Economic Development Current Conditions employing over 4,000 total employees. Notable companies located in the Southfield SmartZone include Sun Communities, Veoneer, Tenneco, Citizens Bank, Grant Thornton LLP, CBS TV, and Hantz Group. In addition to the SmartZone, the Southfield City Centre, adjacently located south of 1-696 and east of M-10, is Metro Detroit's premier business district with a diverse set of companies and talent that supports the vibrancy of the area. Approximately 45,000 employees working in the finance, insurance, real estate, health care, IT and software industries work within a five-minute drive of the City Centre district. The district's largest employers include Blue Care Network, Eaton, Plante Moran, RI, Alix Partners, Clarience Technologies, Marelli, among many more. The Southfield City Centre district is actively being marketed as a vibrant hotspot for retail and recreation, with the capacity to support 645,000 square feet of retail projected to generate up to $252 million in gross sales revenue by 2016. For more information on the City Center district, please see Chapter 7: SubArea Plans. Tax Revenue and Taxable Value Figure 21. Breakdown of Taxable Value (2021-2022) Industrial, $54,292, 1% Personal, $651,508, 12% ommercial, ,443,156, 451}0 Source: Southfield Assessor's Department Figure 20. General Fund Revenues, 2021-2022 Based on the adopted 2021-2022 City of Southfield Municipal Budget Executive Summary, property taxes represent 66% of General Fund Revenues. Projected taxable value, excluding capture districts (LDFA, ODA, SmartZone, Brownfield Redevelopment Authority, and Renaissance Zone), is $2,606,715,860 which represents a 1.36% increase over the 2020-21 projection. 46th District Court, State Revenue $8,793,54~, 11% The taxable value of Commercial, Residential, Personal, and Industrial properties contributes to the City's revenue from property taxes. As seen in the chart below, the taxable value of Commercial properties results in generating the most revenue to the City at 45% with Residential properties generating the second most at 41%. I $3,3:~5,22, Fees, reimburseme other, $8,284, 10% Investment income, $750,000, \ • Sanitation $2,748,000, 3% Building, Engineering, Planning, $3,942,308, 51}0 Property Taxes, $54,292,348 I 66% Source: Southfield Assessor's Department -110- �Chapter 5: Economic Development Current Conditions Oakland County Oakland County's economy is critical to the state because it provides 20% of states GDP and 17% of state's payroll employment. Oakland's high education levels, strong family incomes, and large share of managerial and professional jobs put the county in a strong position to rebound from the economic hardship resulting from the COVID-19 pandemic. Income Average adjusted household income in Oakland County is significantly higher than in Michigan overall, reflecting Oakland's relative prosperity. Average adjusted household income growth between 2012 and 2019 for Oakland County grew by 25%, from $113,000 to $142,000. In the state, average adjusted incomes grew from $84,000 to $103,000. Only 18% of Oakland County residents live in lower-income households, compared to 28% of Michigan residents. Conversely, 32% of Oakland County residents lived in upper-income households, compared to only 19% of Michigan residents. However, the sharp economic disparities along racial and ethnic lines that exist at the state level are also present in Oakland County. Although only 13% of Non-Hispanic Asian and 14% of Non-Hispanic White residents live in lower-income households, 27% of Hispanic and 33% of NonHispanic Black residents live in lower-income households. Employment During the Great Recession, the unemployment rate in Michigan peaked at 13.8% in the third quarter of 2009, while in Oakland the rate peaked one quarter later, at 13.3%. The unemployment rate in the state and Oakland County will likely continue to decline through the end of 2023, with the rate of decline slightly faster in Oakland County. During Michigan's lost decade culminating in the Great Recession, Oakland County lost jobs at a faster rate than the state. The COVID-19 recession led employment in the state of Michigan to decline by 846,700 {19.1%) in the second quarter of 2020, while Oakland County lost 145,851 jobs {19.6%). All of the net job gains in the county are forecast to occur in the private sector. Government, which includes public K-12 education as well as Oakland University and Oakland Community College, is forecast to lose 913 jobs between 2019 and 2023. Management of companies and enterprises lost only -111- �ChaJ>lcr 5: Economic Den~lopmcnt Current Conditions 303 jobs in 2020 as those companies successfully transitioned to working from home. Management employment is forecast to grow by 2,747 {14.5%) from 2019 to 2023.The finance and insurance industry gained jobs in 2020, and it is forecast to continue seeing steady job gains over the next three years. Employment in professional and technical services declined by 5,902 in 2020, but the county is expecting to recover all of those job losses and more. Within the professional services industry, the county expects architectural and engineering services to see the largest job gains between 2019 and 2023 (3,704, or 9.2%). The construction industry gained 237 jobs in 2020, and the City expects it to be the fastest-growing major industry in Oakland County over the next three years, adding 7,007 jobs between 2020 and 2023. A shortage of trained workers may limit those gains, though. The manufacturing sector outside of motor vehicle manufacturing is forecast to gain 1,127 jobs between 2019 and 2023, with the largest job gains in miscellaneous manufacturing, which includes medical equipment (732), chemicals and pharmaceuticals (543) and plastics (464). Transportation and warehousing is forecasted to grow by 1,977 jobs (15.3%) as e-commerce continues to grow. The retail trade industry lost 9,277 jobs {11.8%) in 2020. We expect it will recover about one-third of those jobs in 2021 (3,179), but that employment will then flatten out. We do not expect that retail trade will return to 2019 employment levels in the foreseeable future. Private health and social services lost 9,427 jobs {8.8%) in 2020 as individuals deferred medical care. The county anticipates that almost all of these job losses will be recovered over the next three years. Local hospitals, however, are expected to employ 1,800 fewer people in 2023 than they did in 2019. Information services are expected to add only 399 jobs {3.0%) over the next three years, as job losses in newspapers and telecommunications mostly offset job gains in software publishing and data processing. Employment in the local motor vehicle and parts manufacturing industry fell by 2,842 jobs (13.1%) in 2020 but is expected to recover 46% of those job losses over the next three years {1,307). Like retail trade, the local motor vehicle manufacturing industry may never return to 2019 employment levels. Wages The average real wage in Oakland County has consistently run about 15% higher than in the state of Michigan. Both Oakland County and Michigan overall saw a large jump in average real wages during last year's pandemic recession; real wages grew by 6.2% in Oakland County and by 5.8% statewide, the largest single-year increases in real wages on record. The jump in average wages last year represented the disproportionate loss of lower-paying jobs relative to higher-paying jobs caused by the COVID-19 pandemic. Few individual workers experienced wage increases of that magnitude. As the economy recovers from the pandemic, employment among lower-income workers is expected to increase more quickly than among higher-income workers. Real wages are forecast to average $67,600 in Oakland and $58,700 in Michigan by 2023. Thus, despite the near-term pull-back, Oakland County's average real wage in 2023 will stand 4.8% above 2019 levels. Whether this increase will be outpaced by inflation has yet to be determined. 55 -112- �Chapter 5: Economic .Dcvelop1ncnt Current f'ond.itions Education Sector Employment in Oakland County's higher-education services industries declined by 11% in the second quarter of 2020. The recovery in the higher-education services industries should be boosted by the widespread return of full-time, in-person K-12 and higher education in 2022. The return of the healthcare industry to more normal operations should also boost employment in the higher-education services industries. The impact of the 2020 pandemic recession has been the most severe for Oakland County's lower education services industries. In the second quarter of 2020, employment in these industries declined by 32 .8%, or nearly one-third. The county estimates that the lower-education services industries recovered just over half of those job losses by the fourth quarter of the year. Although healthy job growth is forecast in the lower-education services industries through 2023, but the reality is that these industries are currently still in a deep hole, from which recovery will be difficult. Many businesses in these industries have closed during the pandemic. It will take time for new businesses to open and for new patterns of consumer behavior to be established. Additionally, the headwinds facing the retail trade industry prior to the pandemic remain in place. With those factors in mind, the county forecasts employment in these industries to remain 3.1% short of its pre-pandemic level at the end of the forecast period in the fourth quarter of 2023. 56 -113- �Chapter 5: Economic l>cYclopmcnt Recent Programs and Initiative~ Recent Programs and Initiatives Programs History of Incentives in Southfield The City's economic base, while still rich in economic assets and opportunities, faces stiff competition from newer and nimbler regional communities. This base is restructuring because of corporate mergers and acquisitions, manufacturing and service industry outsourcing, and the desire by most businesses today to reduce operating costs and improve productivity. The City of Southfield's Business Development (SBD) team aids micro businesses to Fortune 500 companies with specialized concierge services. They partner with businesses through every phase of the development process. Whether a business relocation, construction of a new facility, or the launch of an entrepreneur's small business dream, they will walk you through the process from identifying a site to grand opening. SBD also connects businesses to a variety of federal, state, and regional incentives and assistance. Southfield's incentives, combined with an ideal location, business-friendly atmosphere, fast-track concierge service and motivated workforce, are why so many Fortune 500 and international companies have already said "Yes!" to Southfield, "The Center of It All." Local Incentive Policy The City of Southfield is truly "Open for Business" as attested by our favorable business climate, skilled workforce, and redevelopment ready, business-friendly environment. The City of Southfield is a "Core Community" as designated by the State of Michigan. Corporations and development projects will be eligible for a wide range of incentives from the State, County, and other local agencies. Southfield Administration is dedicated to fostering a partnership between its investors, developers, and the regulatory authorities to fill office space and to return "brownfield properties" to active and appropriate reuse. The City encourages looking to open a business or developing a historically impacted property in the City to discuss these incentives with the SBD. The City prefers providing incentives to projects that support: • • • Increase occupancy in office sector Provide adaptive reuse of vacant/blighted buildings Create additional research and development and/or high-tech manufacturing -114- �f'lrnJ>tcr 5: Economic Development Recent Programs and lnitialiYcs • • Increase the diverse range of industry Advance strategic goals for the City of Southfield, such as: o Increase the supply of workforce housing o Increase the walkable environment o Increase the commercial occupancy rate o Contribute to advancing action items in the adopted Master Plan Available Incentives There are several types of incentives that can be used to assist with real estate redevelopment and business attraction efforts. These include, among others, tax abatements, tax increment financing, revolving loan funds, low interest loans and grants, expedite planning and building permits and Oakland County Michigan Works Southfield talent assistance. The City will discuss the options with developers during an initial consulting meeting. The applicant will be required to show a financial need for assistance and provide verification that they are eligible for assistance according to state law. Pursuant to this policy, potential developers and/or companies may identify a specific need and apply for local and state incentives. The Southfield City Council sets parameters for when and how particular local incentives will be awarded and will consider each application on a case-by-case basis, based on the merits of the particular project and intended future use of the property, if applicable. PA 210 Commercial Rehabilitation Act Encourages the rehabilitation of commercial property by abating the property taxes generated from new investment for a period up to 10 years. Properties must meet eligibility requirements and be located in a Commercial Rehabilitation District as defined by the City of Southfield and by Oakland County. The State Tax Commission is responsible for final approval and issuance of Commercial Rehabilitation certificates. PA 198 Industrial Facilities Exemption Property tax abatements were created by the State of Michigan to provide a stimulus in the form of significant tax incentives to industries that renovate and expand aging plants, build new plants, and promote establishment of research and development laboratories. Property tax abatement is an incentive provided primarily to build new plants in Michigan or renovate and expand aging assembly, manufacturing, and research plants. The incentive comes in the form of abated property taxes. The value of the project added will produce 50% of the taxes for a set period of time and then resume to the full tax value at the end of the abatement period. The State Tax Commission is responsible for final approval and issuance of Industrial Facilities Tax Exemption certificates. -115- �Chapter 5: Economic nc,·clopment Recent Programs and Initiatives Public Act 328 New Personal Property Exemption Allows eligible businesses to abate personal property taxes on new investments in the City of Southfield. Eligible projects include manufacturing, mining, research and development, wholesale trade, and office operations. The State Tax Commission is responsible for final approval and issuance of Personal Property Tax Exemption certificates. A developer or company cannot be eligible for incentives in the City if it meets any of the following criteria: • • There are outstanding back taxes owed on the property, or The parcel on which development is proposed is not an eligible property as defined by the applicable legislation. In 2014, the legislature finalized revisions to the Michigan Personal Property Tax (PPT) reform. Under this revised package, the small "essential services assessment" (ESA) that manufacturers pay to cover their costs associated with local government police, fire, ambulance, and jail services will now be a flat, statewide rate that is fixed and requires only one form and payment to be submitted to the state. Michigan Business Development Program This program is available to eligible businesses that create qualified new jobs and/or make qualified new investment in Michigan. This is a new incentive program available from the Michigan Strategic Fund (MSF) in cooperation with the Michigan Economic Development Corporation (MEDC). The program is designed to provide grants, loans, and other economic assistance to businesses for highly competitive projects in Michigan that create jobs and/or provide investment. Brownfield Tax Increment Financing For brownfield tax increment financing, the cost of certain eligible activities may be reimbursed through capture of taxes on the increased taxable value resulting from redevelopment. This tax capture can apply to both local and state property taxes but will require approval of the MEDC and/or MDEQ if state property taxes are captured. Eligible activities in the City include, not limited to: • Environmental Assessments (ex. Phase I, Soil and Groundwater Investigations, Baseline Environmental Assessments) -116- �..... Chapter 5: Economic Development Recent Programs and lnitiatin!s • • • • • • • • • • Response Activities Due Care Plans Remediation and Engineered Controls Asbestos and Lead Based Paint Abatement Demolition Pre-demolition asbestos abatement Other actions necessary to protect the health, safety, welfare, environment, or natural resources Public Infrastructure Site Preparation Site Improvements Interest costs are not considered to be an eligible activity under this policy. Whether the Applicant successfully demonstrates such a need will be determined at the sole discretion of the City. Applicants are encouraged to obtain approval for school tax capture as appropriate for the eligible activities requested. The Applicant is responsible for keeping detailed records of all eligible expenses and investments, including purchase orders, invoices, waiver of liens, contracts, and records of payment, and for providing these to the City when requesting the incentive, as detailed by the City. Final reimbursement will be based on the records provided, and the City is not responsible for incomplete or inaccurate records. All requests for eligible expense reimbursement must be received no later than one year after receipt of certificate of occupancy in order to be considered eligible for reimbursement. A construction, redevelopment, renovation, or reconstruction project can be eligible for incentives in the City if it meets all the following criteria: • The property is in the City of Southfield • The property is an eligible property as defined by applicable legislation An eligible project can be considered for incentives in the City if it meets all the following criteria: • • The project is consistent with the objectives of this guideline and the City Master Plan The projects construction budget and operating proforma indicate that it requires incentives to be successful and would not occur without the incentives • The project will significantly contribute to revitalization of the City through increased property taxes, job creation or creation of place • The development will ameliorate impediments to redevelopment through demolition, restoration, remediation, mitigation, or control A project cannot be eligible for brownfield incentives in the City if it meets any of the following criteria: • • • The Applicant is responsible for hazardous substance contamination identified at the property There are outstanding back taxes owed on the property The Applicant is not an innocent landowner as defined by Act 381 -117- �• Chapter 5: Economic DcYclopmcnt Recent Program~ and Initiatives • The parcel on which development is proposed is not an eligible property as defined by the applicable legislation Projects will be evaluated based on, but not limited to, the following criteria : • The amount of extraordinary costs for redevelopment • Amount of property tax generated after construction • Amount of investment on a square foot basis • Job retention, creation, and quality • Location • Existence of abandoned, blighted or functionally obsolete buildings on property • Length of time for which incentives are being requested • Amelioration of threats to public health or the environment • Whether the project will provide additional beneficial effects on the surrounding area and the community as a whole For more on how brownfield redevelopment ties in with the natural environment and health, please see Chapter 3: Healthy Living. Pandemic Response Federal Response Created by the American Rescue Plan Act (ARPA) in 2021, the Coronavirus State and Local Fiscal Recovery Funds provide eligible governments with a substantial infusion of resources to meet pandemic response needs and rebuild a stronger, more equitable economy as the country recovers. Within the categories of eligible uses, recipients have broad flexibility to decide how best to use this funding to meet the needs of their communities. From an infrastructure standpoint, governments may use Coronavirus State and Local Fiscal Recovery Funds to: • Support public health expenditures, by funding COVID-19 mitigation efforts, medical expenses, behavioral healthcare, and certain public health and safety staff. • Address negative economic impacts caused by the public health emergency, including economic harms to workers, households, small businesses, impacted industries, and the public sector. This can provide a wide range of assistance to individuals and households, small businesses, and impacted industries, in addition to enabling governments to rehire public sector staff and rebuild capacity. • Replace lost public-sector revenue, using this funding to provide government services to the extent of the reduction in revenue experienced due to the pandemic. • Provide premium pay for essential workers, offering additional support to those who have borne and will bear the greatest health risks because of their service in critical infrastructure sectors. This can be used to offer premium pay directly, or through grants to private employers, to a broad range of essential workers who must be physically present at their jobs -118- �Chapter 5: Economic ncvclopmcnt Recent Program~ and Initiatives • Invest in water, sewer, and broadband infrastructure, making necessary investments to improve access to clean drinking water, support vital wastewater and stormwater infrastructure, and to expand access to broadband internet. Cities may also use this funding to invest in wastewater infrastructure projects, including constructing publicly owned treatment infrastructure, managing, and treating stormwater or subsurface drainage water, facilitating water reuse, and securing publicly-owned treatment works. Cities may use funds for maintenance of infrastructure or pay-go spending for building of new infrastructure as part of the general provision of government services, to the extent of the estimated reduction in revenue due to the public health emergency. ARPA also provides for transit agency grants, which can be used for transit agencies to prevent, prepare for, and respond to COVID-19. This includes the reimbursement of payroll of public transportation employees, operating costs to maintain service due to lost revenue due because of the COVID-19 public health emergency and paying the administrative leave of operations personnel due to reductions in service. MEDC/State Response Since a State of Emergency was declared in March of 2020 in response to COVID-19, the Michigan Economic Development Corporation (MEDC) has launched 23 economic relief and recovery programs to provide vital economic support to businesses, entrepreneurs, workers, and communities across all 83 Michigan counties to support the frontlines in the fight against COVID-19. County Response Oakland County is comprised of more than 1.2 million residents and 42,000 businesses that generate more than 20 percent of Michigan's gross domestic product. Maintaining a healthy economy in Oakland County is not only a key goal, but also provides an essential contribution to the fiscal well-being of the region and state. As of spring of 2021, Oakland County received more than $257 million in funding from the federal and state governments to manage through the pandemic. The largest portion dedicated to communities and families; closely followed by funding for businesses and workers; and, finally, to support county COVID-19 operations. Oakland County leaned in to provide support to make certain residents had the resources they needed to survive. Through funding to local municipalities, public schools, libraries, senior centers, veteran service organizations, and community centers, the county worked to ensure services and support systems were accessible virtually and/or in person. Emergency funds for rent, mortgage, utilities, and food assistance also were made available to veterans and their dependents, as well as citizens negatively impacted financially by COVID-19. Nearly $90 million in support was directed to the business community for those seriously impacted by the pandemic through a variety of initiatives, including: • • • A series of five small business grant programs that provided direct financial support to small businesses, in the early days of the pandemic through the winter of 2021, ranging from the retail and hospitality industries to manufacturing, business services, and wholesale Grant programs were developed to support manufacturing companies to retool and use advanced manufacturing processes to provide PPE and improve the region's ability to respond to future supply chain disruptions 15,000 reopen kits were created to help small businesses access hard to find PPE and cleaning supplies needed to safely open to the public -119- �Chapter 5: Economic Development Recent Programs and Initiatives Southfield Response In response to the pandemic, the City of Southfield instituted the following measures to assist businesses: • • • • • • Allowed restaurants to expand outdoor dining areas Allowed providers of personal services to operate outside an established business Reduced fees and expedited approvals Provided businesses with free 'Open for Business1 and/or 'Open for Carryout1 lawn signs Distributed over 400 free COVID-19 safety tool kits to help small businesses reopen safely Offering grants for restaurant relief through the Restaurant Technology and PPE Reimbursement Program and the Restaurant Weatherization Program RRC Program The Redevelopment Ready Communities (RRC) program was initially developed under the Michigan Suburbs Alliance in 2006. Southfield was one of the first five communities to obtain certification in 2006 and was recertified in 2019. Southfield's RRC Certification is now valid through December of 2024, but the process for updating begins December 9, 2022. Throughout 2020, MEDC and the Michigan Municipal Executives (MME) worked together to solicit feedback on communities' experience in RRC and how they could work to ensure RRC is built in a way that acknowledges the challenges and ever-changing needs local communities face. Feedback included a widely distributed survey with over 200 responses as well as three live feedback sessions facilitated by customer service professionals, allowing them to capture not only quantitative feedback but also hear the real-world stories and impacts RRC is having in communities. RRC 2.0 provides two options for communities to choose from, allowing communities to choose the path that best fits local capacity and goals. While some new ones were included, the number of best practice criteria decreased overall. In conjunction with RRC 2.0, the MEDC released updated guides, Trello boards, RRC Library, training modules and more. The City previously identified three redevelopment-ready sites under the RRC program, including: the former Northland Center, the city owned vacant 8.14-acre parcel ("EverCentre 11 ) located at the northwest corner of Evergreen Road and Civic Center Drive, and the former McKinley School. -120- �Chapter 5: Economic Development Recent Programs and Jniliali\'CS 2018 SODA Reestablishment The Southfield Downtown Development Authority (SODA) is the governmental entity responsible for capturing local tax revenue and directly reinventing it in local community amenities, particularly those that boost economic development. The SODA was created by City Council in 1988 to stabilize the area known as the SODA District. After the initial period of the SODA lapsed, it was re-established on May 5, 2018, by City Council. The SODA District's location astride the Lodge Freeway (M-10) and adjacent to the Cities of Detroit and Oak Park is an important gateway into the City of Southfield. The district is approximately one square mile, bounded by Mt. Vernon to the north, Greenfield Road to the east, Eight Mile Road to the south, and Southfield Road to the west. The SDDA's continued success and vitality are important to maintain Southfield's positive community image in the southeast Michigan region. The largest land area in the District includes the former Northland Shopping Center. Built in the 19SO's, Northland was one of America's first enclosed shopping centers. The District is also home to the new Northland City Center (under construction), Oakland Community College, St John Providence Hospital (Southfield's largest employer), and Surgeons Choice Medical Center along with a concentration of health services type office and commercial uses. Since the inception of the SODA, the District has seen more that $160 million in development and redevelopment construction. Some recent activities include the Northland City Center redevelopment, Oakland Community College campus expansion, which includes the acquisition of the adjacent North Park Plaza property, and St John Providence emergency center expansion. SSDA MISSION "Ensure a safe and prosperous environment that advances technology, healthcare, retail, and higher education while supporting stakeholder values that care, share, and grow the Community." -121- Map 10. Southfield DDA Boundary �Chapter 5: Economic lle\'clopment Recent Programs and Initiatives Additionally, the SODA has partnered in public improvement projects including the Nine Mile Road reconstruction, Northland Transit Center reconstruction, and the Greenfield Road reconstruction. Also, the SODA has constructed sidewalks, improved streetscape amenities along with bus stop improvements to enhance the walkability of the district. The SODA provides maintenance of all the public space and streetscape areas within the district. Finance Mechanism The SDDA's operations are funded through a 1.778 mill tax levy along with Tax Increment Finance (TIF} revenues to achieve the objectives of the development plan. Using TIF revenues, the SODA has contributed over $1 million in public improvements to the roads, streetscapes, gateway features and landscape improvements. Unfortunately, at present the Tax Increment Finance tool which the SODA uses for projects is still under-funded, meaning there are no funds to complete projects now. Once future projects come on-line, then additional revenue may be available. Today, the SODA maintains focus on attracting retailers, restaurants and medical healthcare providers to the area and filling a demand by area residents and employees for goods and services close to home and work. However, because of the pandemic impacts to the local and national economy, the SODA is not currently collecting enough tax revenue to finance all planned projects. Governance A twelve-member board, plus the Mayor, meet bi-monthly to carry out the activities of the organization. The SODA uses committee structure to advise staff and review specific projects and finances. -122- . SODA FOCUSED DEVELOPMENT PROJECTS • • • • • • • • Enhance the District's physical layout. Improve the District's public infrastructure and aesthetics. Provide development and redevelopment assistance. Encourage improvements on private properties. Renovate and improve the District's facilities. Continue maintenance and District operations. Promote business development. Conduct District-wide marketing, on-going administration, and planning. Map 11. Oakland Community College Campus Future Expansion Map �Chapter 5: Economic De, elopmcnt Recent Prog1·ams an<l lnitiath,cs Map 12. Downtown Development Authority (DDA} Buildings in 3-D Classified by Use d ing Ace."t~ent r.g 1-ieelth end Soc,e Servi ces Trtr.sDo"tat;on erd lJt ': ,y f' Park;ng Gerege De l vel} Se -vice:; LbreCorr-..:ory Qua:-:er$ f' Go11ern~erte Le ,sur-= Act 111 t' Menu':acti.:r:nc; f' Re l:g o u~a!id C,v,c f' f' Res dent a l Care Fae ·.;y Y./ere~.ou,;e e:-,d Storage \N hole~a•e Trade O;her -123- �.Chapter 5: Economic l>c,·elopmcnt Recent Prog1·ams and Initiative!-t Strategic Planning The most recent strategic plan for the SDDA was adopted in 2013, prior to the lapse and reestablishment of the authority. The purpose of the 2013 SDDA Strategic Plan is to reaffirm the overall direction for the SDDA District with input provided by the SDDA Board, the City of Southfield, and other partners. Considering the effects of changes in the economy, population and housing trends is a vital piece to the continued growth of the area . ,,,,_,,...- \ Plan Goals and Objectives ~ 1. Infrastructure & Aesthetics: Enhance the District's streetlight 2. infrastructure and increase safety for pedestrians; Enhance the District's road infrastructure; Improve the appearance of Eight Mile, the Service Drive and Greenfield Roads; Improve the District's walkability; Enhance the District's landscape and fr•par<fd by 1M City ol aesthetics; Transit Improvements. l'lanning ..... Economic Vitality of the SODA: Prepare and adopt a real estate property acquisition policy; Support streamlining of City's approval process; Pursue funding from non-TIF sources. Marketing & Communications: Improve the public's perception so that the SDDA is considered a safe place to live, work and visit; Strengthen code enforcement in the District; Improve communication between apartment owners in the District and the SDDA; Continue public relations and marketing program and work with media to broadcast success. -~ 11G 3. ~ ~ ,..,,. .. , :IQ2l Housing The housing stock in the Southfield DDA is dominated by units in large buildings, as 48.6% of the district's housing units are in buildings containing 20 or more units. 70% of the SDDA's housing units are rentals, which is substantially higher than the housing stock in the city. Interestingly, home values for owner-occupied units in the SDDA are slightly higher than in the City of Southfield, perhaps because of recent conversions of rental units into condominiums. However, rents in the SDDA are lower than the City's median value . Overall, this indicates that the SDDA is a viable and competitive choice for persons seeking housing in the city, a positive indicator for the future success of the SDDA District. -124- �-Chapter 5: Economic Development Recent Prog1·ams imd Initiatives Business and Employment The SODA is an important business and employment center within the City, as the home to retail, healthcare, and education entities. Prepandemic, the SODA was home to roughly 11.05% of all businesses in the city and 8.02% of all employees in Southfield worked in the SODA. The health services sector made up the highest concentration of employment at 37 .4%; followed by the retail trade sector at 17 .2% and professional, scientific and technical services sector at 8.8% in the SODA district. Other Projects and Developments Non-Motorized Pathways As of 2022, the City is working on linking the City Centre shared-use pathway to the future perimeter pathway to be constructed around the Northland City Center and connecting the City Centre District to the DDA District and Lawrence Technological University (LTU) to Ascension Providence Hospital - Southfield (a full-service hospital with 24/7 emergency care, a Level II Trauma Center, and a Primary Stroke Center) via a non-motorized pathway. For more on the City Centre Trail, see Chapter 8: Public Infrastructure. The Southfield Non-Motorized Pathway and Public Transit Plan (adopted 2013) is the basis for pedestrian, bicycle, and transit improvements on a city-wide scale. At the time, the master plan recommended performing sub-area plans for the City Centre and SODA that would have specific projects and priorities for implementation. These sub-areas plans would create the needed connections at a pedestrian scale. These pathway sub-area plans began with a review of the previous planning efforts and on-going City sponsored projects. Public input included an on-line survey, and interviews with City and SODA staff, SODA businesses, and transit stakeholders. The primary objectives resulting from the effort are: • • • Pedestrian Connections: Mid-block pedestrian crossings with refuge islands and pedestrian signals; Aesthetics and amenity improvements, including lighting, landscaping, and benches; Bridge improvements to facilitate pedestrian crossings of the Lodge Freeway (M-10). Bicyclists: Northwestern connector to Lawrence Tech, MOOT/Greyhound, and the City Centre district; On-street bike lanes on Mt Vernon; Bicycle parking as part of new developments; Bicycle routes connecting east and west of the Lodge Freeway. Transit: Creation of a transit center along Nine Mile Road near the Oakland Community College Southfield campus; Staged improvements to the existing transit center at Northland Center; ADA compliance, including key-walk installations; Additional installations of bus shelters, including benches, trash receptacles and bike racks where appropriate. -125- �Chapter 5: Economic nc,·clopmcnt Recent Programs and Initiative~ Coasting The Baseline Project The Coasting the Baseline Project is a series of commemorative markers located on Eight Mile (Baseline) Road. Each marker is a ten-foot-tall obelisk that describes the significance of surveying in the settlement of Michigan and as the foundation for property ownership in the state. Michigan was the first state in the nation to be fully surveyed using modern surveying practices. Known as the Public Land Survey System (PLSS) or the rectangular survey system, it is a mathematically designed and based method of measuring land. The Baseline became known as Eight Mile Road and runs across Michigan from Wayne County on the east to Van Buren County on the west. The prime meridian was established at 84 degrees, 22 minutes, 24 seconds west longitude, a line drawn straight north from Defiance, Ohio. All subsequent land surveys in Michigan refer to these principal coordinates. The original Southfield Township was designated as "Town No. 1 North, Range 10 East." The Southfield Coasting the Baseline Obelisk is the fourth obelisk installed to join those of other neighboring communities (Farmington Hills, Northville, and Novi) along Eight Mile Road. It is envisioned that markers will stretch from Lake St. Clair to Lake Michigan along the baseline. The markers, designed by Michigan native and world-renowned sculptor David Barr (1939-2015), include engraved references to early surveying tools, land ownership, and elements of each community's local history (including Southfield) and are made from alternating blocks of black and white granite . The obelisk shape was chosen because it was commonly used by early surveyors to mark significant geographical points. The site selected for Southfield's Coasting the Baseline marker is at Eight Mile and Rutland on City-owned property, located in the SODA district. The Southfield Coasting the Baseline Obelisk was erected in the fall of 2015 through private and corporate sponsors. The project includes a 24-foot by 24foot concrete plaza, divided into 36 equal squares to replicate the original 36 square mile sections of Southfield Township. Each section contains a survey marker representing a numbered section 1-36. Additional features include benches, brick piers and ornamental fencing, landscaping, and a "donation" plaza . The plaza was dedicated on June 10, 2016. -126- �Clrnpter 5: Economic Development Recent Programs and Initiatives Northland Center Redevelopment When the Northland Center first opened in 1954, it was the world's largest shopping center. Northland led the way for Southfield to become a major commercial, business, and residential center in metropolitan Detroit. In addition to being a catalyst to population growth in Southfield, the Center help foster enormous office expansion in the City. The opening of Northland Center on March 22, 1954, was the springboard for the phenomenal growth of Southfield in the 1950's and 1960's. The Northland Center was the Nation's first modern shopping mall opened in 1954. The anchor of more than 80 stores would be the world's largest branch department store: the JL Hudson Company. Hudson's selected the site in Southfield because of its location near major roads and the area's growing, migrating population. The architect, Victor Gruen's vision was to create an urban core in a suburban setting. He believed that a shopping center encompassed the good qualities of the old marketplace and country fair. However, after a sixty-year successful run and due to changing retail shopping habits of consumers and products, Northland center fell into receivership and closed in April 2015. Over time, Northland became a victim of the economy, competition from other lifestyle shopping centers, changing consumer tastes, and a shift in retail shopping including e-commerce. Ashkenazy Acquisition, which bought the Mall in 2008, defaulted on a $31 million payment in 2014. In September 2014, Northland Mall entered into a court-appointed receivership under the direction of Simon and Attorneys ("Simon"). Shortly after this both Target and Macy announced they would close their respective stores forcing the mall to close in its entirety April of 2015. In December 2015, the City of Southfield purchased the former Northland Center and its 114-acre site for $2.4 million. The purchase does not include the closed Target store or the Triumph Church (former JC Penny Department store). The City estimates that it will spend approximately $8-10 million in demolition and land clearance. The City of Southfield has identified two primary sources of funding: The Tax Base Initiative Fund (TBIF) and the Local Improvement Revolving Fund (LIRF). In addition, there are several grants and low interest/no interest loan opportunities to off-set part of the cost of the purchase, demolition, and site clean-up. Former Northland Mall Redevelopment Study In 2016, the City of Southfield hired a professional design development team, guided by a steering committee, to assist the City with the development of an initial strategic plan for the redevelopment and repurposing of the former Northland Mall site (approximately 114 acres) to include: acquisition, site assemblage, demolition, repurposing, public engagement, creation of mixed-use concept plans, g;-een infrastructure, place making, branding campaign, marketing, and a phased development plan. -127- �,_ -Chapter 5: Economic Development Recent Programs and Initiatives Reinventing Former Northland Mall Site As of August 2021, the City of Southfield successfully sold Northland Mall, for $11,093,000, to Contour Companies ("Contour") of Bloomfield Hills, Michigan. Contour Companies (aka Northland Center, LLC) have proposed a dynamic mixed-use redevelopment including apartments at various rental rates, retail and restaurants, office and green space that closely mirrors the City's original vision for the Northland Redevelopment based upon residents' collective input. Contour plans to save the original five retail pads from the former mall as well as the underground tunnels and former Hudson's building. The redevelopment will occur in two phases. Phase 1 will transform the property into a lively new urban center that consists of approximately 1,339-unit mixed-use apartment community which will provide work-force housing. Six of these buildings will have a commercial component on the ground floor. The former Hudson's store will be developed into the Hudson City Market, a vibrant food-and-specialty home furnishings marketplace, occupied with dining and entertainment options. Phase 2, located on the western part of the property, will both complement and complete the development's sense of community by incorporating townhouses and more mixed-useresidential. The landmark power plant is proposed to become a community clubhouse adjacent to the Northland water tower. -128- �Ch apter 5: Economic Dc,·clopmcnt Recent Programs and Initiath·c8 Northland City Center On January 19, 2021, the City Council approved and applied the Overlay Development District ODD (see Chapter 2: Key Recent Changes and Trends for full explanation) for the re-envisioned " Northland City Center," mixed -use development on approximately 105 acres by Contour Companies of Bloomfield Hills. Demolition began in the summer of 2021 and the first phase of development began, which includes a mixed-use development consisting of up to 1292 apartment units, 218 loft reside nces, and 144,522 square feet of commercial space along Greenfield Road, renovations to the former mall (approx. 750,000 sq . ft. i.e., Hudson Market Place, Health, Wellness and Fitness, Cinemas, etc.) Phase II will have mixed-use commercial space; 84 townhouses and 192 apartments; health, wellness and fitness; recreational facilities; hotels; senior living; medical and general office; water tower restoration; pump house renovation and related uses within the Northland Overlay Development District. LJ Phase 1-A Buildings '/\ & 'B' Constructio11 05.08.2022 to 09.03,2023 LJ Phase 1-B Buildings 'F' & 'G' D Phase 1-C Buildings Construction 03.15.2023 to 09. 15.2025 1' & 'K' Construction 10.15.2024 to 04.15.2026 LJ Phase 1-D Buildings 'C' & T LJ Phase 1-E Buildings 'D' & 'E' Construction 05.15.2025 to 0J.15.2027 - J LJ D Construction 05.15.2025 to 01.15 2027 Phase 1-F Buildings 'H' & 'N' ConstructioJJ 04.15.2027 to 02.15.2029 r!:c.se 1-G Buildings 'I: & 'M' Con~truction 04.15.2027 to 02.15.2029 LJ Pha se 1-H Northland Center Construction 11.15.2021 to 11.15.2025 Phase 1-1 Hudson's City Ctr. Construction 07 15.2022 to 11 15. 2025 NORTHLAND PHASING PLAN - Amended ODD for NoitoScxii~ · ~ · - CITY ·- -CENTER .. Costco - LJ Phase 2-A Costco Bus. Ctr Con ,truction 04.01.2023to11.04.2023 -129- �ChaJ>ter 5: Economic DeYelopmcnt Recent Programs and Initiatives The Middlepointe (formerly EverCentre) In 2021, Middlepointe Investment Group, LLC a Michigan limited liability company, was approved for an Overlay Development District for a mixed-use phase development for the city owned vacant 8.14-acre parcel (formerly known as "EverCentre") located at the northwest corner of Evergreen Road and Civic Center Drive. The multi-phased mixed-use development may include retail, restaurant, office, residential and pocket parks. The Middlepointe project consists of construction of new workforce housing and mixed-use development. This project will complete the site demolition left unfinished from the previous three building office-complex and fill and repair the grade issues left currently present onsite. The new development project consists of construction of a walkable, high-density mixed-use development. A mix of 4 to 6 story residential and retail buildings will be constructed on the western side of the site along Central Park Boulevard, with a multi-story parking deck, and integrated, high-density, ground level parking beneath one of the residential structures. In total, the project includes 275 residential units (240,000 square feet), a 448-space multi-story parking deck, 20,000 square feet of retail/commercial flex space with associated parking, and pocket-parks, public gathering, and green space. The apartments will include amenities such as community areas, pool, fitness center, business center, pet spa, parking garage, keyless entry, package room, storage, bike share and more. Residents will have direct access to City Centre shops and restaurants. The project is mixed-use and fits into the City of Southfield's redevelopment ready community plans for a walkable community. The city has made significant investments in improving walkability within the City Centre, especially along the Evergreen Road corridor, h together local businesses, universities, residences, and parks. This project significantly increases the Southfield City Centre's mixed-use presence, while providing amenities and services to residents and visitors all within walking distance. This project is a lynch-pin that will bind all the other efforts to date. -130- �Chapter 5: Economic nc,·clopmcnt Recent Program~ and lnitiatiYcs Location The project is located at the northwest corner of Evergreen Road and Civic Center Driver, Southfield's version of "Main St. and Main St." Located in the commercial corridor of Evergreen Road, in the heart of Southfield's developing City Centre district, it is adjacent to the city's municipal complex, library, golf course, ice rink, recreational and park center (east of the project), connected by a pedestrian crossing. New mixed-use residential development is located directly west of the project location. The Southfield Town Center office complex and the 33-story, 216 unit, 5000 Town Center residential high-rise along with 250 Brownstone Town homes are to the south of the project. This development will complement the numerous other mixed-use, retail, corporate offices and parks that have been developed in the City Centre over the past 5 years. Workforce Housing The project fits within the city's master plan and is part of the city's area-wide planning effort and integrated into its redevelopment ready community plans. Workforce housing is in high demand, especially in the City Centre area. Southfield has a large corporate footprint, and the current dated housing stock does not provide options which include modern design or amenities found in surrounding communities. This is critical to ensure Southfield can attract and retain residents in the workforce. More now than ever the current workforce is seeking housing options that are in close proximity of their jobs, including everyday services and amenities within walking distance. The Middlepointe Development checks all these boxes and will serve the current demand for workforce housing. The development also has space allocated for co-working space to accommodate the trend of remote workspaces. The City of Southfield has been actively supporting this development effort in the City Centre with the following projects. The Middlepointe development will provide a diverse mix of tenants that will create jobs and provide both entry-level positions and upper tier positions in the medical field. Furthermore, the development of this key site will attract new business and residents to the City, while spurring further development of nearby properties. This development will also act as a retention mechanism for companies who currently call the Southfield City Centre home. -131- �,,,,,,.. .,,,.,. Chapter 5: Uconomic Dt~,clopmcnt Recent Programs and Initiatives McKinley School Redevelopment In the 1920s, the local school district was served by a one room schoolhouse-not exactly the type of modern living that Baker was trying to sell to prospective homebuyers. Therefore, in an unusual fashion for a home developer, Baker himself financed the construction of a new school building to attract families to the area. The school, built in a then-popular Collegiate Gothic Revival style, was named for U.S. President William McKinley, and completed in 1929. McKinley School features architectural enhancements such as terrazzo floors and custom tiled drinking fountains and fireplaces. Southfield Township, and later as the City of Southfield after its incorporation, experienced significant post-WWII suburban development. The district's enrollment tripled in the 1950s alone. Due to overcrowding, in 1956 the school district constructed an addition to the building in the modern International Style. Just as in the 1920s, growth projections of the 1950s were overestimated and the population boom slowed, and in time the school found itself underused and outdated . McKinley School closed in 1971 but was given additional uses throughout the 1970s and early 1980s via special education, Southfield Schools staff offices and as a community -132- �Ch.tJ>tcr 5: Economic De, dopmcnt Recent Programs and lnit.iath·e s center. The school district leased and later sold the building in 1984 to the Academy of Detroit North, who at some point added portable classrooms to the property. The Academy of Detroit North closed in 2015 and the site has been vacant since. Phase I: 18 residential condominiums within school building and removal of temporary portable structures along with lawn restoration • • • 9 one-bedroom units (943 -1,020 sq. ft.) 6 two-bedroom units (1,281-1,786 sq. ft.) 3 three-bedroom units (2,100 - 2,600 sq. ft.) Phase II: Construction of 11 two-story, two-family side-by-side residential condominiums (22 total units) • 22 three-bedroom units (1,811- 2,090 sq. ft.) John Grace School Redevelopment The former John Grace School and Community Center, located at 2130 Indian Street, is being considered for adaptive re-use for affordable senior housing. The City, in cooperation with the Planning Department and Planning Commission, is looking at the feasibility of renovating the historic building, reconfiguring the site, and making public improvements near the subject property. In early 2022, the City began considering rezoning the property as a Residential Unit Development District (RUDD). The RUDD option amendment to the zoning ordinance was adopted on May 30, 2019, with the aim to spur innovative redevelopment of historic buildings; the John Grace site is one of several that had been designated as possible future RUDD sites within the city. John Grace Arms, a multifamily development proposal by Lockwood Companies, is now in the preliminary review process and, if approved, would provide 60 affordable housing units in addition to a 0.62-acre public park and indoor community space available for reservation. Providing appropriate senior housing options is increasingly important as the general population ages. Fewer financial resources are available to older residents, as such, they need affordable options that are safe, attractive, and stimulating. Many older adults live in established neighborhoods, and some find their financial resources strained over time, -133- �I .- Cha1>tcr 5: Economic Dc\'elopmcnt Recent Programs and Initiatives leaving them to struggle to maintain their homes, or worse, to heat them or pay their mortgage at all. Seen as a transition from the single-family neighborhoods to the north into the more intensely developed areas along Eight Mile Road and Grand River Avenue to the south, the improvements are likely to activate continued investment from the City, businesses, and neighbors. The Alcove and Arbor Lofts The Alcove I I Utilizing the Overlay Development District (ODD) zoning tool (see Chapter 2: Key Recent Changes and Trends), the Alcove project, pictured left, was the conversion of the former Hawthorn Suites into 144 total units of market-rate multi-family style housing units in 18 buildings with community center, pool, outdoor patios and dog park Arbor Lofts The Arbor Lofts project, pictured below, was a three-phase redevelopment project that converted the former 114,000-square-foot, four-story Civic Plaza office building into a new residential and retail community in 2013. • Phase 1: The top three floors were converted into 57 loft apartments with a total of 171 rooms. The first floor has been converted into mixed-use space, including a common gym, and lounge area, and other business and personal service type uses. • Phase 2: 16-24 two-bedroom micro-units (450-900 sf) within row-houses along Civic Center Drive and existing carports converted to 6 additional units. • Phase 3: includes 24-72 two-bedroom micro-units (450-900 sf) of multifamily units located to the northern portion of the site with a new dog park. -134- �Chapter 5: Economic D<.·Yclopmcnt Recent Programs and Initiatives Centrepolis Accelerator (LTU) Lawrence Technological University (LTU) is a private university founded in 1932 that offers nearly 100 programs through the doctoral level in its Colleges of Architecture and Design, Arts and Sciences, Business and Information Technology, and Engineering. PayScale lists Lawrence Tech among the nation's top 11 percent of universities for the salaries of its graduates, and U.S. News and World Report lists it in the top tier of best Midwestern universities. Students benefit from small class sizes and a real-world, hands-on, "theory and practice" education with an emphasis on leadership. Activities on Lawrence Tech's 107-acre campus include more than 60 student organizations and NAIA varsity sports. The Centrepolis Accelerator is a business incubator on a mission to accelerate the growth of Michigan's cleantech and advanced manufacturing entrepreneurs by providing access to key business and product development resources. Centrepolis is proud to announce the launch of the nation's first Cleantech, Climatech, and Circular Economy (C 3 ) Accelerator. First and foremost, the C3 Accelerator would not be possible if it wasn't for the funding partners at the Michigan Department of Environment, Great Lakes, and Energy (EGLE), NEI, Wells Fargo IN2, the DoE, City of Southfield, and Lawrence Technological University. As of 2021, the C3 Accelerator will utilize a $2S0K+ fund in grant, loans, and services to support the product development and scaling efforts of Michigan and globally based technology companies with solutions that support a cleaner and circular economy. Technologies: Cleantech Qualifications: -- - - -·- - --Utilizing waste streams in the value chain to convert into value added products and efficiencies, via recycling, upcycling, recovery, or reprocessing with other materials. ' t Circular Economy Renewable energy/fuels or improve energy efficiency, electrification, and non-fossil cleaner fuels, organic or natural materials that displace non-sustainable materials in products/processes, create or preserve clean water, 14.0 technologies allowing energy utilities, co-ops, and transmission firms to operate more efficiently. Climatech Reducing carbon dioxide, methane, and other harmful emissions, sequester CO2 into value added products, provide adaption solutions to existing and expected impacts of climate change. -135- · �Chapter 5: Economic Development Recent Programs and Initiative~ The C3 Accelerator is a 6-12-month program providing a comprehensive set of support services to advance business and technical milestones. C3 is different from most accelerators, the program offers support with no formal cohort like most accelerators do. The Accelerator will be organized each year and culminate in a business pitch showcase event to expose these promising companies to a large group of potential customers, strategic partners, and investors to further support their growth specifically in the state of Michigan. Dedicated participation and funding are in place to support underserved entrepreneurs including ventures led by women, minorities, veterans, and people with disabilities. The goals laid out for the C3 Accelerator are simple: 1. 2. 3. 4. To support Michigan-made products and Michigan supply chains to achieve a significant economic multiplier effect and sustain Michigan's global competitiveness. To be the most impactful, best-in-class hardware/physical product accelerator on the planet by generating meaningful and long lasting, local economic development. To develop hardware/physical products that advance sustainable renewable electricity, building energy efficiency, grid resiliency, mobility/vehicle technologies, and other clean energy innovations. To ensure the inclusion and success of all hardware/physical product entrepreneurs. We do this by partnering with community-based organizations, universities, and professional/industry associations to continually identify and recruit promising underserved entrepreneurs. After careful consideration, the eligibility for the C3 Accelerator has been laid out as follows: Start-ups and established firms with unique technology and/or business models. Michigan based firms, both start-ups and established firms with unique C3 technology and/or business models. Companies from outside the state will have an opportunity to apply as the Evergreen Fund plans to globally crowdsource the best-inclass technology companies and use the Fund as a business attraction tool for the State of Michigan. Companies must demonstrate that their technology can support the challenges and needs of Michigan partners, specifically State/County/City Departments, utilities, transmission firms, manufacturing, and commercial companies. Companies from out of state will be required to set up Michigan operations to qualify for funding including EGLE-derived grants. C3 program service offerings include access to grants and loans to support business milestones, pilots and demos, Department of Energy (DOE) Small Business Innovation Research (SBIR) and Small Business Technology Transfer (STIR) programs, connections to national labs, assistance with the Michigan match assistance pilot program, product design, engineering, and prototyping, design for manufacturability, supply chain support, supplier, customer, and strategic partner introductions, office and co-working space, free/discounted access to resource software, free/discounted events and much more. -136- ��-- ~ ...r Chapter 5: Economic De\'clopmcnt Key Trends & Challenges Key Trends & Challenges THE EVOLUTION OF THE EMPLOYEE Continuing Pandemic Impacts PAST Remote Work +-··---g Work anytime Wor1c9 ·S ~ The pandemic and Michigan State mandates changed the office work environment overnight in March 2020. In May of 2021, employers are now contemplating bringing employees back, albeit slowly, to the workforce for in-person work because the State of Michigan and the CDC will no longer need to require remote work for most employee's due to higher levels of those getting the COVID-19 vaccines. Further, companies are responding to employee concerns and comments regarding hybrid "3-2-2" work schedules (in office and work from home options) that allow for a greater work-life balance. The 3-2-2 schedule balance traditional and remote work, where employees work for three days in office, two days remote, and two days off. Employers are also embracing digital nomads: a person who earns a living working online in various locations of their choosing (rather than a fixed business location). Some companies are considering a gradual return to work in 2022. Thus, many companies are debating if they need more-or-less office space. As a result, the uncertainty in the market is leading to lower rental rates. Further, office developers are not building new speculative office properties. Some of these changes were being contemplated before the pandemic, but COVID-19 accelerated the future of work: • FUTURE As companies get their employees back to the office, we are still seeing a unsurety regarding the need for office space. Trends include reduction ofoffice space by 25-30% due to live-work home accommodations. • Office lease rates continue to decrease, and some predict we will not see pre-pandemic rates return for 5 years. • Office development has slowed as owners try to fill newly vacant space in their existing properties. -138- +-·· +-·· Work in a corporate office ~ Use company equipment Work anywhere Use any device 11'.:J Focused on inputs Focused on outputs Climb the corporate ladder Create your own ladder Pre-defined 1~1 Customized work Hoards information ~ Shares information +-··----+-··---work "'--··---□ = ~ =□ +--· ----·· ➔ No voice Can become a leader +-··---- Relies on collaboration Relies on technologies emailM +-··--- @' Focused on knowledge Focused on adaptive learning +-··---Corporate learning and teaching +-··--by Jacob Morgan ---- ·· ➔ tg:! Democratized learning and teaching thefutureorganization.com �Chapter 5: Economic Development Key Findings • Employees are making life decisions based upon the "new normal," including decisions about child-care, home school, and other lifestyle changes that fit with working from home. Much of the workforce indicated a preference for some sort of hybrid work arrangement, working some days in the office and others from home. 57 Nearly 6 in 10 American workers in an October [2021] survey by job search site Linkedln said they had gone through a career awakening during the COVID-19 pandemic, whether it was a desire for better work-life balance, deciding to pursue a promotion or redefining their means of success. 58 Changing Workforce Demographics The United States population is growing older, and the nation's workforce is reflecting these demographic changes. Today, people aged 65 and older represent one of the highest U.S. labor force participation rates in the developed world. As a result, some employers that typically depend on younger employees, such as retail and restaurants, are projecting labor shortages. Many businesses are now investing in older employee retention programs, such a better healthcare packages, to keep a firm grasp on their knowledge base. Other businesses are rethinking their model to make do with less employees overall. No matter the approach a business is taking, it will be even more important to consider demographics changes when planning for the economic future of Southfield. -139- �,-,.,r J/lfllllF Chapter 5: Economic Development Key Finding~ Key Findings Strengths and Opportunities Adaptive Reuse Tools The adoption and aggressive use of the RUDD, ODD, and MUCD tools puts Southfield in a strong position to facilitate and encourage more adaptive reuse development projects across the city. Zoning always works best when it is proactive - having the appropriate tools ready beforehand makes development simple and prevents the city from having to play catch-up to meet a project's needs. With the potential emergence of more available school sites in the future, this is one of the city's greatest assets. Weaknesses and Threats Office Space Vacancies Southfield has an overabundance of Class C Office Space that is vacant or underutilized. For more detail on the excess amount of Class C office space in the city, please see the Key Findings section of Chapter 6. DDA Finances As mentioned above, the SODA is not currently generating enough revenue to pay for the projects it proposed and is currently what some financial analysts call 11upside-down." This makes it difficult for the city to finance public placemaking projects and further improve the economic conditions of the Northland area. Additionally, SODA funds are often needed to help incentivize large developments looking for local infrastructure contributions. As such, the financial state of the SODA presents one of the greatest weaknesses going forward and great focus must be put on helping it recover. COVID-19 The pandemic has caused many companies to shift to an employee work from home or hybrid work from home and work in the office model that is reducing the need for office space. Many start-up businesses and online retail businesses have reduced the need for traditional office space and increased the need for storage use. -140- �Chapter 5: Economic DeYclopment ioals. Objecth-cs, m1d Sb·atcgic~ Goals, Objectives, and Strategies Goals o o o o o o o o o o Retain, expand, and attract businesses Remain business-friendly and continue to provide business incentives to maintain an equal playing field Support a more diverse economy and tax base Encourage innovation and the growth of emerging business sectors Develop local talent in an inclusive, diverse, and comprehensive ~atter Improve the learning-to-job pipeline for people at all levels of secondary and post-secondary education Attract and retain young professional and skilled older professionals Cultivate external businesses relationships to connect to the regional economy Establish and maintain housing, transportation, communication, and utility systems which foster quality development Encourage development that is environmentally sensitive and sustainable Objectives and Strategies o o o o o o o o o o o o o o Create programs and amenities that attract and retain young professionals Investigate methods to support the increasingly remote workforce Maintain Redevelopment Ready Communities (RRC) certification Initiate sustainable urban (re)development strategies that foster green business growth and build reliance on local assets Encourage the preservation of the city's historic assets, including historic neighborhoods, Mid-Century Modern buildings, and the former Northland Center area Provide start-up businesses with both financial and technical assistance Recruit growing businesses that are suited to the region and are seeking a highly skilled work force or are willing to train an entry-level work force Continually upgrade technology infrastructure to meet future need Provide information to local businesses about funding support and investment opportunities Assist local firms in finding appropriate development sites for expansion Facilitate the development of neighborhood business centers through land use and zoning Cooperate with local educational institutions to coordinate training/skill requirements to meet the needs of local employers Assist older adults in finding both paid and volunteer job opportunities Identify the economic needs of the chronically unemployed and underemployed in the region and develop programming including education and retraining - to meet those needs -141- ��Chapter<>: Existing and Future Land Use Introduction Chapter 6: Existing and Future Land Use Introduction The way we use our land determines our daily lives - whether we can walk to the grocery store, how far we must travel for work, and what it looks like right outside our living room window. The placement and quantity of different land uses, such as retail and shops, medical offices and outpatient clinics, parks, and more, affects how people experience Southfield every day. Examining where land uses are today and planning for where they should be in the future is critical to shaping a city that supports the health, welling, prosperity, and happiness of all residents . Background & History In the past 60 years, Southfield has grown from a rural farming community to one of the leading business centers in Michigan and the Midwest. Few other metropolitan areas can boast such a beautiful skyline, replete with golden skyscrapers and high rises located just minutes away from quaint, tree-lined neighborhoods. As we celebrate Southfield's history, we look fondly back on where we have come as we look optimistically forward to where we are going. Pre-1900s Prior to settler arrival in Michigan, the land now containing Southfield was home to several Indigenous villages of Neshnabek {Potawatomi). While much of the Neshnabek land in southeast Michigan had been taken by the United States government in the 1807 Treaty of Detroit, the Neshnabek had retained several areas of land in Oakland County. These included two villages in Southfield Township, the Seganchewan village in sections 8 and 9, and Tonquish's village in sections 30 and 31, both in the western part of the township. A portion of the Shiawassee Trail, an American Indian road running from just west of Detroit north and west to the Saginaw River, ran through the southwest corner of the township roughly along what is now Shiawassee Street. Both land reservations were taken by the United States government in the 1827 Treaty of St. Joseph, in which this land and other tracts were exchanged for consolidated land in Kalamazoo and St. Joseph counties. For more information on the American Indian history of Southfield, please see in the Indigenous History section of Chapter 1: Background . -143- �ChaJ>lcr 6: Existing and Future Land Use Rackground & History The first stable roads in the metropolitan area were Grand River and Woodward, and the first road to pass through the area now known as Southfield was Shiawassee. These roads came to dictate trade throughout the area, and heavily influenced the largely agricultural development of the area pre-1900s. 1900s to Present Following the Depression and World War II, Southfield faced a period of potentially explosive growth when it developed as one of Detroit's first inner-ring suburbs. Like many suburbs, this meant a rapid transformation from a largely agricultural area into an urbanized one, characterized by detached single-family houses and low-density shopping centers. After incorporating in 1958, Southfield embarked on a series of planning efforts to manage and encourage controlled growth. On February 1, 1960, Southfield opened its own library in the former Brooks School building at 11 Mile and Lahser and soon after, in 1964, the Southfield Civic Center opened, featuring a new Library, Parks and Recreation Building, Police Headquarters and City Hall. The Civic Center Arena, with its swimming pool and indoor ice-skating facilities, was opened in 1970. Beginning in 1978, the Civic Center facilities were expanded to include a new Public Safety Building, a Court Building and the Southfield Pavilion, a multi-use facility with a capacity of 3,000 people. The Library, with a collection of over 150,000 books and other media, was also expanded to include a separate non-fiction level and offices. A new state-of-the-art library opened in 2003 and offers extensive service to the residents of the city. Parks developed in the City include Cranbrook Park (1968), Optimist Park (1965), Lahser Woods Park (1970), Valley Woods Nature Preserve (1972), Robbie Gage Memorial Park (1972), Evergreen Woods Nature Preserve (1975), Pebblecreek Park (1978), Catalpa Park (1978), Bedford Woods Park (1978), and Inglenook Park (1981). -144- �Chapter 6: E.\.isting and Future I.and lTsc Existing Land l s T 0 Existing Land Use About The collection and analysis of existing land use and natural features information represents one of the most important steps in the Comprehensive Plan update process. The analysis of such information not only identifies what and where particular uses exist, but also provides insight as to where future development might occur, as well as where land use conflicts exist or may develop. Land use planning is the primary tool communities use to correct or avoid land use conflicts and to create sustainable and supportive land use arrangements. From September 28, 2020, through December 4, 2020, Planning Department Staff conducted a Land Use Survey of every property in the City of Southfield to determine if the mapping from the previous Master Plan conducted in 2016 was still accurate. Due to the COVID-19 pandemic, each Staff member was given 6 Sections of the City to review individually via a "Windshield Survey." Each staff member drove by each site in the Sections they were given to confirm the land use indicated on the maps matched the actual land use character of the property based on the Land Based Classification Standards (LBCS) system. The result of the surveys found that, overall, the previous mapping was accurate though some properties did need to have their classifications changed due to rezoning of properties that had occurred over the past 5 years, may have been mislabeled previously, the uses had changed, or the structures on the sites may have been removed resulting in a "Vacant" classification. Any changes to property use were documented on the current land use maps and updated with the help of the Engineering Department in the City's GIS (Geographic Information System) mapping software for the City. Land-Based Classification Standards provide a consistent model for classifying land uses based on their characteristics. The model extends the notion of classifying land uses by refining traditional categories into multiple dimensions, such as activities, functions, building types, site development character, and ownership constraints. Each dimension has its own set of categories and subcategories for classifying land uses. By classifying every land-use across multiple dimensions, users can have precise control of land-use classifications. QUICK DEFINITION - "ACTIVITY" Activity refers to the actual use of land based on its observable characteristics. It describes what takes place in physical or observable terms (e.g., farming, shopping, manufacturing, vehicular movement, etc.). An office activity, for example, refers only to the physical activity on the premises, which could apply equally to a law firm, a nonprofit institution, a courthouse, a corporate office, or any other office use. Similarly, residential uses in single-family dwellings, multifamily structures, manufactured houses, or any other type of building, would all be classified as residential activity. -145- �--- ,,, Chapter 6: Existing and I•uture Land C.se Existing Land Csc The Existing Land Use Color Code The Land Based Classification System classifies land use using a four-digit code and individual colors as follows: Color , Code Label 1000 Residential 1001 Multi-family Residential Hotels 2000 Business 3000 Industrial 4000 Public Institutional 4500 Private Institutional 5000 Roadways/ Travel and Movement Description Example Activities Includes activities that occur in single-family residential uses or structures Includes activities that occur in all types of residential uses, structures, ownership characteristics, or the character of the development Single family and manufactured homes, hotels, tourist homes, and B & B's Apartments, townhomes, triplexes, and other multi-family structures such as dormitories or group homes Hotels, motels, hostels Includes all short-term stay uses Includes all uses that are business related. Used as a catch-all category for all retail, office, commercial, and industrial activities Includes all manufacturing, assembly, warehouse, and waste management activities Includes all publicly owned, institutional, or infrastructure related activities Retail shops, stores, restaurants, offices, and banks Assembly plants, manufacturing facilities, industrial warehouses, trucking, self-storage, solid waste, landfills, and recycling facilities Educational facilities, schools, instructional and administrative functions, public safety, utilities Includes all privately owned, institutional, or infrastructure related activities Cemeteries, health care facilities, and military complexes Includes all activities associated with all modes of transportation. It includes rights-of-way and such linear features associated with transportation, including free standing parking lots. Includes all activities associated with mass assembly of people for either transportation, spectator sports, entertainment, or other social and institutional reasons Pedestrian-only roads (such as open walking mall areas) that are in the right-of-way, roads, parking areas, car washes, public transit yards and stops, trains, and railroads 6000 Assembly 7000 Leisure Includes all forms of leisure activities, both active and passive 8000 Natural Resources Includes all agricultural activities for the production of food and fiber products 9000 Vacant No human or classifiable activity -146- Bus terminals, spectator sports stadiums and venues, movies, concert, and entertainment venues, City Hall, religious institutions, museums, libraries, and galleries Bike paths, pathways, athletic tracks, playgrounds, trials, health clubs, gymnasiums, indoor and outdoor recreational facilities, ice rinks, golf, parks, pools, and other recreational venues Farming, cultivating and harvesting crops, feeding and raising of livestock, forestry, mining, quarrying, drilling, and dredging. Excludes forest logging and timber- harvesting operations but includes sod production, nurseries, orchards, and Christmas tree plantations Vacant lot where a house was demolished �Map 13. Existing Land Use Map C=:] 1!!1 1,ll,1, Ill 111 . _"IK I II, • Uu 1111 1 ~ 111 In ,,o; Ill i'-011, II,· Iii!" ►1r- ... ( <tllllllt ll I L( I{ 11\r l1ulu,..1ul, . , I\\, ,1 11111 1 1 t~"'' l'11lt I, n·. <",·m,1t 1k \1,1,w, ,· 1'.1tli.,. 1 1;,I C:l•NI·\ H. •'11H> Ill [=:)•1~1): 'l,,I\. D,k- 11 11 .,-.1 ...,: .!t c.. .:,t. r:i w C .2:· G 0 0.5 I indt - 2.8 ;o tn-1 �Chapter<,: E,dsting and Future Land l lse Existing Land lTs 1 • Note that Existing Land Use maps differ from the Zoning District Maps - the Existing Land Use Maps drill down further to literal use of a land, such as a gas station, grocery store, or dental office, while the Zoning Map just refers to general categories like commercial or residential. Takeaways on Existing Land Use Southfield Existing Land Uses 2021 Oakland County Existing Land Uses 2021 ~AND Y COU N M I C" ►ll G"AN Land Use I I I I I I Agricultural Single FamiJy Residential Multiple Family Mobile Home Park Com merctal/Office Industrial PubllcJlnstitutional Recreation/Conservation Transp.lUtility/Comm. Extractive Vacant Water Railroad Right-of-Way Road Right-of-Way LJ Agrtcultural 6,550.7 1,381 .0 38.9% 8 .2% 16,978 167 87.6% 0.9% . Single Family Residential Multiple Family Mobile Home Park I Commercial/Office Industrial I Public/Institutional Recreation/Conservation Transp./Utility/Comm . Extractive Vacant I 2,057.9 445.6 1,455.7 814.0 275.3 12.2% 2.6% 8.7% 4.8% 1.6% 905 35 4.7% 0.9% 0.8% 0.6% 0.2% 709.7 4.2% 0.6% 853 4.4% 106.4 181 155 112 I I I ' Water Railroad R1ght-0f-Way I Road Right-of-Way 1 I 3,022.8 18.0% • r.uti Area (ac.) Area %) 25,325.6 4.4% 232,359.5 40.0% 2.4% 13,931 .0 3,302.8 0.6% 3.2% 18,564 .8 3.2% 18,867.7 3.6% 21 ,074 .1 14.6% 84,902.4 1.1% 6.285.4 5,581 .2 1.0% 53,658.1 9.2% 6.1% 35,248 .3 1,009.9 0.2% 61 ,393.3 10.6% Parcels Parcels % ) 693 371 ,822 2,412 237 12,860 5,903 3,104 7,235 1,215 98 27,738 1.7,o 0.3% 0.0% 6.4% -J;ll.1,H1W 1111it»'Wl'~-lit'. . . .l'1till,,:, By far, the City of Southfield is a residential community - 88.5% of land use is in Single Family and Multiple Family parcels and is on par with Oakland County as a whole . 5.6% of land use is in Commercial and Industrial uses situated along Eight Mile, Telegraph Road and Northwestern Highway; about 2% more than Oakland County. Recreation/Conservation uses only make up 0.6% of the city's land which is below Oakland County area which is 1.7%. With such a large residential community, access to more recreational opportunities in the form of pocket parks, neighborhood parks, trails and greenways, and other amenities throughout the city should be explored for underserved parts of the community. -148- �~ ~ - ~ ~ Chaptl"r 6: Existing and Future I.and l Tsc Key Trends & Challenges Key Trends & Challenges Limited Land The City of Southfield has limited inventory of vacant land available for development that is not encumbered by woodlands, wetlands, or steep slopes. Excessive Amount of Class C Office Space The COVID-19 pandemic has drastically reduced the need for office space as many people are now working from home, either full- or part-time. As a champion of office space over the last decade, Southfield now faces the threat of having too much vacant office space with no interested tenants. The pandemic has exacerbated the negative cycle that comes from having empty buildings. Low occupancy rates lead to a loss of revenue for landlords, who - in turn - can no longer afford to invest the money in upkeeping empty buildings. Over time, the buildings deteriorate and lose value, which in turn lower the city's tax base. Repurposing this office space to meet the needs of the modern workforce and the desires of developers is going to be one of the largest challenges as the city looks to the future and the coming decades. -149- �Chapter 6: Existing and Future Land t 1sc Key Findings Key Findings Strengths and Opportunities Adaptive Reuse: RUDD & School Sites The City of Southfield has been supporting the adaptive reuse of former school sites through the creation of the RUDD district. These sites present a key opportunity for the city because they are some of the very few large, contiguous parcels available in the city. As such, they are some of the few sites where comprehensive planned developments are possible and are the most ideal sites for large multi-family and mixeduse projects. The city is already capitalizing on this opportunity and turning it into a strength today and will continue to do so if more school sites become available for adaptive reuse in the future. Shallow Office Lots Lot depth Limitations on major east-west corridors (Nine, Ten, and Twelve Mile Roads) present an opportunity to change conventional zoning districts to mixed-use, higher density residential. Thus, the City will develop regulations to create a flexible Mixed -Use Corridor District (MUCD) to encourage adaptive reuse and infill development. Weaknesses and Threats Planning Commission Powers Southfield is one of many cities across Michigan that decided long ago to give some of the decision-making powers typically held by the Planning Commission to City Council. By state law, governing bodies (city councils, township boards, etc.) are always involved in some types of development projects, such as property rezonings, that may have wide-reaching impacts. However, some governing bodies want to be more involved in the other development projects that are happening in the community, and pass resolutions that increase the scope of their influence regarding planning and zoning. Today, the Southfield City Council is the final authority on all site plans, special land uses, and other development projects, while the Planning Commission simply issues recommendations to Council. This process is unusual compared to other Michigan communities and means that developers must wait twice as long to get anything approved because each project must go through twice as many meetings. Additionally, the State's RRC program requires that Planning Commissions have final decision-making authority for a community to receive state funds. As it stands, the legislative arrangement in Southfield is costing developers time and money and may prevent the City from claiming the state funds available through RRC, making it one of the largest weaknesses as the community looks to the future . -150- �- - --- - Chapter 6: Existing and Future Land Use Future Land L'se Future Land Use About Future land use categories are used to describe how the community wants a particular neighborhood or geographic area to feel in the future the variety of houses, shops, and amenities people want to see while walking down the street and the overall density of the area. Future land use categories are often confused with zoning district categories, which prescribe exactly what type of structure is legally allowed, the standards to which it must be built, and the uses that are permitted on each individual property. The Future Land Use Map does not prescribe legal zoning classifications, but rather describes the general character that the community wants to achieve in different parts of the city. Future zoning changes will be compared against the map to make sure they align with the community's aspirations. Southfield's Future Land Use Map serves as the primary policy guide for future land use decisions, investment in public improvements, and coordination of public improvements and private development. The map presents an idealized future indicated by the growth patterns in the city. It is the intent of the map to assist in the orderly development and redevelopment of the city, and to assist the community in enhancing its vision for the future. The factors involved in determining future land use include: • • • • • • • • • • • • Consistency with existing land use patterns. Relationship to uses in surrounding communities to ensure compatibility at City boundaries. Reduction in incompatible land use relationships. Creation of suitable land use transitions through intermediary uses like office between single-family and larger scale commercial uses. Suitability of the site for different land uses in terms of site size, features, and adjacent uses. Maintenance of aesthetic qualities that contribute to the community character and quality of life. Existing planning policies and zoning regulations. Availability of infrastructure including utilities, roads, and community facilities. Average daily traffic volumes on adjacent streets. Preservation of natural features and consideration of the effects of development on the environment. Market conditions for various land uses. Goals of the Plan that express the community character desired by residents. -151- QUICK DEFINITION - "DENSITY" VS "BUILDING INTENSITY" Density refers to the number of housing or commercial units over a given area. For example, an apartment building may have a density of 12 housing units per acre, while a detached single-family home may have a density of 1 housing unit per acre. Density always depends on the total size of a parcel. Building intensity refers to how much built area there is on the parcel and may be expressed using a variety of measurements, such as the building height, "bulk," or the percentage of the parcel covered by a building footprint. For example, a 30 -story office building covering 90% of a parcel would be considered high intensity, while a 2-story duplex covering 25% of a parcel would be considered low-intensity. .-.: ...... �Chapter 6: Existing and Future Land Use Future Land ese The Future Land Use Color Code Complete description of the objective and general character associated with each color code, see the pages following the Future Land Use Map. Color ! Label · Quick Description Low Density Single-Family Residential Single-family homes on lots 20,000 sq. ft. or larger Moderate Density Single-Family Residential Single-family homes on lots less than 20,000 sq. ft. Low Density Multiple-Family Residential Moderate Density Multiple-Family Residential Local Mixed-Use Regional Mixed-Use Office/Research Medical/ Educational Institutional Light Industrial Industrial Private Parks and Recreation/ Cemeteries Public Parks and Recreation Townhouses and multiple-family units, generally under two stories Multiple-family units over two stories Primarily business in nature, mixture of neighborhood commercial, service, and office with accessory multiple-family uses Entirely business in nature, mixture of large-scale commercial, service, and office Corporate and medical offices, research facilities, TV stations Regional college or hospital campuses Wholesale, warehouse, and industrial operations with minimal external impacts Wholesale, warehouse, and industrial operations Privately owned or operated recreation facilities and open space City-owned or operated recreation facilities and open space ,I -152- �Map 14. Future Land Use Map --~~- City f Lathrup \'ill.1 . . . . . EduatlClnlll - ltutle . . . . lndu o- 1 I i11d1 - t.:Qo C('I �ChaJ>lcr <>: Existing and Future Land Us Future Land Use General Character Description To protect the vitality and character of the existing Low Density Single-family Residential neighborhoods in the city, development in these areas should continue to follow the traditional neighborhood design principles that currently prevail in these areas. Infill and redevelopment in existing neighborhoods must be compatible with the surrounding environment, including massing, size, spacing and architectural styles that are compatible with the surrounding established residential neighborhoods. Street design in new developments should include an interconnected street system, sidewalks, street trees and adequate lighting. Green streets stormwater approaches incorporating bioretention and the use of permeable surfacing in parking lanes or other low-volume areas should be considered and encouraged. A unique low density single-family area is found on Farm brook Road, north of Twelve Mile Road between Franklin and Telegraph Roads. This area has a distinct rural character and potential geological issues that need to be considered during any potential redevelopment. While the density may be increased slightly, homes in this area should still fall within the low-density category and shall take advantage of the unique water features. The design of Farmbrook Road shall retain its open and rural character. -155- �t. Chapter 6: Existing and Future Land l ~sc Future Land Use Moderate Density Single-Family Residential Single-family homes on lots less than 20,000 sq. ft. Location Most residential neighborhoods within Southfield fall into this category. Objective Moderate Density Single-family Residential development contributes to the goal of providing a larger variety of single-family housing types and price ranges to accommodate residents in all stages of life. This variety should include residential development designed to attract young professionals from other areas to begin and grow their careers. Furthermore, the higher density single-family residential development allows for increased walkability and pedestrian connections to nearby commercial, institutional, and civic uses. Land Use This designation is intended to accommodate single-family residential development on lots that are smaller than half an acre. Lot sizes can range from 7,500 sq. ft. up to 20,000 sq. ft and corresponds generally with the R-A, R-T and R-1 through R-4 zoning districts. Accessory and support uses such as small to moderate sized churches, parks and schools may be considered, provided they do not disrupt the character of established neighborhoods. Such uses should be considered special land uses to ensure compatibility. Home occupations should also be explored, as discussed in the Low Density Single-Family Residential category discussed on the previous page. General Character Description To protect the vitality of the existing Moderate Density Single-family Residential neighborhoods in the city, development in these areas should continue to follow the traditional neighborhood design principles that currently prevail in these neighborhoods. Infill and redevelopment must be compatible with the surrounding environment, including the massing, size, spacing and architectural styles that are compatible with the surrounding established residential neighborhoods. Street design in new developments should include an interconnected street system, sidewalks, street trees and adequate lighting. Green streets stormwater approaches incorporating bioretention and the use of permeable surfacing in parking lanes or other low-volume areas should be considered and encouraged. These neighborhoods face many challenges as the lots are often smaller than desired for modern home expansions or new development. Future reinvestment in these neighborhoods will need to provide spacing between homes adequate for emergency service, while maintaining the traditional neighborhood design principles that currently prevail. -156- �Chapter 6: E:\..isting and Future Land Use Future Land Us One unique area shown for moderate density single-family is along Nine Mile Road, just west of Telegraph Road which is a residential area peppered with farm markets. Through the years, these markets have become part of the neighborhood ambiance. A special study for this area by the City suggested the existing markets should be encouraged to remain, and that minor expansions to the uses would be considered with corresponding improvements to the site to improve appearance and access. However, the markets are non-conforming, meaning the land is zoned residential so no other business use is permitted. If the current uses cease, any redevelopment should be residential. Another area that requires additional discussion is the eastern frontage on Evergreen Road between Nine Mile and Ten Mile Roads. Located across the street from the Word of Faith Christian Center and accessed off a busy north-south arterial in the city, uses other than single-family residential uses may be appropriate if well designed. Small scale office and multiple-family uses may be considered along this stretch if the buildings are designed with a residential appearance and are well buffered from the established neighborhood to the east. -157- �... - _.-Chapter 6: Existing <tnd Future Land Use Future Land Use Location Low Density Multiple-Family Residential Scattered throughout Southfield, Low Density Multiple-family Residential uses are usually found on major roads and abutting nonresidential areas. Townhouses and multiple-family units, generally under two stories Objective Low Density Multiple-family Residential is intended for residential land uses at a higher intensity, or density, than the single-family areas, with the objective to promote a mixture of housing opportunities throughout the city. Multiple-family residential development allows for increased walkability and pedestrian connections to nearby commercial, institutional, and civic uses. The Low Density Multiple-family Residential designation offers home ownership possibilities not typical of higher density multiple-family areas. This designation also works well as a transitional use by buffering lower intensity single-family uses from higher intensity commercial uses and roadways with higher traffic volumes. Land Use Intended land uses within Low Density Multiple-family Residential areas include attached single-family buildings, duplexes, or low density multiple-family developments. This includes townhouses, attached condominiums, apartments, and senior housing developments under two stories. The expected density range of this classification is up to 30 units per acre and corresponds with the R-T, RC, and RM zoning districts. General Character Description Low Density Multiple-family Residential development should include high-quality design that emphasizes pedestrian connections with surrounding uses, provides alternative housing options, and act as a buffer between single-family neighborhoods and higher intensity uses. Future development under this designation should be designed to maintain a neighborhood scale and character to limit potential adverse impacts to adjacent single-family areas. New development should possess innovative design elements that are consistent with the residential character of the City such as ranch-style units or stacked condominiums with individual entrances that are more common in owner-occupied units. Some areas will be appropriate for cluster development to protect open space and preserve key natural features while still permitting adequate density. The area on the east side of Berg Road north of Eight Mile Road is an example of a site that is suggested for cluster development. Adhering to LID site design principles will be important to balance development with water quality and natural resource protection. -158- �,_ Chapter 6: Existing and Future Land lJsc Future ·1,and Use Moderate Density Multiple-Family Residential Multiple-family units over two stories Location Moderate Density Multiple-family Residential areas are generally located on major roads such as along Telegraph and Greenfield Roads, Northwestern Highway, or near activity nodes such as Northland Mall and Providence Hospital. A residential market analysis is recommended to determine the type and quantity of various housing options needed and underserved in Southfield. Objective Moderate Density Multiple-family Residential development in Southfield contributes to the goal of providing a wide variety of housing types and price ranges to accommodate residents of all lifestyles. Multiple-family development provides living options with pedestrian connections to nearby commercial, institutional, and civic uses. They provide both affordable housing in the City and homes for those seeking low and no maintenance ownership opportunities. These developments may also cater to the growing older age segments of the population. Land Use Permitted land uses within Moderate Density Multiple-family Residential areas include a variety of multiple-family developments, with a focus on apartment or loft complexes, senior housing over two stories in height, and adaptive re-use of former school sites developed under the Residential Unit Development District (RUDD) provisions. The expected density range of this classification is from 30 to 60 units per acre and corresponds with the RMM, RC, and RMU zoning districts. General Character Description Moderate Density Multiple-family Residential development should possess innovative design elements that are consistent with the character of the City. Stormwater features suitable for higher-density settings and buildings, such as planter boxes, green roofs, and permeable surfacing are encouraged. The design of the multiple-family buildings should complement adjacent single-family neighborhoods but may feature buildings with first-floor communal entrances that emphasize pedestrian connections with nearby shopping and transportation opportunities. -159- �,,...... Chapter 6: Existing and Future Land Csc Future Land Use Local Mixed-Use Primarily business in nature, mixture of neighborhood commercial, service and office with accessory multiple-family uses Location Local Mixed-Use nodes are found strategically throughout the city. Primarily located at intersections of the Mile Roads and corresponding north/south arterials, Local Mixed-Use areas are also found along many of the Mile Roads, Greenfield, Southfield, and Lahser Roads. Objective Local Mixed-Use areas provide convenient and easily accessible businesses and services, along with alternative housing options in a concentrated area. These nodes of activity are intended to include uses that support nearby residential neighborhoods without adversely impacting the residents. The localized, neighborhood configuration of these nodes promotes local trips and walkability. Land Use Uses within Local Mixed-Use areas include a mixture of residential and nonresidential uses, both vertically and horizontally. This includes live/work units, upper story residential units, attached townhouses, multiple-family buildings, small-scale retail establishments of less than 20,000 square feet, personal service businesses, restaurants, and offices. Businesses considered appropriate should conveniently serve the immediate neighborhoods, within a one-and-a-half-mile radius. General Character Description With a stronger focus on building form rather than land use, sites within the Local Mixed-Use designation should be integrated into surrounding neighborhoods. This can be accomplished through traditional design elements that replicate the character of adjacent neighborhoods, promote walkability within the area, and provide shared access whenever possible. Redevelopment should focus on requiring consistent site upgrades as development occurs, including improved site design, stormwater management, access management, building facades, streetscape elements, pedestrian access, public transit access and landscaping. Generally, parking areas should be in the rear or side rather than in the front of the building. The scale and size of the developments in these areas should be limited to promote a pedestrian scale environment, minimize traffic impacts and be compatible with adjacent neighborhoods. In addition, adequate buffering shall be provided to minimize noise and light impacts on the residential neighborhoods. A couple of sites exist on Franklin Road, just north of Telegraph that are currently used as single-family homes. Redevelopment of this area should consist of low intensity mixed use residential and office, with the potential for some limited commercial uses. Any redevelopment of these sites will require deep buffers and residential design to be consistent with the neighborhood to its west. -160- �Cha()tc.r 6: Existing and Fu lure Land l 1s•' Future Land ( ·s Location Regional Mixed-Use centers are located around existing nodes of activity at Northland Mall, certain sections of Eight Mile Road, along Northwestern Highway and Telegraph north of 1-696. Many of these areas are eligible for the Overlay Development District (ODD) tool. See Chapter 5: Economic Development for more detail on ODDs. Objective Regional Mixed-Use uses tend to cater to automobile traffic from a broader market area and provide a wide variety of businesses and services to residents, employees, and visitors to the metro Detroit region. These regional nodes of activity are intended to include uses that support residential neighborhoods without adversely impacting the residents. land Use Uses within Regional Mixed-Use areas promote a mixture of residential and non-residential uses, both vertically and horizontally. This includes live/work units, apartment complexes, adaptive reuse of antiquated office buildings into loft apartments, senior housing, a variety of large- and small-scale retail establishments, personal service businesses, restaurants, and offices. These areas may contain hotels, movie theaters, drive-through restaurants, and dealerships as well. The larger scale of these areas will require a large amount of floor space and parking, as they cater to a regional market. General Character Description Like the Local Mixed-Use designation, the focus in the Regional Mixed-Use designation is not particularly on use but on form and layout of the site. Since much of these areas are already developed, the challenge will be in encouraging redevelopment and consistently requiring site upgrades as development occurs. These upgrades include improved site design, access management strategies to liT.prove traffic circulation both in the roadway and between businesses, pedestrian access, higher quality and diversified building facades, low impact design, storm water management, sustainable landscaping, etc. New development should be of a unique design and architecture, with a mixture of uses to strengthen these existing regional nodes. -161- �r' - - -- -- _.. -- ....,... ....,.... Cha))ter 6: Existing and Future I.and l.lsc Future Land llsc Office/Research Location Corporate and medical offices, research facilities, TV stations Office/Research uses are focused along the service drives to 1-696 and M -10 and within the American Commerce Center on Eleven Mile Road . Objective Office/Research uses are important to the city as they diversify the tax base, balance traffic flow associated with residential/commercial uses, and provide employment opportunities. Land Use Representative uses include corporate headquarters, research facilities and centers, technology or pilot testing facilities, microelectronic and biotechnology uses, and certain industrial research operations that are compatible with others uses envisioned within the designation along with a limited number of commercial uses. General Character Description While the definition of Office/Research is somewhat broad, the intent is to concentrate certain compatible uses in a planned, campus-like setting with more extensive landscaping, higher quality architecture and more site amenities than typically found in general industrial areas. Outdoor storage of materials and equipment is limited, with screening required where it is to occur. Ancillary commercial uses should only be permitted if the following criteria could be met: • The amount of commercial will not materially erode or diminish the property available for the Office/Research uses. • • The commercial uses would include those to serve both nearby residents and employees and visitors to the Office/Research uses. Traffic impacts could be addressed, as commercial uses tend to generate more traffic than Office/Research uses. -162- �haptcr 6: Existing and Future Land Use Future Land l's Location Educational/Medical Institutions include the existing facilities and planned expansion areas around larger medical institutions such as Straith Hospital for Special Surgery, located on Lahser. Objective These institutions provide local choices for high quality medical and educational opportunities located within the City of Southfield. In addition, they serve as a regional draw for people to come to the city, thereby enhancing the local economy. Land Use This category includes regional college and hospital campuses with a complementary mixture of uses. Included in this category are Straith Hospital and related offices, residences, and other ancillary uses. General Character Description These campuses are park-like settings with integrated site design and access. Future expansion of these facilities should be consistent with the existing campus, respect surrounding land uses, and provide a balanced mixture of uses that minimizes off-site impacts. -163- �,. - __... _..... Cha))tcr 6: Existing and Future Land l.Jsc Future Land Csc Light Industrial Location Wholesale, warehouse, and industrial operations with minimal external impacts Light Industrial areas are primarily situated in the southern portion of the city, off Eight Mile Road (Bridge Industrial Park), off Lahser Road (Southfield Business Park), and pockets on East Street, Keefer/Hazelhurst area, and Mapleridge Ave . Objective Light Industrial is intended for a variety of lower intensity industrial operations, such as light manufacturing, and assembly, research, and technology and industrial offices. Light Industrial developments are an important source of the employment and tax base and have significantly less impact on surrounding areas than Industrial uses. Land Use Appropriate uses for the Light Industrial district include high-tech industries, research laboratories, light assembly operations and corporate offices. Commercial uses that support industrial activities are encouraged in these areas. Heavy, smokestack industries and large warehouse operations dependent on heavy trucking or rail are not intended for this district. General Character Description Redevelopment of Light Industrial areas should include improved site design, access management tools, attractive building facades and significant landscaping to establish a park-like setting. Similarly, new development should take the form of a design-controlled, industrial/ research park, with integrated site planning. The planned industrial centers provide an environment for a mix of office, commercial, light industrial, and research uses within a controlled environment. External nuisances, such as noise and odors, should be minimized through design and activity restrictions. -164- �,. Chapter 6: Existing and Future Land Ps Future Land llsc Location Industrial areas are limited to three distinct areas located off Eight Mile Road . Objective Due to the city's access to major transportation routes, industrial uses are anticipated to play an important role in the economy of the city. While such uses are desirable in terms of tax base and job creation, they must be located appropriately to limit adverse impacts to lower intensity uses. Land Use This category is intended to accommodate higher intensity industrial uses, such as manufacturing, major assembly of products, primary metal industries, fuel or hazardous materials handling, truck terminals, distribution facilities, and other similar uses, including auto-related recycling facilities. Areas with facilities involved in chemical production, heavy assembly, large warehousing, and trucking are intended for this designation . General Character Description Areas with Industrial designations require special planning and site design. The operation of these uses may involve heavy truck traffic, outdoor storage, rail access, odors, and noise. As with the Light Industrial designation, site design, appearance and buffering are important to ensure that such impacts are limited, especially where they abut residential land uses. Development and redevelopment of these areas should concentrate on minimizing impacts by screening outdoor storage areas and facing overhead doors away from the street or neighboring residential areas so that loading and unloading activities are not visible. -165- �,.,_.... ... Cha,p ter 6: Existing and Future Land Use Future Land tTs 1 • Location Public Parks and Recreation uses are located throughout Southfield, strategically located to best serve city residents. Objective ... Public Parks and Recreation facilities in the city are intended to provide a wide variety of high quality passive and active park facilities in locations that are convenient for residents and visitors alike. The City has a separate Parks and Recreation Plan, which more specifically discusses the existing and planned facilities and outlines goals and objectives for maintaining the City's Parks system. Land Use Land uses included in the Public Parks and Recreation category are Cityowned or operated recreation facilities such as sports fields, golf courses, playgrounds, pathways and nature trails, picnic areas, and open space areas. A mixture of passive and active recreation is encouraged. General Character Description Preservation of open space and the availability of recreation facilities are extremely important to city residents. This promotes a higher quality of life and increases the desirability of the city. Parks should continue to be integrated into the city's neighborhoods to create a unified system. The sizes of the spaces should vary depending on their function. Neighborhood parks and open space areas should be less than two acres in size and areas serving the community should be upwards of five acres in size. Parks and open spaces should offer opportunities for recreation, picnicking and relaxing. Pedestrian accessibility should be accomplished through sidewalk connections to the neighborhoods and pathways throughout the sites. Parks can also be co-designed to provide water quality and stormwater management benefits. Vacant or underutilized sites and sites with significant natural features that are located next to existing parks should be explored by the city for opportunities for park expansion and to develop a cohesive open space system. -166- �,. hapter 6: EAisting and Future Land H~c Future 1,and Us 1• Location Private Parks and Recreation uses include existing privately owned facilities including the Plum Hollow Golf Club on the corner of Nine Mile and Lahser Road and the Cranbrook Swim Club on Evergreen Road south of Thirteen Mile Road. Holy Sepulchre Cemetery, located on Ten Mile Road, west of Telegraph is an example of a large private cemetery with significant open space. Objective Private Parks and Recreation facilities in the city provide recreation opportunities that complement those provided by the Parks and Recreation Department and provide residents with greater choices to meet their recreation needs. Large cemeteries also provide wildlife corridors and may contain large woodlots, wetlands and water features, which should be protected and preserved. Land Use Land uses included in the Private Parks and Recreational category are private recreation facilities such as golf courses, private clubs, athletic fields, and indoor sports facilities. -167- �,._ ... - -Chapter 6: E~isting and Future Land Fsc Goals, Objectives, and Strategic~ Goals, Objectives, and Strategies Goals o o o o Offer unified, well-organized, walkable residential neighborhoods that provide a variety of housing options, and recreational and social opportunities, and community assets in a livable environment for the City's residents Provide for an appropriate amount of mixed-use commercial, office, industrial, and recreational uses, located for convenience, safety, and leisure, resulting in aesthetic business areas in the City Provide for a mix of housing options for singles, families, and older adults with increased density, walkability, and mixed-use in our neighborhoods and along major corridors in the City Create a diversified and balanced mixture of land uses that will support the economic vitality, tax base, and livability of the City Objectives and Strategies o o o o o o o Establish community engagement strategies to solicit ideas from our civic leaders, business community, and neighborhood homeowner and condominium associations on creating economic vitality, walkability, and recreational opportunities throughout the City Regularly evaluate economic and market trends that will establish the land use policies and alternatives to be considered, including demographic, socioeconomic, housing, and transportation trends Identify economic sectors that have the potential to contribute to the type of economic development being sought by the City, including addressing the needs of underserved populations and fostering growth in targeted industries Identify the market prospects facing various real estate development and investment projects, particularly in locations that might be targeted for growth and/or change Create a procedure or practice to identify economic and fiscal implications of various policies or land use regulations Align the Zoning Ordinance with the goals of the Master Plan Streamline the approval process and work toward having site plans for permitted uses approved administratively or by the Planning Commission -168- �Chapter 7: Sub-Area Plans Art Title: Red Pole Park (background) by HED & Endeavor (foreground) by Signgraphix & T.E.C. Jr. �t, Cha1>ter 7: Sub-Area Plans Introduction Chapter 7: Sub-Area Plans Introduction The City of Southfield has several sub-area planning districts and corridors that warranted detailed study by the Planning Department, Planning Commission and City Council because of their uniqueness or changes in market conditions and land use. Each sub-area has its own plan or development concept in place, many of which are currently underway. Despite their free-standing nature, it is important to consider these sub-area plans within the broader scope of the Master Plan. By looking at the plans together, the City can identify areas of overlap, project opportunities, and get a better picture of the future of the community. It is important that all the sub-area plans work together and to reflect their goals in the Master Plan. As shown in Map 15 on the following page, the City of Southfield has 10 sub-areas: • The Residential Unit Development District (RUDD) eligible areas • The Mixed-Use Corridor District (MUCD) eligible areas, which includes the 9-Mile Corridor sub-area • • • • • • The City Centre District (proposed) The Northwestern Highway Corridor The Smart Zone (aka Centrepolis) District The Eight-Mile Boulevard Corridor The Valley Woods Senior Campus The Southfield Technology Corridor • • The Southfield Downtown Development Area (DOA) The North Southfield Road Corridor Not all of these sub-area plans are discussed in the following chapter, but all have been evaluated as a part of the Master Plan. The following chapter highlights the key findings from the most pertinent sub-area plans, including the 2022 Parks and Recreation Master Plan, which is considered a sub-area plan for the city since it covers select areas within the City boundary. -170- �Chapter 6: Existing and Future Land l 1sc Future I ,and Use Future Land Use Category Descriptions Low Density Single-Family Residential Location Single-family homes on lots 20,000 sq. ft. or larger Primarily located in the southwest portion of the city, west of Telegraph Road, south of Eleven Mile Road. Pockets also exist between Nine Mile and Ten Mile just east of Telegraph, south of Thirteen Mile Road between Southfield and Greenfield Roads, and in the neighborhoods surrounding the Twelve Mile and Telegraph intersection. Objective Low Density Single-Family Residential in Southfield should protect the vitality of existing, high-quality neighborhoods. Areas located on naturally constrained lands should promote use of an open space clustered design to allow a reasonable number of homes while preserving the area's natural resources and creating high-quality neighborhoods. Land Use This designation is intended to accommodate single-family homes on lots that are half an acre or larger and roughly corresponds with the R-E zoning district. Where natural features constrain the buildable area of a development, clustered development with permanently dedicated open space should be encouraged to preserve Southfield's natural resources. Accessory and support uses, such as small to moderate sized churches, parks, and schools, may be considered, provided they do not disrupt the character of the neighborhoods. Such uses should be considered special land uses within the single-family districts to ensure compatibility. Home occupations in neighborhoods have been an item of discussion in the city. Southfield currently does not allow home occupations (except for Group Child Care homes), a profession carried on by an occupant of a dwelling as a secondary use which is subservient to the main residential use. Today's business climate lends itself to people working out of their homes, and most communities accommodate it, with some parameters to ensure the residential nature of the neighborhood is protected. Regulations should be developed that permit small scale home occupations provided they do not physically alter the appearance of the dwelling, do not increase traffic volumes, and do not require additional parking. -154- �Map 15. Map of Sub-Areas in Southfield " Village f Bingham farms :.--, :., 32 "'" ~ 0 ~- ;M •t:! • ~ City of Lathrup 'ill.a or .::.ti. ~ :.. .::.ti. RI ·nn Eli!;ibk . 1t ,; 0 •. lulu, Gr.tu· Rni1.i.liat1u11 Pl 11 .\fi.\l<l-l "". Corri<l11r- l>i,tru t~IITDI ~:ii.' C [Z::J Pr-01 cd Cil\ CL11trc l) ln(I [Z::J :\'t,r;h,,l·skm Ili!;ill, ,. Cor ' lur t C E !::: :.: ~ • mart 'I.J. 11<· Di trier □ ~ .\lik Bhd Ct,1-rid r GlnDr D D \ 'illi:y " ·u,d . ·1u r Canipns(omnmmt} Rnit..}jiniriun PlaJ1 >111hfi ·Id T«lmolv~· Co . . uthfidd DU.\ □ 't,nh • uuthflt.' Id Rd Coni It 1ile. >ii •_ Si.Mntn.11,1 . Dnlll02 ~ t i 3?0ZZ/ 0 0.5 I 2 1 ind1 ,.. '2. ·o It: ·r �~ ... Cha ptcr 7: Sub-Arca Plans Current Suh-Arca Plans Current Sub-Area Plans Parks and Recreation Master Plan The 2022 Parks and Recreation Master Plan is a road map for the Parks and Recreation Department's decisions (including facilities and programming) over next five years, as well as projected future needs. The Plan gives the City a better understanding of the needs and wants for parks, recreation, historic and cultural facilities, and programming going into the future. As Southfield experiences moderate growth, it is important to know how many people will use recreational amenities, which programs they will participate in, and what type of facilities they want and need. All Southfield parks are free and open to the public. Certain facilities {Evergreen Hills Golf Course, Beech Woods Recreational Center, Southfield Sports Arena and Pool) are fully staffed and require an admission fee . While some facilities are available on a "per-use" basis, other facilities are available as rentals by reservation (rooms and spaces at the Parks and Recreation Building and the Beech Woods Recreation Center). Overall, the Parks and Recreation Master Plan found that the city has a surplus of medium-size neighborhood parks but a deficiency of miniparks (aka pocket parks) and large community parks. Because of the city's large population and lack of large, contiguous open parcels that could be developed, it is unlikely that new community parks will be built anytime soon. However, the city will continue making progress on acquiring more mini-parks and general parkland in the future, to help correct the overall deficiency in open space. The Plan also evaluated which parts of the city are currently lacking open space/parkland {shown below), which will be priority locations for new parks in the future. The Plan also included an evaluation of all the recreation facilities managed by the city and the collection of extensive public input through several online surveys. This information, combined with the analysis of the parklands, yielded the following five-year goals: Pursue the parks and recreation priorities set forth in the city's significant planning and policy documents Plan and implement improvements to enhance utilization of undeveloped or underdeveloped parks Provide unique opportunities and diverse experiences Protect and preserve the environment Establish partnerships with organizations and neighboring communities Continue best business practices for the management of all parks and facilities in Southfield Create and maintain accessibility at all parks and facilities in Southfield Focus on economic development principles that will continue to contribute to the development rind maintenance of city parks, facilities, and special events 9. Market and promote Southfield's parks and facilities to attract visitors of all ages 10. Encourage the preservation of historic resources in the city 11. Encourage methods and practices that will improve residents' overall quality of life 1. 2. 3. 4. S. 6. 7. 8. -172- �Map 16. Parks and Recreation Assets Map (=:J 1L ., :., •• ::::c ~ .. C:J 1111 \\ ,dt1i,. .t.. .., 21 ..ra.t l•nM ~ 0 ...,; .;,&. Cit; of Lathrup Villa" c.. .x ,,: 0 W 101111 I d i r r r r r w I- Le 1J 11 1 Redford ·"" :' Tc hip l/l:ia22 it () i I o.l lllr:h 2. ·o l ,, :! �,.. Chapter 7: Suh-Arca Plans Current Sub-Arcn Plans Beech Woods Master Plan The Beech Woods Master Plan is a specific park plan for Beech Woods, contained in a separate document but under the Parks and Recreation planning scope. Beech Woods Park is an 83-acre community park located in the Southwest corner of Southfield and majority of the park is occupied by a 9-hole golf course. Due to its size, Beech Woods is a unique asset for the city and has much more opportunity for flexible planning than other parks. In May of 2021, public engagement began for the future of Beech Woods and project team members presented residents with several different possible designs for the park. The final design is included below. .T.S Driving R.ln 10' Width Paved Trail I ' Wldth Paved Tl • . Width Adventure Trail Pav.d Co-nn.ctlw Walks Capitalizing on Beech Woods Park's active uses to the north and landscape to the south, the master plan design seeks harmony between these two characters by weaving them together throughout the park. This will create a multi-generational destination whirh attracts daily community use as well as regional users who visit for key programs and facilities. Some key elements of the plan include: • • • Sustainable parking lot landscaping that captures stormwater A 500+ person amphitheater A food-service clubhouse with indoor and outdoor gathering spaces -174- �r-- ...--- ..-,- ...-,--.- .,_-- .--,- Chapter 7: Sub-Area Plans Current Suh-Arca Plans • • • • A splash pad and universally-accessible playground Nature trails, complete with native plants to support wildlife habitat, and educational signage A restored and enhanced stormwater management system composed of ponds, wetlands, and swales Outdoor dining pods Simms and Miller Parks Plans Although smaller than Beech Woods, Simms and Miller Parks were two under-used neighborhood parks that were identified as needing their own special plans. As such, in 2021, the Planning Department undertook creating plans to enhance these parks and turn t hem into desirable and interesting amenities, rather than underused sport fields with no connecting paths. This effort focused on creating walkways throughout the parks that connect the existing amenities (ballfields, pickleball and basketball courts, and playgrounds) and make it possible for people of all ages and abilities to use the space. It also included the addition of amenities like trash cans, bike racks, and handicap parking spaces, plus the repair of existing paved courts. In total, the redevelopment of Simms and Miller parks is expected to greatly enhance the lives of immediate neighbors and increase their appeal to residents across the city. ,---~----1 I I I -175- �Chapter 7: Sub-Arca Plans Current Sub-Arca Plans City Centre Development Plan Adopted in November of 2016, the Southfield City Centre Vision Plan is the guide for creating a pedestrianfriendly, mixed-use development in the site at the heart of the Southfield City Centre district to help attract and retain professionals, to create and maintain a "sense of place," and to spur economic development. The City Centre site is located directly across Evergreen Road from the municipal campus, just south of the Upper Evergreen neighborhood. The plan is intended to set the vision for the development of the site by identifying market potential, providing a set of design guidelines and imperatives for development, and offering an illustrative vision of the site's full potential. Sing!e-Farr. iy f-:ous ·r.g , ~ac'led Corido 3c1 'd ing ;...oartment f-(ote l enci Mot,e The 2016 retail market analysis conducted by Gibbs Planning Group determined the amount of supportable retail, the type of retail uses that should be encouraged, and the sales voiumes that development can achieve in the Southfield City Centre study area . The analysis found that the eight-acre site can presently support up to 183,700 square feet of additional retail and restaurant development, generating as much as $52.7 million in new sales, potentially growing to $58.5 million in consumer expenditure by 2021. The demand could partially be absorbed by existing businesses and/or with the opening of 35 to 50 new restaurants and stores. The 2016 residential market analysis conducted by Zimmerman/Volk Associates found that, from the market perspective, up to 250 rental and for-sale, multi-family housing units can be supported within mixed use redevelopment this site. Based on market preferences, the 250 units would include 203 rental apartments and 47 condominiums in four- or five-story buildings, with retail uses located on the ground floor. The analysis also determined where the households with the potential to move to new housing units in the City Centre District currently live (the "draw area"). Approximately 25% of the market potential are currently living in Southfield, suggesting these residents prefer multi-family housing in a walkable, mixed-use environment but have settled 0:f.ce B-.; .d ~r-g E,n•ng and Dr ~.•:,ig r.ealth enc Social Serv-ce:; Trensportar:on and , v, . • Farkrng Gerege De liver," Senrces L•brery Dor~.:ory Quer.ers , Go11ernmer.tc Le 1;.ure Ac."v ty Manufacturing Rel"g ou~ a:.d Civic Res dental Care Fee ; :· , V{arehou:;e er-,d Storage Wholesa'e Trace Other -176- �- · --- -- _...... Chapter 7: Suh-Arca Plans Current Suh-Arca Plans for something else in the short term. Ultimately, the City Centre Development Plan yielded the following concept plan, expressed graphically. By interweaving all of these elements, this concept is consistent with the market demand for retail and residential in a mixed -use environment in four to five story buildings. Furthermore, this concept aligns with the City of Southfield's master plan which envisions the City Centre area as the "business hub" of the city by fostering a dense, walkable, mixed-use district that will continue to attract and retain businesses and employees. Map 17. City Centre Trail Map MAP LEGEND The nunwncAI keys for locations of highlighted works of Public Art (PA) and Cultural SltH (CS) are noted In the map legend and locations are marked on the map For a descriptive 11st of all works of Public Art and 1111 Cultural Sites located along Southfield City centre Trail, download the PocketSlghts app to your mobile device and search "Southfield, Michigan" Two guided tours are 1,1allabIe FREE-STANDING RESTAURANTS S·l TGI Frldm 26299 E,ergrolQn Road s-2· Ketby'.s KOl)('y Island 25050 N-)rthwwSlQm HIghwily S-3: Wendy's 24999 N<:-rth,•,estern H1gh'hi>y SHOPPING DISTRICTS S◄ · ShoPPff at Par. Place '.15203 to 25309 E, ..,grNn Road for corr.pie~ ~sting vI~It grandsakwa com/property/shoppes-at-park-place s-S: City C.ntrc. IJlaza 25100 EvergrHn Road S,6 : City Centre II 25200 E, ..-grHn Road S-7 Evergrffn Atrium Mark1>tptac• 2G221 Evvrgrrin Road S-8 Travoters Terrnce Retail Center 26555 E... e,green Road HOTELS H-1 Detro,t Mamon Southfield 27033 Northwestern Highway I 248 . 356 .7400 H 2. Courtyard By Marriott Detroit Southfl(>ld 27027 Norlhwvstern Highway I 248 358 1222 H•J Comfort suites Southfield 24977 Northw,>•tern Highway I 248 JS 7 9990 H•4 ' Holiday I1\n Express & Suites - Southftold 25100 North.-.<>st11rn H;ghway I 248 3S0 2400 A W PUBLIC ART PA·l Hlt> PA•2 " MODY 010'. PA-3 I Al'f.SlAY or A COMMUNITY PA•4 IIOV ANO SCAR Pl-..ti• RED POLE PARK PA·6 : PION[fR 1-'HILV II PA•7 Pl.:OPHET PA8PEACOCK PA 9 l>IV[USITY Parking Re:;trooms G CULTURAL SITES CS •t SOUIHflUD h'Ef-01/MEO PRESBYTERIAN H•5 Westin southfield Oetro,t 1500 Town Center I 248 827 4000 CHURCH CS·:l SOUTHl'IUO CITY HALL CS·!J MARV TH•: •Ml-'SON F_.RM CS · ◄ l.AWRENCl' TECHNOLOC,ICAL UNIVER<;ITY CS !> YEIC'RAN\ M[MORIAL GARDEN & H-6 sonesta sunp1y Suites Detroit• S(,uthflf!!d 1 Corporate Dm<t I 248 945 0010 MONUMENI CS-Ii soumnuo TOWN~HtP CEMCTERY C!>-7 llURC.H H1~TOFIICAl PAP H•l Stavb11dge Suites & H-ampton Inn 26060 ,'I. 26080 Nc.rtnwe6t$t'n H1ghwa;1 Trait Head °' End Point PA· tO Gh'AIITUl>E PA 11: YIN YAN(; PA- 12: CITY OF SOUTHFICLO PA-IS: SOUTllflCI C> l>fACE POLI.S PA· t4 · THE AR I OFIJNITY PA•IS (NUEAVOll PA-16 STRIV•NG - e,~eRepau !'.tat10n - - - ,_ Propes~ Sri.red • U,e Peth ·------· Completl:ld Bak<> lane EV Charging Station CITY CENTRE TRAI L • Completed Trail Leng th: 8.75 Milos CS 8 CODC!HOU!»E CS·ll POl:ICE MEMORIAL • Trail Surface : Asphalt and Concr<>t,. -177- �Chapter 7: Sub-Area Plans C'urrcnt Suh-Arca Plans EverCentre Currently, there is an 8.14-acre site located across from the Municipal Campus at the northwest corner of Evergreen Road and Civic Center Drive. The following schematics were developed to encourage higher density mixed-use development at the subject site. Public Input survey comments indicated interest in pedestrian and festive lighting and pop-up food vendors/kiosks for this property. Additionally, respondents felt that the top three types of development pertinent for inclusion into the future development included restaurants, mixed-use development, and entertainment venues. Restaurant Active Ground-Floor Retail Restaurant Throughout the site, the mixed-use buildings illustrate a total of 145,000 square feet of ground-floor retail, helping to create contiguous areas of walkab:lity and street life within the district. Retail is proposed in a mix of formats including anchor retail (10,000-25,000 SF per space), in-line retail (1,500-5,000 SF per space), and restaurants (2,000-7,000 SF per space) to support the demand and needs of both residents and visitors. The selected location of anchor retailers maximizes visibility from Evergreen Road and includes a small-format grocery store. Multi-Family Housing • 1 .,..r~ I Restaurant I In-Line Ret.ailers -178- , I .... ,{ Upper Level Flats The proposed concept offers upper level flats (apartments, condos) in a mixeduse environment, offering attractive living options to a diverse market audience, consistent with the residential market analysis conducted as part of this plan. In total, the concept averages 20 residential units per acre, helping create a critical mass within the district that will be able to support and be supported by the proposed mix of retail, commercial, and restaurant tenants In-Line Retailers Grocery Anchor Upper Level Flats Potential Rooftop Deck ~ �·----- - - ,. . . - -· I~ Chapter 7: Sub-Area Plans Current Suh-Arca Plans Hotel Ground Floor Lobby/ Cafe Shared BOH I A boutique hotel would be one of the region's few hospitality locations within a walkable mixed-use environment. The illustrated design introduces a unique architectural component intended to frame the public park, reinforce view corridors and pedestrian connections, and offer a year-round galleria to be activated with retail and public programming. Four upper levels provide+/- 125 rooms over a ground-floor lobby and retail, offering excellent views of the park and the convenience of places to eat, shop, and relax within walking distance during visitors' stay Multi-Purpose Rooms Flex Space ..... "Flex space" is provided in response to the City's desire to offer a flexible community-oriented component. This+/- 30,000 SF space is designed in concept to include multi-purpose rooms, pre-function space, and utilize a shared back-ofhouse with the hotel to serve a multi-purpose role in the overall development. Potential uses include special event space, performance venue, small business incubator, professional meeting space, and/or classrooms. -179- Gard Pati . . Shared BOH . ... n Space t Hotel �Chapter 7: Suh-Arca Plans Current Sub-Arca Plans Public Park Open Space The public park is a town square concept that acts as a central gathering place for the new development and the district as a whole, seamlessly integrating architecture and public life. The park provides+/- 28,300 SF of public open space, activated by ground-floor retail and regular programming. Opportunities for additional open space within the development include plazas for outdoor seating and dining along the wide sidewalks. Several covered parking areas also provide the potential for rooftop amenity space for residents and vegetated green roofs, screening parking from residents' view and utilizing sustainable design practices Garden Patio " 1 1 Potential \ ~ ~oof!_op Deck ► ...- • Parking Deck Parking +/- 1,050 spaces for vehicular parking are provided in multiple formats, including a five-level parking deck (850 spaces), covered garage parking for dedicated grocery (55 spaces) and residential (65 spaces) use, and on-street parallel parking {80 spaces). Building upon the recent streetscape improvements led by the City of Southfield in the district, this concept further connects streets and assets within the district to establish a highly connected and attractive street network. The streets are designed to enhance their function beyond their use for transportation, allowing them to serve as vibrant public spaces with outdoor dining, movable seating, bike parking, street trees and green stormwater infrastructure, and an intersection of commerce and social activity -180- • ,,. .._ ► . Potenti RooftoJ On-Street Parki1 [all internal stre Covered , [dedicat grocery L �----- ~ Chapter 7: Suh-Arca Plans Current Suh-Area Plans Centrepolis SmartZone Action Plan Adopted in 2017, the Centrepolis SmartZone Action Plan provides a realistic road map of land use planning, redevelopment, infill development, and specialized areas of development focused on encouraging quality places, entrepreneurial networks, talent and creative business attraction, and positive branding narratives. These components are essential to realizing the goals of new development and local economic growth that supports the growth of the Southfield SmartZone. The Southfield Centrepolis SmartZone is a 368-acre certified technology park. The original portion of the park is located east of Telegraph Road, west of Inkster Road, and directly adjacent to 1-696 in the northwest. The amended and expanded park now includes the 107-acre campus of Lawrence Technological University. As of 2014, the area is primarily zoned RC Regional Center, with some B-2 Planned Business, B-3 General Business, TV-R Television-Radio Office-Studio, OS Office Service, NS Neighborhood Business, and ERO Education Research - Office. The analysis conducted as a port of the Action Plan found several strengths and weaknesses of the SmartZone district, displayed graphically on Map 18. Figure 22. land Use Breakdown within Centrepolis SmartZone - Multiple Family (5.4%) Office (25 .8%) • Loca'I/Community Commercial (3.3%) • Regional Commercia l {12.4%) • Public/lnstitut1onal (6.4%} • Recreation/Conservation (4.1%) Right-of-way (6.2%) • Transportation/Utilities/Communication (16.9%) Vacant (19.5%) -181- QUICK DEFINITION - "CENTREPOLIS" AND "SMARTZONE" The Centrepolis Accelerator is a business incubator, housed in Lawrence Tech University, that is on a mission to accelerate the growth of Michigan's cleantech and advanced manufacturing entrepreneurs by providing access to key business and product development resources. SmartZones are State designated areas that target the attraction of technology based businesses. SmartZones support high tech ventures such as biotech, information technology and advanced manufacturing. The Southfield Centrepolis SmartZone is developed as integral component of Automation Alley by locating strategic employers, cooperative programs, and initiatives within the zone in order to design a center for jobs and wealth creation. The City received approval from the State of Michigan to amend and extend the term of Centrepolis SmartZone. The amended Development and Tax Increment Financing Plan expands the SmartZone to include the campus of Lawrence Technological University and an additional 234 acres of land contiguous with the original SmartZone. The approval of the Amended Plan also extends the term of the SmartZone for 15 years until Fiscal Year 2033/34. �Chapter 7: Suh-Arca Plans Current Suh-Area Plans Map 18. Centrepolis Smartlone Concept Plan * - GATEWAYS • • • Franklin and Eleven Mile Eleven Mile and Inkster Franklin and Northwestern ASSETS 1. Pebble Creek 2. Natural wetlands and boardwal 3. Business headquarters 4. Hotels 5. Access from eastbound 1-696 Access to westbound 1-696 4t OPPORTUNITIES Wayfinding signage in SmartZone 8. Pebble Creek and Park 9. Key redevelopment site 10. Reuse and infill opportunities 11. Interconnected parking 12. Streetscapes on American, ranklin, and Centre CHALLENGES 13. Lack of connection/visibility tor Pebble Creek Par 14. Lack cf amenities and services 15. Physical and visual barrier created by 1-696 16. Army Reserve 17. Large surface parking lots -182- �- __., ......- ~ ~ Chapter 7: Suh-Area Plans Current Sub-Arca Plans - fl _,, , ... ...~~--..,,,,., ~~ ...___ OfTice B·.nld _rig ding Retail 3u1lo ng ~ , ,r.g Ecucat ona l f-:ea ith and Sx1al Se rvices ., ... ~ Aoartment .. I B .... .. - 1111--..._ ~ .,, ~ Trar.spo:tat,on a,.d U~11:: II 7 j,_., ■ s . .1 _...~ ~ ,,,.., ~ . -~r i -> t ~ -' ,1 '~ - ,_ --.. ,, ,. \\ 3-D View of Centrepolis SmartZone Buildings Classified According to Use Parking Ga rage Del very Se n,, ces Ultimately, the effort yielded the following action items, which are the joint responsibility of the City and several other agencies, such as LTU: L•bra Dorm.:orv Q1.:ar:ers , Go ve m rnema Le:sure Ac:Iv Msnufactur;ng Rel;g :ou;; ar-,d 2) 3) 4) uv ,c Res dent!a l Care Fae I : , 1) Ware house ar.d Storage 5) 6) 7) Design and implement SmartZone streetscape and gateways at critical locations: Eleven Mile and Inkster, Eleven Mile and Franklin, Franklin and 1-696, and American Drive at 1-696 exit. Incorporate Centrepolis SmartZone branding into streetscape and gateways Enact Zoning Ordinance amendments that support infill and redevelopment Design and implement improved pedestrian access to and identification of Pebble Creek Park Establish a SmartZone Wireless Access Zone. Use SmartZone Wireless Access Zone as a branding and marketing opportunity Implement SmartZone streetscape along American Drive, Franklin Road, and Centre Drive Create an area-wide storm-water management system Increase existing sidewalk on Eleven Mile Road to a 10-foot wide safety path •/ hotesa le Trade -183- �C'hapkr 7: Suh-Arca Plans Current Suh-Arca Plans Mixed Use Corridor District (MUCD) Many of Southfield's "Mile" roads (i.e., Nine, Ten, and Twelve Mile Roads}, especially in the eastern portion of the City, contain antiquated office uses on shallow-depth lots. It is the intent of the city to create an innovative and flexible zoning overlay district to encourage adaptive reuse and higher mixed-use redevelopment on these underutilized properties. The intent of this district is to create a Mixed Use Corridor District (MUCD} regulations for the purposes of: encouraging the use of land in accordance with its character and adaptability; to act as a buffer between adjoining non-residential and residential areas, and to ensure that new development is compatible in use, scale, and design with the transitional function of the District; permit moderate-density, multiple-family residential uses, along with small-scale commercial uses and mixed-use developments that will primarily serve the day-to-day needs of residents in nearby neighborhoods and residential complexes; and encourages innovation in land use planning; providing enhanced housing, employment, walkability, traffic circulation and recreational opportunities for the residents of Southfield; ensuring compatibility of design and use between neighboring properties; and, encouraging development that is consistent with Sustainable Southfield 2.0J as amended. -184- �s: 0 'tl .... ~ s:C: 8 I !:?! '5' 0: - I ~ ~ 00 l:. ~ V, I 0 VI 5· V, 0 ... t: ~ tb' ti: D �Chapter 7: Suh-Arca Plans Current Suh-Arca Plans Nine Mile Corridor The Nine Mile Corridor Plan is a year-long project that began in the summer of 2022 and is intended to identify a preferred non-motorized treatment for Nine Mile Road, stretching from 1-75 in Hazel Park to 1-275 in Farmington Hills. The project came about through a series of meetings with the City Managers from each of the six cities along the corridor, Hazel Park, Ferndale, Oak Park, Southfield, Farmington, and Farmington Hills, to discuss the opportunity for shared recreation assets within Southern Oakland County. Nine Mile Road connects each of these communities with each other, is a locally owned roadway, and is nearby to a number of parks, recreation facilities, neighborhoods, and business districts, making it a perfect corridor to enhance from a non-motorized transportation standpoint. Map 20. Nine Mile Corridor Plan Study Area ~~~--~~~~c~~-~-~ "-.-. ~J· · L----.~-- . 7L_ - ~~~~-~~~~-~-~~ -- ~~~~~o~~-•~w~--~o~~ i .. Commur.!~Y L". undary Study area Comdorc,ttmt N A -186- 0_ _. __ ___. 2 _ _ _ _ _4 Mil9s �- -Chapter 7: Suh-Arca Plans Current Suh-Arca Plans A community survey for the Nine Mile Corridor was conducted from October 17, 2022, to November 28, 2022, that included 727 total responses. 92.45% of users visit destinations along Nine Mile by car, but 32.3% of respondents also travel by bike, 7.4% walk, and 2.1% use public transport. 57.1% of respondents stated that they would use the corridor without car if non-motorized pathways were provided. When asked "what improvements would encourage you to walk and bike more?" the top five responses included: "Places to sit and rest with shade" (48.8%); "Protected Bike Lanes" (47%); "Landscaping and street trees" (46.2%); "Wider sidewalks" (42.6%) and "More public parks and public spaces" (42.5%). Table 3. Responses to Nine Mile Corridor Survey "What Improvements Would Encourage You to Walk and Bike More?" Res~onse Percentage Places to sit and rest with-shade. - - _l_ - -- - 48.8% -~ 46.2% Protected bike lanes Landscapil)Q ~nd str_,eet 47.0% tr~~ Wider sidewalks - Total Reseonses - . -- 342 - 336 .... 42 .6% - 355 310 More public parks and public space~ 42.5% Separated pedestrian and bike paths 40.3% 293 36.0% 262 32 .6% 237 31.2% --- 227 Bike repair stations, including air pumps 17.3% 126 Road- diets ---- - Other 13.1% 95 13.3% 97 $triped, high_-viajQiJity crQ§,§W~lks __ Public art - - .. --- - ----- -- ..,._ - Lighting and emergency call boxes - - --- . - - __ --- 1'--- •·- - --- - - -~-- - - - - - - ~- 309 The Nine Mile Corridor Plan will explore the feasibility of a connected non-motorized pathway that will allow residents along the corridor to walk and bike from end to end in a safe and comfortable way. It is also intended to serve as the backbone to a larger non-motorized network that connects each community's parks, business districts, and other assets together. The outcome of the plan will include a recommended route for the pathway, a preferred facility type, placemaking opportunities, and options to catalyze economic development. Additionally, the plan will include funding opportunities and implementation strategies to assist each community in implementing the shared vision for the Nine Mile Corridor. Special emphasis will be given to the Nine Mile Corridor (aka Nine Mile Connectivity, Placemaking, and Recreation Corridor Project) for placemaking, art, signage, pedestrian amenities, street facades, landscaping, and shared-use pathway development. Southfield is working with many adjacent communities to develop a regional "Greenway Corridor" along Nine Mile Road linking the 1-75 and 1-275 freeways. In February 2022, the City Council authorized approximately $319,000 for construction of a½ mile segment of shared-use (8-10 ft. wide) pathway on the south side of 9 Mile, adjacent to Bauervic Woods Park, from Evergreen Road to Prescott, which was completed in November 2022. -187- �haptcr 7: Suh-Arca Plan~ Current Sub-Area Plans Map 21. Existing Conditions on Nine Mile Road s ? ~ ~ ib1 lb'" r- -..!.~ ~ ~ (0 s <1) ~ g. IQ 'O -::,- "'~ jg::, i£ ~ Q. lJ ~ a, ::,- iil [ C: ~ ::?, Ill a: ~ ~ ~ - - SOUTHFIELD Exlstll!Q.£11cllltles No lllk• Lan.. Slulnow Lane llk•L- l uffered Ilk• Lane S hared UH Peth Sidewalk Map 22. Areas of Concern on Nine Mile Road s "'~ ~ ~ ;;:. [ i£ ~ iil -g. ~ f ~ ~~ l g, i::,g ~ :;:, ~ i£ ~ co 3- [ 0: a: C: 9 SOUTH Fl E LO ~re111 of.Conc;trn H'9....,.vcrou•fl9 D-• tntenectton -188- �- ~ Chapter 7: Suh-Arca Plans Current Suh-Area Plans Map 23. Recommended Improvements on Nine Mile Road ~ : ~ ~ ~ ~ ~ Q) a ,- ,,, ~ ~ ~ ca ~ ~ ~ ~ ~ 10~ ~ j :) g ~ s ::?I i ~ ~ ! ~ 111111111111111111111111111111 I ~ SOUTH Fl !l!ICOm!!l•nd,d strt,t"Sldt lxl,Unv Sh•red u.. ,-Hh 1111111111111111111111 AKOfflffl•nc:tR P•111wa, Sid• Sk:Mwalk lnllU Map 24. Existing and Proposed Improvements on Nine Mile Road Between Lohse, and Greenfield Roads 1Ju;111n S1)1tm11 ' 11,, l'.u,,·I HIJ:l,1 uf\\-11\ e • • - • Tr.,11mS11)1 Tnuml """'"' \\/ Br11d1 Sliii11--c l•11'\(i l'ath - - - 1-.11110),•cl Sl,:u."11•1··~•· 1',,11, - - - S1drw.ill lfo111,~(;i fi ~1,k1 - - ,.,,'IM•ml rl\p,.• T l\l > ,\ tl 'Cll lt111< • Eluol ,\11 l1151:11Jatiu11 G:ih"\1,l) h~IIIH' -189- �C'haJJtcr 7: Sub-Arca Plans Goal~, Ohjeclfrcs, and Strategic~ Goals, Objectives, and Strategies Goals o o o o o o Establish viable and high-quality commercial, residential, and office districts that promote transit and pedestrian-friendly development to connect those districts with each other and the surrounding community Provide for high quality, integrated communities providing a diverse range of uses and development to sustain a diverse economy, including offices, retail, entertainment, institutions, services, recreation and leisure, and restaurants Respond to a growing market demand for walkable, vibrant communities with convenient transit linkages, proximity to jobs, and access to nearby public services and spaces and activity-orient~d destinations Continue to implement the individual goals and objectives of each Sub-Area Plan and their key redevelopment areas Provide an environment conductive to and support of living, working, shopping, and entertainment Strengthen the physical and social connections within and between communities Objectives and Strategies o o o o o o o o o o Implement the Nine Mile Corridor connectivity objectives in coordination with adjacent communities (1-75 to 1-275) Support the Oakland Community College redevelopment project Provide for both vertical mixed-use ( lower floors of commercial and upper floors residential or office) and horizontal mixed use on an entire block that allows residents to live, work, and play in the same general location Improve the public realm through creation of context-sensitive built environment Promote development strategies for the rehabilitation and re-purposing of existing structures, conservation, and sustainable/green building design Provide for a mixture of land uses, including retail and residential, that help to generate positive pedestrian activity in an area Provide for a variety of housing options, including higher density mixed-use developments along our major corridors, where development has been challenging due to shallow lots and obsolete buildings Develop shared-use pathways throughout the City to connect users with public transit to key destinatiCl!'lS in the City and beyond Identify and market opportunities sites for infill to take advantage of existing infrastructure and reduce the need for new facilities Target development opportunities to nearby, compatible land uses to shorten trips and facilitate alternative modes of transportation, such as walking, bicycling, and public transit -190- �I 1-1. I.O 1-1. I I ��,.....- ~ Chapter 8: Public Infrastructure Introduction Chapter 8: Public Infrastructure Introduction Non-Motorized and Motorized Infrastructure Southfield is a first-ring midwestern suburb, designed in mid-century to reflect the prosperity of a vehicle-centric world. Its land use patterns ignored the needs of pedestrians, providing, at best, a fragmented system with sidewalks too narrow to accommodate both foot traffic and cyclists. And, in areas not serviced by sidewalks, "goat paths" appeared from persistent trudging feet and bicycle wheels. In its modern design, with 75 ft. building setbacks, sea of asphalt parking and fragmented pedestrian system, the city left behind those who couldn't drive or didn't own a vehicle. What's worse, inadequate sidewalks make the city and many neighborhood services inaccessible for pedestrians, individuals with disabilities, wheelchairs, and older adults. 65 years later, the city is still trying to overcome this very auto-dominated land-use pattern. The City, in cooperation with the Southfield City Centre, has focused on making the City Centre district much more walkable through sidewalkgap infill, widening of pathways, and building non-motorized connected trails with pedestrian and bicycle amenities. The City Council and residents have recognized this concerted effort and are now applying this formula to other parts of the city. As part of this Master Plan Update, a critical review of land use and zoning regulations are needed to provide more opportunities for basic services within walking distance and adjacent to our neighborhoods. What Are Complete Streets? According to Smart Growth America, "Complete Streets are streets for everyone." They are designed and operated to prioritize safety, comfort, and access to destinations for all people who use the street, especially older adults, people living with disabilities, people who cannot afford or do not have access to a car, and historically underrepresented communities. Complete Streets make it easy to cross the street, walk to shops, jobs, and schools, bicycle to work, and move actively with assistive devices. There is no one design for a Complete Street because each one is unique and responds to community context. A complete street may include sidewalks, bike lanes (or wide paved shoulders), special bus lanes, comfortable and accessible public transportation stops, frequent and safe crossing opportunities, median islands, accessible pedestrian signals, curb extensions, narrower travel lanes, roundabouts, and more. 59 Although Southfield does not have a formal Complete Streets policy, Planning and Engineering staff use complete street tenants in roadway projects to make sure the city is progressing on its path toward equity for all residents. -193- �Chapter 8: Public Infrastructure lntrodt1ction Stormwater and Green Infrastructure Stormwater infrastructure, which includes green infrastructure, is a form of public infrastructure that often goes unnoticed on a dry day. However, these systems play a vital role in every community, including Southfield, because Michigan is one of the most waterrich and rainy states in the country and getting wetter every year, as shown in Figure 23. Stormwater infrastructure in legacy communities, like Southfield, has traditionally consisted of solely storm drains and pipes, which directly dispose of the water into the Rouge River. However, impervious (vegetated) surfaces that capture stormwater are now broadly considered to be a part of Southfield's stormwater infrastructure system, because they help control floods and naturally cleanse dirty runoff. These features, such as rain gardens, wetlands, and swales, both improve water quality and make the community more attractive by preserving valuable recreation land and wildlife habitat, as well as lowering air temperatures. Figure 23. Historic Rainfa/12010 vs 2020 8 7 6 V') (l) -5 C 5 4 3 2 1 0 JAN FEB MAR APR MAY JUN 2010 27.72in JUL AUG SEP OCT NOV DEC -a- 2020 39.29 in Sources: Oakland Water Authority The City of Southfield's Storm Water Master Plan exists to guide the management of storm water throughout the City. The first Storm Water Master Plan, developed in 1969, identified areas of the City that could be drained by a system of proposed storm drains. By the late 1990s, much of the original plan had been implemented or was no longer relevant. As storm water management priorities shifted from managing peak flows and controlling flooding, the City updated the Storm Water Master Plan in 2001 and committed to regular updates of the plan every ten years. Over the past ten years, the topic of storm water management has continued to evolve. The link between increased runoff volume (despite managing discharge rate and water quality) and degradation of downstream surface water bodies has become a key issue in managing storm water runoff. Low-impact practices (managing storm water at its source rather than on a site or regional-wide basis) have become a preferred method for managing storm water. SEMCOG's Green Infrastructure Vision for Southeast Michigan is a framework that guides the preservation and future implementation of green infrastructure in Southeast Michigan. The vision benchmarks the amount of green infrastructure in the region, identifies future green infrastructure opportunities, and recommends strategic implementation approaches. The Vision details the various benefits of green infrastructure, including economic value, water quality, air quality and recreation. 60 In 2012, Southfield used the Vision to create local Low Impact Development {LID} Guidelines handbook, which promotes building policies designed to improve the health of both the residents and the environment. LID uses the preservation of existing features, landscape-based techniques, and the construction of stormwater treatment best management practices to protect natural functions and water quality. 61 These two documents, as well as Southfield's ordinances, master plan, and internal technical Stormwater Management Plan, guide the future of stormwater infrastructure throughout the city. -194- �- _,....-.r- Chapter 8: Public Infrastructure Introduction RAI IN GARDENS catch wat pts orates . _infaH S catc nd 0 ba SPAVter t IN s SOIL BUILDING tot mulch and compos 115 holds 1m o1istu -195- �Chapter 8: Pub1ic Infrastructure Introduction Definitions Green infrastructure is defined in two broad categories in Southeast Michigan. First, it includes ecosystems that are present in the natural, undisturbed environment such as wetlands, woodlands, prairies, and parks. The second category includes constructed or built green infrastructure such as rain gardens, bioswales, community gardens, and agricultural lands. Both approaches to green infrastructure are involved in the LID approach to site design. 62 Table 4. Low-Impact Design Terminology LID Term Community Garden Conservation Easement Critical Habitat or Regionnlly Significant Fenture Ruin Gardens or Bioswale Green Roof Riparian Corridor lt\'etland Floodplain Urban Forest Permeable Pavemen Definition . . .. land . . and/or . . residential .. used. . to grow food but can also provide Urban . ecological services. Example: Mary Thompson Farm Public and private land designated for conservation in perpetuity. Areas unique to Southeast Michigan that are critical to protect and enhance, such as the Detroit River International Wildlife Refuge and the Rouge River corridor. An attractive, sunken landscape filter planted with plants. Rain gardens are designed to absorb storm water run-off from impervious surfaces such as roofs and parking lots Green roofs are roofs planted with vegetation that absorbs stormwater. Green roofs provide a 50%-90% annual runoff reduction and reduce energy for heating and cooling Land that exists between water bodies (lakes, rivers, streams, and wetlands) and higher dry upland areas (forests, fields, cities and suburban property). Michigan-designated wetlands, and constructed wetlands or other natural features that provide similar functions The area of low-lying ground adjacent to a river which flood during storms or after the snow melts Areas of tree canopy cover that exist in multiple forms throughout the city, such as woodlots, private landscapes, street trees, and park trees Paving surfaces that are made of either a porous material that enables stormwater to flow through it, or nonporous blocks spaced so that water can flow between the gaQS -196- �Chapter 8: Public Infrastructure Introduction Table S. Benefits of Green Infrastructure What are the benefits of Green Infrastructure? Water Quality Flooding Water Supply 1::1- Green infrastructure reduces the amount of polluted stormwater runoff entering our rivers and lakes. In cities with combined sewer systems, green infrastructure is being used to reduce sewer overflows during storms. Green infrastructure can reduce flood risk by slowing and reducing stormwater runoff into waterways. r. Harvesting rainwater is good for outdoor irrigation and some indoor uses. Water infiltrated into the soil ~ recharges groundwater and increases flow into rivers. I Quality of Life Recreation I Economic Growth II • Green infrastructure provides aesthetic benefits to the area by increasing the amount of a community's green space. ~ Green infrastructure can provide recreational and tourism opportunities including increased access to hiking, . . hunting, fishing, and bird watching. 1B Green infrastructure can increase residential property values located near trails, parks, and waterways. In - addition, green infrastructure is one way to attract and retain the knowledge-based workforce in our region. II LJIII Green infrastructure techniques along roads can also be used to slow traffic and provide a buffer between the roadway and pedestrians. I Traffic Calming Habitat ~ Green infrastructure can provide needed links in habitat corridors to strengthen and support rare and important Connections plant and animal areas in the community. - - --- - Air Quality Increased vegetation positively impacts air quality through carbon sequestration, the capture of fugitive dust, and removal of air pollutants. Individual Health Green infrastructure encourages outdoor physical activity, which can have a positive impact in fighting obesity and chronic diseases. Public Finances Green infrastructure can reduce a community's infrastructure costs by using natural systems rather than built systems, and by avoiding building lengthy new stormwater pipes. - 0 {, 11111 -- - - - -- - - - I Energy and Climate Implementing techniques such as green roofs, increased tree plantings around buildings, converting turfgrass to no-mow areas, and reclaiming stormwater for use onsite can reduce energy consumption and save money. -197- �Chapter 8: J>uhlic Jnfrasl'ructurc Introduction Suitable Locations for Different Types of Green Infrastructure Within the integrated network of green infrastructure are constructed green infrastructure techniques, sometimes referred to as low impact development techniques. This category of green infrastructure includes constructed practices such as rain gardens, bioswales, native plant grow zones, permeable pavement, green roofs and even community gardens. These constructed practices play an important role within the green infrastructure network providing ecological, environmental, economic, and social benefits. For example, these techniques primarily work to improve water quality by reducing stormwater runoff entering our water resources. However, their characteristics and designs also lead to greater economic value of adjacent properties and improved recreational opportunities with demonstrated habitat enhancements. The recommended quantity of green infrastructure techniques is linked to the percentage of impervious surfaces in urban areas and subwatersheds. According to SEMCOG's 2010 data, Southfield's land cover consists of 42 .9% of impervious surfaces. High impervious areas result in increased quantities of stormwater runoff pollutants, volume, and flow rates. Regional priorities for constructing these types of green infrastructure techniques include areas with impervious cover greater than 10 percent. The connection between constructed green infrastructure techniques to improved water quality, higher economic value, reduced infrastructure costs, enhanced recreational opportunities, and advanced social benefits is demonstrated through numerous comparisons. The overarching theme for achieving these benefits starts with incrementally implementing green infrastructure in highly impervious areas. Priority areas for constructed green infrastructure techniques include: • • • • Institutional properties include publicly-owned property such as municipal facilities and complexes, libraries, parks, schools, and universities. The focus within these properties is to further assess opportunities to manage roof runoff and runoff from paved surfaces. Additionally, large open space areas managed as turf may present options for constructing native plant grow zones in areas not generally accessed by the public. Major roadways are identified by their respective functional classification, but are generally represented by the major arterial roadways, including local, county, and state. Local residential streets are not defined as a primary area of opportunity. Within major roadways, constructing green infrastructure within the rights-of-way, either in existing open space or, where traffic data supports it, implementing road diets with green infrastructure are some of the opportunities. Parking lots, both publicly-owned and privately-owned, represent a major category of green infrastructure implementation opportunities. Publicly-owned parking lots are included as part of the impervious cover within the institutional properties. Privatelyowned parking lots represent the larger commercial areas in the region. Constructing bioretention areas, bioswales, and porous pavement are techniques that can significantly reduce stormwater runoff. From a planning perspective, inverted parking lot islands can double as bioretention areas when coordinated with engineering design. Riparian corridors are a consistent focus of opportunity throughout this vision . Expanding the forest and vegetated buffer adjacent to local streams improves the local stream corridor, leading to higher quality stream habitat and aquatic diversity {SEMCOG, 2014) . -198- �- Chapter 8: Public Infrastructure Introduction Drinking Water and Sanitary Sewer Infrastructure The City of Southfield purchases water from the Southeastern Oakland County Water Authority (SOCWA) at eleven locations. SOCWA provides Great lakes Water Authority (GLWA) water through its member distribution systems to a population of 210,000 within a 56 square mile area. Current members are Berkley, Beverly Hills, Bingham Farms, Birmingham, Clawson, Huntington Woods, Lathrup Village, Pleasant Ridge, Royal Oak, and Southfield. Southfield's source water comes from the Detroit River, situated within the Lake St. Clair, Clinton River, Detroit River, Rouge River, Ecorse River, watersheds in the U.S. and parts of the Thames River, Little River, Turkey Creek and Sydenham watersheds in Canada. The sources of drinking water (both tap water and bottled water) include rivers, lakes, streams, ponds, reservoirs, springs, and wells. As water travels over the surface of the land or through the ground, it dissolves naturally occurring minerals and, in some cases, radioactive material, and can pick up substances resulting from the presence of animals or from human activity. Contaminants that may be present in source water include: • • • • • Microbial contaminants, such as viruses and bacteria, which may come from sewage treatment plants, septic systems, agricultural livestock operations, and wildlife. Inorganic contaminants, such as salts and metals, which can be naturally occurring or result from urban storm water runoff, industrial or domestic wastewater discharges, oil and gas production, mining, or farming. Pesticides and herbicides, which may come from a variety of sources such as agriculture, urban storm water runoff, and residential uses. Organic chemical contaminants, including synthetic and volatile organics, which are by-products of industrial processes and petroleum production, and can also come from gas stations, urban storm water runoff and septic systems. Radioactive contaminants, which can be naturally occurring or be the result of oil and gas production and mining activities. In order to ensure that tap water is safe to drink, EPA prescribes regulations, which limit the number of certain contaminants in water provided by public water systems. The Food and Drug Administration (FDA) regulations establish limits for contaminants in bottled water, which must provide the same protection for public health. EGLE, in partnership with the U.S. Geological Survey, the Detroit Water and Sewerage Department, and the Michigan Public Health Institute, performed a source water assessment in 2004 to determine the susceptibility of GLWA' s Detroit River source water for potential contamination. The susceptibility rating is based on a seven-tiered scale and ranges from very low to very high determined primarily using geologic sensitivity, water chemistry, and potential contaminant sources. The report described GLWA's Detroit River intakes as highly susceptible to potential contamination . However, all four GLWA water treatment plants that service the city of Detroit and draw water from the Detroit River have historically provided satisfactory treatment and meet drinking water standards. -199- - �f'haJllcr 8: Puhlic Infrastructure Current Condit.ions Current Conditions Non-Motorized and Motorized Infrastructure As conduits for pedestrians and connections to vital services, non-motorized assets are some of the most important resources in any community. The cost of building and maintaining these facilities, their importance to society, and the investment made by the community all place a high level of responsibility to plan, build, and maintain these assets efficiently and effectively. Non-Motorized Bike facilities include bike-share stations, bike repair stations and bike racks. The Southfield City Centre District currently supports 9 bike stations, 27 bikes, 3 bike repair stations, and dozens of bike racks throughout the district and City. Further, the Zoning Ordinance requires that all new development and major redevelopment install one bike rack that can accommodate at least four bicycles. Schools and Universities are required to install more based upon their student population. City of Southfield 2019 Non-Motorized Asset Management Plan At the request of City Administration and the City Engineer, OHM prepared a plan in 2019-20 describing the City of Southfield's non-motorized assets, conditions, and Capital Improvements. Overall, the City's non-motorized network consists of approximately 34 miles of non-motorized facilities, of which 17 miles are on-street and 16 miles are off-street. It should be noted that there are also approximately 170 miles of sidewalks within Southfield's subdivisions. However, these assets are considered part of the City's pedestrian facilities, and as such, are to be maintained by the adjacent property owner, per the City's sidewalk repair ordinance. The condition of Southfield's on-street and off-street facilities break down as follows: • • Approximately 50% of Southfield's on-street non-motorized facilities are in poor condition. Of the remaining paths, most are in good condition (38%) and a small percentage (6%) are in fair condition. Approximately 60% of the City of Southfield's off-street non-motorized facilities are in good condition, while 25% are rated fair, while 14% are rated in poor condition. -200- STUDY: BIKE SHARE SAVES THE U.S. 436 MILLION PUBLIC HEALTH DOLLARS EVERY VEAR BY KEA WILSON "The long-term health benefits of using bike share vastly outweigh the short-term risks, even in the most polluted and cardominated U.S. cities, a new study finds and cities who invest in reducing those risks by loosening car dominance can save even more lives and millions in precious public health dollars. Riders themselves were saved a collective total of 737 "disability adjusted life years," or years spent living with debilitating health conditions such as cancer, dementia, and ischemic heart disease, thanks to the preventative power of active transportation. Famously, zero American residents died on bike share vehicles from 2007 through 2014, and deaths on the mode are still rare. "The more [bike share] users we attract, and the more we improve the street environment, the more we increase the public health benefits." (Source: STREETSBLOG USA, July 23, 2021) �I Map 22. New Pedestrian and Bike Pathways Since 2011 ,. ♦ ~ -; . Village of Bingham Farms franklin ....... ! .. I - °""' 1.: .. I H 0 ! ~ ~ l'r, ~ ::, ~ . j ' if l C D D f >. - ~ 11 lr.ul II I llilidl ( u (' Hin: . Ul>I>.\ n \\' /1:4 lk-inct r .:.c ,_ • ~ i . --- ': ..- ......... -..:: t----:- !=' I - ~ .-::· l~l,1111.) u ........... 1 ... .Jt - ~ 11Jli(B.613fL Li 011.) ..:,I. 8 b.31 nu. ••••---•- o.;· nuJ . I.Otmi.) I 1. i nu.) lnu,I I! .... - ·......·- i I I 1' ·---- :I '.l I nu.I ' .. _ ·-. ---- -- : Uetroit I .!I.' iI 1111. 0 . ! ;ity of • nu.I iI · = -> 0 ,, I ! I ~ile I 0 2 �I Map 23. Existing and Proposed Non-Motorized Transportation Plan 1f1ekl 'Iran port. iou > of Villag of Bingham Farm rrank.Jin C1.:1tll'I i f ; t ...... - -L..=.~ ·-; -..::-! .. C .- • c : Route -- I ouldl'I U1kc ~U1l· I . 10 mi.I i. I ){ 111c i (0.1 nu.I ! l 111 \l'd Irail W. -· I - j• nu.I Educatiot Fa ili1ic • 011 1fidd P11Wil !I ~ I,., f.. . 1 - E.;u t - ( 'oll • l'11i1 · ·, - Pm. e. hool (harm Pub (1 ii, \<l111u1i!llrt11i1L· Ct•11k1 Uiood lk·w~1p111L·111 hod ~(lu K dford ·1own- hip fil City of troit 2 0 I inch. l.'tlO r I �Chapter 8: Public Jnfrastructur Current Cond.i tions Motorized Road Quality Southfield completes a pavement condition evaluation every two years using the Pavement Surface Evaluation and Rating (PASER) system, a 1 to 10 scale with 10 being a newly constructed surface and 1 being a completely failed surface. Southfield groups PASER scores into categories of good (6-10), fair (4-5), and poor (1-3) when prioritizing road projects. The most recent evaluation was completed in 2020. The current estimated spring 2022 conditions for Southfield's overall Road Network is 51% good, 27% fair, and 22% poor. This is consistent with the projections assumed in 2014, when the Southfield Road Bond was passed by voters. The Road Bond dollars are expected to be fully expended after the completion of 2022 road projects. A continued investment level of $GM - $7M annually is needed to slightly improve Southfield's Road Network while preventing "failed" roads from staying in that category for more than 10 years. Safe Streets for All The U.S. Department of Transportation administers the Safe Streets and Roads for All (SS4A) discretionary program. Established by the Bipartisan Infrastructure Law (BIL), the program will provide $5-6 billion in grant monies over 5 years to qualifying entities (including cities) in order to prevent roadway deaths and serious injuries. Development of a "Comprehensive Safety Action Plan" is required to receive planning, design, or development support, and implementing projects identified within the Action Plan are eligible for funding. To access these funds, the city must: • • • Develop a Comprehensive Safety Action Plan Conduct planning, design, and development activities in support of the Action Plan Carry out projects and strategies identified in the Action Plan : o Implementing improvements along an expanded multimodal network of reconfigured roads with separated bicycle lanes and improved safety features for pedestrian crossings. o Applying low-cost safety treatments such as rumble strips, wider edge lines, flashing beacons, and better signage along high-crash rural corridors. o Conducting speed management projects such as implementing traffic calming road design changes and setting appropriate speed limits for all road users. o Installing safety enhancements such as safer pedestrian crossings, sidewalks, and additional lighting for people walking, rolling, or using mobility assistive devices. o Addressing alcohol-impaired driving along key corridors through education, outreach, and publicized sobriety checkpoints on weekends and holidays. o Making street design changes informed by culturally competent education and community outreach. o Creating safe routes to school and public transit services through multiple activities that lead to people safely walking, biking, and rolling in underserved communities. -203- �,-- ~ ,... ,...... ....- ,-,,r Chapter 8: Public Infrastructure Current Conditions SEMCOG City of Southfield Traffic Crash Data Within the city limits there are a total of 6,152 miles of public road (including boundary roads). SEMCOG utilizes crash data from the Michigan State Police Criminal Justice Information Center, Michigan Geographic Framework, and ACS and U.S. Census 2020. Between 2017 to 2020, there was an overall decreasing trend in the number of crashes within Southfield, with an increase in 2021; however, this trend was impacted by the effects of COVID-19 and the subsequent closure of schools and businesses. This trend was experienced by the SEMCOG region and Oakland County as well. Similarly, the different categories within crash severity, crash type, and crash involvement have also generally experienced the same trend. Figure 24. City of Southfield Traffic Crashes, 2017-2021 .: Sources : SEMCOG Crash and Road Data Dashboard The highest percentage crash type within Southfield is Rear-End crashes {41.4%) which was 7% higher than the region {34.4%), followed by Sideswipe crashes (19.7%) which was slightly higher than the region {18.3%) and Angle or Head-on/Left-turn {19.4%) which was lower than the region (20% ). Young drivers {16 - 24) were involved in 31.1 % of the crashes that appeared in Southfield which was basically the same percentage compared to the regional level {31.5%), intersections involvement accounted for 23.5%, which was much lower than the region {33 .6%), and older drivers (65 and older) were involved in 19.6% of crashes which was also lower than the regional number {16.6%). The intersection with the highest crash frequency is located at Southfield Road and Ten Mile Road. This location is ranked No. 4 in the county and No. 9 in the region for the highest frequency intersections. From the data between 2017 and 2021, 49.2% of the crashes happened at this location are Read End crashes, and the most significant factors continue to the crashes ( excluding Intersection) are Young Driver 16-24 {31.6%) and Older Driver 65 and older {21. 7%). Even though the intersection had high number of crashes, 79 .5% of those crashes result in property damages only, and the rest were listed in the Other Injury category, which indicates that no fatal or serious injury occurred at the location between 2017-2021. It is likely that the increase in crashes in between 2020 and 2021 was caused by the pandemic. However, it is unknown whether the increasing trend will continue or if we have reached a state of equilibrium and 2021 crash data represents the "new normal." The top 10 highest crash intersections and road segments located in Southfield are mainly comprised of the Mile Roads, Telegraph Road (US-24), Southfield Road, and Greenfield Road. These roads typically have high speed limits and are all classified as Arterial roadways, representing the major roads with some of the highest volumes in the city boundaries. -204- �Chapter 8: Public Infrast.ructm·e Current Conditions Table 6. High Frequency Intersection Crash Rankings Local Rank 1 2 3 County Rank 4 -·- --.-· 113 --- - - - - · - - 21 . Intersection Regional (SEMCOG) Rank - ~ - ·- 48.8 l Twelve Mile & Telegraph ~ 23 - . - -------- 116 5 53 ' 138 42.2 Twelve Mile & Southfield I 46 . ·-· - 47 4 2017 2021 Southfield & Ten Mile 9 - - - -- Annual Average ( _ ) · - - -1 Twelve Mile & Telegraph 36 -- -- ·- -- Southfield & Thirteen Mile 28.4 -- - 73 6 --- - -- - Twelve Mile & Greenfield 191 29.4 25.4 ---- 77 7 78 8 - - - - ---- 10 218 ·- 87 9 - - - - -- - - - -- Lasher & Eleven Mile ··---- 24.6 - - ·- --· - 24.2 - 244 ---- 91 Southfield & Mount Vernon 208 ·------- 251 - -- - - - - - - - Twelve Mile & Lasher 23 .. 4 Greenfield & Eleven Mile 23.2 Intersections are ranked by number of traffic crashes and rankings do not account for traffic volume. -205- �1 l 1 • • l • (f) ~ CD < CD -, ;::::;: "< • V) 0 • ., C: ("') ro .. © ~ ~ • Q "0 N :-,... • N s ~ V) I N 0 O"'I I m ~ ij n 1--1 • 0 G) .,QJn ....~ Q Q ~ :::s :,- 0.. VI < ,r :E .,ro fb • ~ o· 3 • • c:: Ill Q Q Ill • ::,- • fb Ill • • �... .... -~c :. Q., • oc r.. c:., ... ~ ..c ~ • • • • • L. Q) ~ • Q) > .c V) ro L. u (.!) • • 0 u ~ UJ V) Q) u L. ::, 0 0 • V) I " 0 N I �I ~ - Chapter 8: PuhJic Infrastructure Current Conditions Map 29. 2017-2021 Pedestrian Crashes • • • "fl • ® • • • • 11 • Severity •• Source : SEMCOG Crash Viewer -208- ® �Chapter 8: Public Infrastructure Current Conditions Vision Zero Vision Zero is a strategy to eliminate all traffic fatalities and severe injuries, while increasing safe, healthy, equitable mobility for all. For too long, we've considered traffic deaths and severe injuries to be inevitable side effects of modern life. While often referred to as "accidents," the reality is that we can prevent these tragedies by taking a proactive, preventative approach that prioritizes traffic safety as a public health issue. Vision Zero recognizes that people will sometimes make mistakes, so the road system and related policies should be designed to ensure those inevitable mistakes do not result in severe injuries or fatalities. This means that system designers and policymakers are expected to improve the roadway environment, policies (such as speed management), and other related systems to lessen the severity of crashes. Vision Zero is a multidisciplinary approach, bringing together diverse and necessary stakeholders to address this complex problem. Vision Zero acknowledges that many factors contribute to safe mobility - including roadway design, speeds, behaviors, technology, and policies - and sets clear goals to achieve the shared goal of zero fatalities and severe injuries. Stormwater and Green Infrastructure Southfield has both a traditional stormwater system and several locations with new green infrastructure projects. The stormwater system is partially combined with the sanitary sewer system, which means that excess stormwater flows into the sanitary sewer during heavy rain events and the combined stream is dumped into the Rouge River. Combined systems were very popular to build in the early 19 th century, and many Michigan communities still have them, despite the pollution they dump into shared waterways during storms. As such, the City of Southfield is pursuing incremental system separations, which detach the sanitary sewer pipes from storm sewer pipes, reducing both pollution in the river and the risk of basement back-ups due to overflows during large rain events. For more detail on recent separation projects, please see the Current Projects and Initiatives section below. Currently, the City of Southfield has 8 locations with municipally constructed green infrastructure, which all help capture and absorb rainwater before it has a chance to become polluted and run directly into the Rouge River. These projects are: • • • • • • • • • Carpenter Lake Nature Preserve : Permeable Pavers, Bioswale, and Wet Meadow Valley Woods: Wetland and Step Pools Inglenook: Permeable Parking Lot and Bioswale Beech Woods: Greening Project Evergreen Road : Permeable Pavers and Rain Garden City Hall: South Parking Lot Permeable Pavement and Bioswale Pebble Creek: Rain Garden Tarr,arack Creek: Wetland Restoration Project Lawrence Technological Un1vers1ty: Green Roof, Rain Gardens, Bioswale, Stormwater Harvesting, Permeable Pavement, and Riparian Buffer Zones -209- �--- -- .-.r Chapter 8: Public Infrastructure Current Conditions Additionally, the Southfield Public Schools has its own stormwater management program, which focuses on containing stormwater at educational campuses .63 As of 2015, Adler Elementary School, Eisenhower Elementary School, and Southfield -Lathrup High School all had on-site rain gardens as a part of the district' s stormwater management efforts.64 Map 30. Green Infrastructure Projects W 13 Mt!. Rd - - - v~ ~<>f_P..l!_\~lyl-!fils ( ot Franl:lm 4 r I City of Lathrup \'"illage I ii ui •; ii: Green lnfra~tructur e Projecu Rd City P.11lu 1111 Rlve~. L:ill.~. Pondi, and Slrl!.lm_i. Lincoln Dr ~ « : a, ., . ',()A. W 10 Mile Rd as I"0 a: Is . II) • - Mount Vernon St Project Locations '0 « ID 1 ... ,:, C: i NAME 2 3 I! 0 4 5 ;; ~- (j ~,~ Redfard TownsJup E! 9 10 Crty of DetrCllt -210- EverRreen Rd Pave rs/Rain Garden Citv Hall South ParkinR Lot and Bioswale Pebble Creek Rain Garden Tamarack Stream Restoration �Chapter 8: Public lnfra~tructnrc urrent Conditions Drinking Water and Sanitary Sewer Infrastructure Southfield, as a recipient of water from the Great Lakes Water Authority (GLWA}, is a part of source-water protection activities that include chemical containment, spill response, and mercury reduction. GLWA participates in a National Pollutant Discharge Elimination System permit discharge program and has an emergency response management plan. In 2016, EGLE approved the GLWA Surface Water Intake Protection Program plan. The programs include seven elements: roles and duties of government units and water supply agencies, delineation of a source water protection areas, identification of potential of sources of contamination, management approaches for protection, contingency plans, siting of new water sources, public participation, and public education activities. The City of Southfield works through the department of public works to support these activities and advance the goals of the regional plan. As of 2022, there are still select homes and neighborhoods (insert map) throughout the City that are not attached to the municipal drinking water and sanitary sewer systems. These properties are under the jurisdiction of the Oakland County Health Division and undergo inspections every three years. When one of these properties has a septic or well failure, they must either replace the failed system or have new pipes are constructed to the property to bring them onto the City water and sewer system. For all new construction projects or residential connections (after a system failure), the engineering company must follow the Southfield Engineering Department's "Standards Details," which are standardized engineering specifications for water and sewer. The Standard Details encompass most of the elements common to most construction projects. The City's Standard Details were developed to satisfy or exceed the requirements of other agencies such as the Michigan Department of Transportation, the Road Commission for Oakland County, and the Oakland County Drain Commission. These details are included, either by direct use or reference, as a requirement for all infrastructure improvement projects constructed in the City of Southfield. In 2021, The City of Southfield applied for and received a C2R2 (Consolidation and Contamination Risk Reduction) Grant through the Michigan Department of Environment, Great Lakes and Energy (EGLE} to install new water services in homes not connected to the City's water system in the San Marino Subdivision. The C2R2 Grant will award approximately $1.22 million to facilitate the connection of new water lead service lines to the remaining 99 homes (of 122 homes) within the San Marino subdivision to the City's water system and also disconnect the remaining 99 homes from the San Marino wellhead currently used for potable water. -211- �r ·-:,- -- _____ _.... Chapter 8: Public Infrastructure Current Conditions Public Art In 2014, the City Council established a 9-member Southfield Public Arts Commission (the Commission has since expanded to 11 members). This Commission's purpose is "to serve the public interest, convenience, and enjoyment through the promotion of the arts." The ordinance defined "works of art" as: • Sculpture - in any material or combination of materials • Painting - all media, including portable and permanently affixed works such as murals and frescoes • Photography • Mosaics • Mixed media - any combination of forms or media including collage • Water features and fountains • Streetscape and landscape features and elements, including signage, lighting, benches, clocks, kiosks, and planters. In 2016, City Council established a public art requirement for all new real estate projects. Under this ordinance, developers are required to pay 0.5% of the total project cost (minimum $5,000) up to $12,500 for projects between $1 million and $2.5 million and 1% of the total project cost up to $25,000 for projects in excess of $2.5 million, to be committed to the procurement and display of public art on the site. Five exceptions were written into the ordinance: • • • • • Projects with a total cost less than $1 million Renovations of less than $1 million Residential projects containing fewer than four units Instances when a developer donates a work of art that is approved by the Public Arts Commission Instances when the requirement would be "contrary to law" as determined by the Director of Planning -212- �Chapter 8: Puhlic lnfrastructm·c Current Programs and Initiative~ Current Programs and Initiatives Pedestrian Enhancements Art Installations The following art installations have been installed in the Public Realm since 2016: (A) Boulders at Carpenter Lake (B) Boy and Bear (C) C's (Centrpolis) (D) City of Southfield (E) Coasting the Baseline (F) Diversity (G) Endeavor (H) Fins (I) Gratitude (J) Great Lakes Watering Hole (K) LTU Barrier-Wall Murals (L) Moby-Dick (M) Motown Mural (N) Peace Poles (O) Peacock (P) Pioneer Family II (Q) Prophet (R) Red Pole Park (S) SFLD (T) Striving (U) Tapestry of Community (in progress) (V) The Crowd (W) Untitled (Seated Female Figure) (X) Yin Yang -213- ■ �., 1 1 1 l �Chapter 8: Puh1ic Infrastructure Current Programs and Initiatives Recently constructed along the City Centre Trail adjacent to LTU is a multi-panel mosaic art installation by an acclaimed African American artist, Dr. Hubert Massey, who engaged the community in a paint-by-numbers style collaborative art mural. A 14 ft tall obelisk titled "The Art of Unity" by the same artist is also planned for installation on Eleven Mile Road, east of Lahser. Dr. Massey, native of Flint, resident of Detroit, chronicled the story of the City of Southfield - past, present, and future - through the Tapestry of A Community installation (for more information, please see the Introduction). To do this, he created three triptychs or massive works of public art, each made up of three large panels for a total of nine panels. The visual narrative is located adjacent to Lawrence Technological University's portion of the Southfield City Centre Trail. Seven of the panels have been completed. "My main objective is to celebrate the community at its highest level," explains Dr. Massey. "To get people excited about wanting to come to Southfield ... To get people curious as they drive on the expressway .... 'What's that color up there? What's happening up there?"' Dr. Massey gathered what he calls "data" for his creation from residents at two virtual community forums. His goal is to have residents see themselves and their history in his work of art. "I want to convey to people who are not from Southfield the story of the residents. That's my main thing." -215- �.-- ....... ---- -- Chapter 8: Public Infrastructure Current Programs and Initiatives During the community forum, Dr. Massey didn't take notes. Instead, he sketched what the residents were describing: Southfield's downtown, a man holding a giant gear, hands representing the city's diversity, the Rouge River. He is a storyteller, and unity is a theme in "Tapestry of a Community." "I try to create a piece with multiple stories," he says, "but, it's one story when you look at it." -216- �Chapter 8: Pu'b lic Infrastructure Current Programs and Initiatives Placemaking The public realm is defined as the publicly owned places and spaces that belong to and are accessible by everyone. These can include municipal streets and rights-of-way (ROW), lanes, squares, plazas, sidewalks, trails, parks, open spaces, waterfronts, public transit systems, conservation areas, and civic buildings and institutions. Since 2016, the City of Southfield, in partnership with the Southfield City Centre District Board, has made a concerted effort to improve placemaking in the public realm, especially in the Southfield City Centre. Placemaking improvements include, but are not limited to: wider sidewalks and pathways (6 to 10 ft wide); pedestrian respite stations (benches and trash receptacles); art installations; wayfinding and interpretive signage; bike-share and bike repair stations, bird and bat houses; improved transit stops (including bus stop pads, key-walks, benches, trash receptacles, bike racks and bus shelters), dog stations (dog waste and dog treats) ; etc. To take a virtual tour of public art located in the Southfield City Centre : https.//pocketsights.com/tours/tour/Southf1eld Southfield CttY_ Centre~Walking~rratl ~5207 The new Northland City Center will also incorporate many of the following place making examples into their development plans. City Center Improvements The Southfield City Centre Trail is a new urban greenway that brings community-desired walkability to a suburb once hostile to any form of transportation other than the car. Situated along a major urban freeway, the trail is now a welcoming venue for heart-healthy activity and provides opportunities for human-to-human and human-to-nature interactions. Forming the backbone for additional trail development, the Southfield City Centre Trail has spurred economic development and promotes civic ,Na\\~ engagement through community-building events in a space where people feel safe Map Satellite and welcome. Carved away from years of suburban indifference toward the needs of pedestrians, this 7.75-mile trail and shared-use pathway provides space and access for diverse individuals to connect and collaborate. C Cel\101 Of !i' 5" Ii' IOM,~Rd ..., Southfield C1tv Centr -217- �r- ~ ..,._.- --· - · -- ~ _.,,. Chapter 8: Public Infrastructure Current Programs and lnitiati\'es Since the City Centre Trail was established, the Crohn's & Colitis Foundation has made the district home for their annual Take Steps sponsored walk, bringing as many as 1,800 participants on a summer Saturday each year. Additional organizations and community walks that took place in 2020 and 2021 include: • • • • • • • • MLK Peace Walk Celebration (MLK holiday Mondays) Prayer March (6/6/20) Kneel to Heal (6/14/21) Black Lives Matter: Black Men Unite (6/28/20) Mayor's Juneteenth Freedom Walk (6/20/2020 and 6/19/2021) Michigan Association of Planning Conference City Centre Trail Tour (10/1/21) Walk To Raise Awareness of Domestic Violence (10/3/ 21) AOL's Walk Against Hate (10/10/21) The City also installed many respite stations, urban plazas, and gathering spaces to encourage "community collisions." When you see a neighbor as you pass in a car, you may only be able to nod your head or wave hello. But when you're out walking, you can engage with each other and stop and chat. The lending library, kiosk, and directional signs also encourage community engagement. Apart from organized activities, the trail is available every day year-round for strolling, running, cycling, dog walking, and nature observing. For modern individuals who spend most of their lives in artificial environments and office spaces, the Southfield City Centre Trail encourages health and vitality through fresh air and nature for every one of every age in the community, just steps away from the front door. By taking a 10-minute walk, individuals in 10 million square feet of office and high-density mixed-use space can reap the physical and mental health benefits of nature: reduced stress, increased attention, and enhanced creativity. The greenway trail provides more than 30,000 office workers, residents, students, and visitors the chance to engage with nature yearround on accessible half-mile looped paths that wind through outdoor -218- �Chapter 8: Public Infrastructure Current Programs and Initiutivcs "rooms." In the past 2 years (2020-2021), we have seen a renewed interest in walking in a safe and socially distant environment due to COVID19. Users of the trail can educate themselves about the value of urban wildlife and plant amenities and environmental sustainability through interpretive panels placed along the route, a resource that enhances knowledge, and therefore stewardship, of outdoor resources. It is within the public realm that we can have the greatest impact on daily lives where people of all abilities, incomes, and backgrounds can meet, gather, and enjoy the outdoors. The trail system addresses the legacy of inequality by promoting walkability and equal access for non-motorized movement. In addition, the City Centre Trail fundamentally provides for social equity and inclusion by giving lower income populations and persons with disabilities the ability to safely travel to nearby work centers, educational opportunities, and health facilities. Finally, the City Centre trail system, with its wide shared-use pathways, coordinated benches and trash receptacles, attractive and accessible wayfinding, bicycle fix-it stations, art, whimsical bird houses, interpretive panels, and numerous other pedestrian amenities, has transformed a largely vehicle-centric corridor into a safe and welcoming place for non-motorized traffic. Front Lawn Redevelopment As a part of the trail network, the front lawn of the municipal campus was redeveloped as a fitness loop. The 8 ft-wide walkway encourages more pedestrian activity from members of the community and was a step towards achieving the vision of City Centre as a walkable environment. 3.33 circuits of the loop add up approximately to one mile or 20-minutes of heart healthy activity. The new walkway makes the front lawn Americans with Disabilities Act (ADA) accessible for visitors, employees, and residents. It also allows more families with children in strollers access to events on the lawn. The loop now includes trash receptacles, benches, and public art as well, to support healthy living and enjoyment on the Civic Center lawn. For more information on recreation offerings in Southfield, see Chapter 3: Healthy Living. As a way to revitalize the front lawn, the City is working on pursuing grant funding through the Michigan Economic Development Corporation (MEDC) in order to provide better access to the municipal campus, promote social events, and resolve some of the ongoing flooding issues. In conjunction with remodeling portions of the Southfield Public Library, the proposed Civic Center Lawn Improvement project has the potential to be a landmark event space in the City. The proposed project is anticipated to be constructed in several phases with an estimated total of $8,000,000. -219- �- .-- -- ---~....... ~ Chapter 8: Public Infrastructure CUJ-rcnt. Programs and Initiatives Proposed City Centre Lawn Improvements South Lawn North Lawn -220- �Chapter 8: Pub]ic Infrastructure Current Programs and .I nitiatives DESCRIPTION Phase 1 The Promenade + Utilities $1,700,000 Phase 2A The Commons $800,000 Phase 2B North Lawn + Library $1,800,000 Phase 3 South Lawn $1,500,000 SUBTOTAL Phase 4 Permanent Stage GRAND TOTAL -221- $5,800,000 $2,200,000 $8,000,000 �l l l l l l 1 I N N N I �Chapter 8: Puhlic Infrastructure Current Programs and Initiatives Red Pole Park Once the first phase of the Southfield City Centre Trail was developed, the city needed something to draw people's attention to this new pathway segment and to make a bold statement. The concept of Red Pole Park came out of the need to create a gateway feature, starting point, and landmark destination to heighten the pedestrian experience and driver awareness. Much like a lighthouse signals landfall to traveling vessels, Red Pole Park serves as a modern beacon along the trail. Blue solar powered marine navigation lights were added to the tops of several poles, which come on every night and blink like fireflies. The first set of telephone poles were surplus and recycled poles abandoned after a large ice storm in the area that were donated by DTE Energy utility company. Initial fundraising for the project came through a 2017 Patronicity crowd-funding campaign and a matching grant through the Michigan Economic Development Corporation's (MEDC) Public Spaces Community Places initiative that raised over $100,000. The City had six weeks to raise $50,000 to receive the "all or nothing" $50,000 match. Ultimately, the City raised over $55,000 from donations from individuals and corporate sponsors representing 3,665 individuals. Corporate sponsors were capped at $10,000 each . The various heights of the poles, stumps, and dots along the pathway represent a conscious choice to embrace civic values in the community. To foster sustainability, stewardship and education, the park represents past histories, present goals and future growth of Southfield that will be nurtured by future generations. Red was a primary color selected not only for being highly visible, but representing vibrancy, strength, love, and passion that inspires citizens to action. The grouping of the poles represents an abstract grove of trees as one walks through a forest trail. The 140-linear foot section of pathway containing Red Pole Park, has 65 used telephone poles measuring 35 ft above ground laid out in a diagonal grid. Due to many underground utilities in the area, bench high stumps and red dots were applied across the asphalt path to strengthen the grid where poles could not be installed. -223- �....-- ,__.. ............... ........ ...,... Chapter 8: Puhlic Infrastructure Current Programs and Initiatives Bat and Bird Houses Within the City Centre and along its pathways, architecturally styled birdhouses provide shelter for wildlife and serve as natural conversation starters. In addition, purple martin birdhouses and 5 new bat houses help to control mosquitos and other insects; bats can eat up to 1,000 mosquitos per hour. Moreover, Michigan bats feed on a variety of moths, flies, beetles, and other insects. Without a healthy bat population, plants are placed at risk from invasive insects and humans are at risk of disease as the number of mosquitoes rise. By providing dry, safe houses for bats to sleep, we can help our ecosystem . -224- �Chapter 8: Puhlic Infrastructure Current Programs and Initiatives Dog Stations COVID-19 lead to an explosion of pet adoptions, especially with dogs and encourage people to lead more active lifestyles. As many people started walking their dogs more while working from home, the City realized more dog-related infrastructure was necessary along public trails. As such, the Planning Department is recently installed 2 free dog treat stations along the City Centre trail. If successful, more stations may be installed in other locations. You Can Signs Most parks and public spaces have signs with a long list of "No's," i.e. No ball playing, No skate boarding, No Fun, etc. To encourage fun, community, and healthy living, Southfield added two "You Can Signs" along the Civic Centre Trail. ~.~•==Ti T- , . ·om~nc ascaBoarJ ~O~:VI~ f--_ r ll* ;E~I l I -225- �.--- ..-- ,...., ....- ,...,,.. Chapter 8: Public Infrastructure Current Programs and Initiatives Non-Motorized and Motorized Infrastructure Wayfinding and Interpretive Signage The City has recently installed updated wayfinding signage in the City Centre district to make recreation, tourism, and being outside simple and enjoyable for both residents and visitors. w.yfinding/Dire<.lional Blki. & Pl!destt1•n Poth Pedestrian Path al a. Gatewoy Sign G;ite~y Sign • Conden~d Ped!Ktrlan Path Econo S.kP w B P11destrian Gat"WilY Sign Interpretive Ponti ThreeSldfd Kto!okw/Rod -226- Interior Information Oi,pl•y ,(/> Two Sid..,j K,c~k w / R 'You can·s19n, Trdll Marker• <I> lw, c;,,dwd K, ~k �J Chapter 8: Public Infrastructure.' urrent Programs and Initiatives Pedestrian Respite Stations Pedestrian respite stations include benches, accessible pads for wheelchairs and trash receptacles placed approximately 1/8 of a mile apart. Strategically placed benches signal a welcoming atmosphere, and, according to a 2017 survey by Center for Active Design, can even help build public trust, increase public satisfaction, and encourage public participation. 65 -227- �~ ~ .-- ,--. ,...., ............. ....- ~ ChaJ>lcr 8: Public Infrastructure Current Programs and Iniliati\'cs Upcoming Road Projects Map 31. Current and Upcoming Transportation Projects r-------------W 1l llllie ltd ;; 1 10 7 , Jti 1 W12111;lelld • J C011strnc:tio11 Year W 11 lllile Rd y 19 20 ... a: - - - 2022 I ...a: = 1 - - - 202·1 !' j ~ ( 202:~ ii Future WtOIIIJlelld '!I 30 ... a: J 29 2 8 ...a: ~ I ~ \\ ~ c::::,( 82 3 ~hie ··--..~.... ll U"' J'<J.l!..'!J,. -228- �Chapter 8: Public Infrastructure Current Progrmns and Initiatives Traffic Calming Traffic calming uses physical design and other measures to improve safety for motorists, pedestrians, and cyclists. It has become a tool to combat speeding and other unsafe behaviors of drivers in the neighborhoods. It aims to encourage safer, more responsible driving and potentially reduce traffic flow. Traffic calming measures are grouped within four categories: horizontal deflection, vertical deflection, street width reduction, and routing restriction. The category descriptions and the measures they include are presented below. A horizontal deflection hinders the ability of a motorist to drive in a straight line by creating a horizontal shift in the roadway. This shift forces a motorist to slow the vehicle to comfortably navigate the measure : • • • • • • Lateral shift Chicane Realigned intersection Traffic circle Small modern roundabout and mini roundabout Roundabout A vertical deflection creates a change in the height of the roadway that forces a motorist to slow down to maintain an acceptable level of comfort: • • • • • • Speed hump Speed cushion Speed table Offset speed table Raised crosswalk Raised intersection -229- �,- ~ ~ .... ....-· ........ ....- .....- .....Chapter 8: Puhlic Infrastructure Cm·rcnt Programs and Initiatives A street width reduction narrows the width of a vehicle travel lane. As a result, a motorist slows the vehicle to maintain an acceptable level of comfort and safety. The measure can also reduce the distance that a pedestrian travels to cross a street, reducing exposure to pedestrian/vehicle conflicts: • • • • • Corner extension (i.e., a curb extension at an intersection) Choker (i.e., a midblock curb extension) Median island On-street parking Road diet A routing restriction deters cut-through traffic at intersections: • • • • • Diagonal diverter Full closure Half closure Median barrier Forced turn island Southfield traffic calming examples include: • • • • Mid-block chokes, bump-ins, and mini-roundabouts: On Winchester, traffic calming was completed with a scheduled water main replacement and road improvement project in 2018. This included midblock chokers, intersection bump-ins and a mini-roundabout. Speed studies confirmed a decrease in speeds after the measures were installed. Roundabouts: These were installed along Bell Road in 2016 to remedy speeding and a stop-controlled intersection that was frequently violated. Two previous round-a-bouts were installed on Evergreen Road in 2016. Speed humps: This option was discussed with Neighborhood Services Committee in July 2021. As a result, a demonstration project for speed humps along 5 local streets proposed: 2 roads will have asphalt speed humps and 3 other roads will each have different style manufactured speed humps. Installation to be complete in spring 2022. Speed Table: A speed table was installed in at the now vacated portion of Jeanette to limit traffic into the Evershire neighborhood from the City Centre commercial district but has been removed to allow emergency vehicles and public works quick access. -230- �Chapter 8: Puhlic Infrastructure Current Programs and Initiath'cs Bus Stop Improvements In 2019, the Planning Department completed a comprehensive review of 402 bus stops throughout the City evaluating each for transit propensity utilizing 7 variables: • • • • • • • Density within¼ mile on each side of transit stops % of population of older adults located within walking distance of transit routes % of population of persons with disabilities located within walking distance of transit routes % of population of low income located within walking distance of transit routes Households with one or no vehicles Ridership data provided by SMART and DDOT Transfer locations As a result, the City Council authorized Metro-Act funds to make improvements City-wide base upon priorities established in the study. Map 32 demonstrates the study's findings across the city. -231- �- ..... ---- .......- ~ .....,. ~ ~ '111111'7 Chapter 8: Public Infrastructure Current Programs and lnitiati\'cs Map 32. Priority Bus Stop Improvements ~ · Id " Miks \\ I ,u-· ...,f ·1 - ~·t..,n, -. ,,., I •...~~ I • , L ;· J ,'.~ -: ,,_ • 0 I • ,. •·...r~ J ' ,. , .. . .j :H : ........ ... -.:r \ ··::_-· l o..;11.•-----·- • fl• '.: 1~ -t t -'• - ,, ... •, _,., .... ffj Priority '\ ! \ l ...... ;1114 Bus Stops us 0.25 ~. . !: .... r, .,- ~rt• •• ::- !>.~ ..... ., . .. ,. iu .,, - Ml ~ V '.1 ! -- .. ···• • • • • • • • • 2 3 4 5 6 : l Associated Amenities . '" . • •f ,: : i, ....... l ...... ~ i ) \ \ ~ :.., ~,,. j J \. ' T ' 1. 1' ,., " . i ..... ";•• ...r _' , ... ,: I ~ ..... •,-s ~ ~., "" • "" ,.._ ·- e ~ '·.. ' ,~:~f_j•' ··:1 ~i Medium 3-5 Keywalk, pad, bench, trash High 6-7 ...• G ..,,i - Low 0-2 Keywalk l "• • - -~ !'! '-. .~ ! \ 3 I : ' ~ t -. ~"I• it I · ·· 1 \ ,,¥ .. .f t t Keywalk, pad, bench, trash, shelter l ' -232- �Chapter 8: J>uhJic Infrastructure Current Pro~rams and Initiatives Bus Stop Priority Plan (5-Vear - 2019) Year1 Year2 • • Begin high priority • • • • • 6 keywalks: 18pads: 15 benches: 13 trash receptacles: 14 shelters: Total: $8,700 S18,000 S26,400 520,400 S238,000 • Year3 Complete high priority • 4 benches: • 4 trash receptacles: • 4 shelters: • • • • 39 keywalks: 39 pads: 39 benches: 39 trash receptacles: Total: • Total: • • • • $56,550 $39,000 $85,800 $66,300 50 keywalks: 50 pads: 50 benches: 50 trash receptacles: Total: S72,500 S50,000 S110,000 S85,000 $317,500 $331,250 Year 5 Continue medium priority • • • • Continue medium priority Begin medium priority $311,500 Year4 • $8,800 $6,800 $68,000 34 keywalks: 55 pads: 55 benches: 55 trash receptacles: • Complete medium priority $49,300 $55,000 $121 ,000 $93,500 • • • $318,800 • 44 pads: 51 benches: 51 trash receptacles: $44,000 $112,200 $86,700 Begin and complete low priority • 59 keywalks: Grand Total: $85,550 Total: $328,450 -233- • Low: • Medium: • High: $85,550 $1,126,850 $395,100 $1,607,500 �- - - - - - - - - - -- -- - - - - Chapter 8: Public Infrastructure Current Programs and Initiatives Stormwater and Green Infrastructure Green Infrastructure Ordinance In 2017, Southfield amended the Zoning Ordinance to include, encourage, and accommodate green infrastructure. The amendment created regulations for green infrastructure and low impact development methods, as well as revised storm water management, landscape, and parking standards, conditions, and general requirements. The update included definitions for a wide variety of green infrastructure features and required additional detail for development projects, including the production of a stormwater management plan and landscaping plan for developments that meet certain criteria for level of intensity. 66 Tree City USA Program As a Tree City USA, the City's tree planting programs help to reduce urban temperatures, lower air pollution, and slow stormwater flows into waterways. City planners make every effort to save (or replant) as many trees as possible with every proposed site plan. Over 1,000 new trees have been planted along streets and highways in Southfield. Southfield residents may also take advantage of the Trees for Southfield program where shade, flowering, or evergreen trees may be purchased at-cost by Southfield residents and delivered right to their home. Southfield landscape maintenance programs are also "Earth-Friendly" to minimize surface water pollution, including mowing high, recycling turf grass clippings, using integrated pest management, and low phosphorus and slow-release nitrogen fertilizers. The City has also developed standard tree planting guidelines for developers, to make improving the urban forest simple and easy. 67 Public Education on Riparian Corridors The City has partnered with Beverly Hills, Birmingham, Oakland County, SOCWA, and non-profits to develop both a public education program and a conservation management plan for the main Branch of the Rouge River. The effort is intended to preserve and protect the resource for water quality and public enjoyment. -234- �Chapter 8: Puhlic Infrastructure Current Pro~ram~ and lnitiatin~s Drinking Water and Sanitary Sewer Infrastructure Infrastructure Asset Management Program In 2020, SEMCOG worked with local communities and agencies to collect data on underground water infrastructure: drinking water, sanitary sewer, and stormwater systems. The agency is currently in the process of analyzing the data to develop regional metrics of overall water infrastructure condition and investment needs. The goal of this study was to quantify the investment gap in the region's water infrastructure systems in the region and to begin identifying funding opportunities for asset owners. 68 Construction Projects At the time of this Master Plan, Southfield has five ongoing/recent water and sanitary sewer infrastructure projects. These projects, as well as a description of each, are explained below. Table 7. Priority Water Construction Projects Project Lctkc Ravines Subdivision Section 24 Area 4: Soutlt/ield Village Estates and Sherfield Place Section 25 Arca 10: Addison, New Hampshire, George Washington, Fairfax, Harden, and Arbor Section 25Areas 7& 8: 1~en Mile Road/Pierce Avenue Intersection Section 35: Melrose, Avcdon, Stahelin, and Greenview Scope of Improvements Water Main replacement Asphalt road rehabilitation Improvements to stormwater outfalls Sewer separation Water main replacement Road reconstruction $13.2M investment Water main replacement Combined sewers will be separated and sanitary flow will be directed to pump station at Ten Mile and Pierce Storm leads will be made available for each home to connect sump pump lines Water main replacement Separating sanitary flow from storm water flow plus new sanitary pipe installation on some streets Reconstruction of streets in concrete, including approaches Water main replacement including upgrading 6" mains to 8" mains Small amounts of storm sewer installations Rehabilitation of asphalt streets by pulverizing existing asphalt and topping with 4" of a new asphalt road -235- �- - - --- -- --- ..,..,. ~ Chapter 8: Public Infrastructure Current Programs and Initiath·cs GLWA Water Residential Assistance Program {WRAP) The WRAP program provides direct assistance to low-income Southfield homeowners who have aging plumbing infrastructure, water bills, or other general water needs. The program offers clients services such as a home water audit, plumbing repairs, water saving kits, and bill payment assistance. This is supplemented by the City of Southfield Water Department, which offers free energy audits, rebates, and equipment that can lower water bills. Connection Assistance The City provides two forms of assistance four properties that need or want to connect to City water and sanitary sewer. The first is a lowinterest loan for all Southfield residents, which allows for an interest only payment of 3% for the first three years with the remaining balance to be financed at 3% amortized over 15 years for a total of 18 years. The average septic to sewer loan in Southfield is $9,448.57 with an annual payment of $791.47 (again dependent upon other factors). The second is a zero-interest loan for income eligible residents through the Southfield Home Improvement Program Well and Septic Program (SHIP-WAS Program). The SHIP-WAS Program will cover the cost of tap fees, installation of sanitary and water lines, elimination of septic tanks and minimal/limited restoration of areas disturbed by construction. -236- �Chapter 8: Puh1ic .Infrastructure Key Trends & Challenges Key Trends & Challenges Electric Vehicles As electric passenger vehicles (or EVs) become more popular, Southfield is readying itself for the changes in infrastructure that will come along with the national shift. Michigan currently offers 480 publicly accessible charging stations featuring nearly 1,400 charging outlets, in addition to 146 private charging stations throughout the state. Michigan continues to build out this infrastructure to encourage further EV adoption, putting the state within the top 25% of states for electric vehicle registrations. Recently, Southfield installed two EV stations right at the Civic Building (pictured right) and is continuing planning for more EV spaces in the future. Although electric vehicles are an environmentally-conscious alternative to a standard vehicle, the City of Southfield is cognizant of the various challenges regarding the use of electric vehicles. The Fire Department is concerned about safety hazards related to fires caused by the highvoltage, lithium-ion batteries. Electric vehicle fires are rare but pose a threat when they do occur. The cost of owning an electric vehicle is discouraging, especially in low-income households. The lack of charging stations may also hinder residents from purchasing an electric vehicle. As the City continues to support the use of electric vehicles, the City will continue to explore other sustainable transportation options. Resources, data, funding opportunities, case studies, and best practices for electric vehicles and infrastructure planning can be found on the Southeast Michigan Council of Government's website. Table 8. EV Charging Stations Existing Lawrence Technological University Southfield Municipal Campus* Eaton Corporation (2) 1-800-LAW-FIRM/Karmanos Tamaroff Nissan Avis Ford Onyx Office Building 21000 W Ten Mile Rd 26000 Evergreen Road 26201 Northwestern Hwy 26700 Lahser Rd 28585 Telegraph Rd 29200 Telegraph Rd 29777 Telegraph Rd Proposed Denso (3) Mapletree Apartments Proposed Gas Station * Public -237- 24777 Denso Dr 28509 Franklin Rd 28681 Northwestern Hwy �,- - --- - ..... ....-· ...... ...- ...Chapter 8: Puhlic Infrastructure Key Trends & Challenges Autonomous Vehicles and Car Sharing Automated and connected vehicles (ACV) and autonomous vehicles have captured the interest of the public, industry, and transportation authorities. ACVs can significantly reduce accidents, fuel consumption, pollution, and the costs of congestion which in turn will offer a fundamental change to the future U.S. transportation network. 69 Further, connected vehicles will drive the transformation of global wireless data networks, make it unnecessary for many to own a car at all, and radically alter transportation. Electric vehicles or EV's are the future, and each year automakers add more EVs to their lineup. Everyone is working on electric vehicles, from well-established existing manufacturers to new names. 70 Who needs a parking spot close to work if your car can drive you there, park itself miles away, only to pick you up later? Indeed, one of Google's goals is to facilitate car-sharing. That means fewer cars on the road. Fewer cars, period. Who needs to own a car when you can just order a shared one and it'll drive up minutes later, ready to take you wherever you want? "This [has the potential to] dramatically reduce the number of cars on the street, 80% of which have people driving alone in them, and also a household's cost of transportation, which is 18% of their income-around $9,000 a year-for an asset that they use only 5% of the time," said Robin Chase, the founder and CEO of Buzzcar. 71 One impact that will need to be addressed is the residential power grid and supply through electric charging stations. Drop off and pick-up areas will need to be designated for autonomous vehicles. Reduced parking stalls and parking areas, which means reduced impervious surfaces, may also be a benefit from more autonomous vehicles. Autonomous Delivery Rapid growth in electronic commerce, or e-commerce, and consumers' demands for faster provisioning of goods and services requires transportation companies to improve logistical approaches and delivery technologies. Among other strategies to meet growing reliance on ecommerce and consumer demands, transportation companies have developed automated delivery devices to provide safe and efficient lastmile delivery, which is the movement of a product from the transportation hub to its final destination, often in a residential location. Automated delivery devices are autonomous robots that have safety and navigation features and are designed to travel on sidewalks or along the shoulder of roadways. Some people believe that retailers and consumers in Michigan would benefit from the safe and uniform deployment of automated delivery devices. Accordingly, it has been suggested that the Michigan Legislature enact legislation to govern the use of automated delivery devices. -238- �Chapter 8: Public Infrastructure Key Trends & Challenges Nature-Conscious Building As mentioned above, low-impact development (LID) uses manmade and natural landscape features to handle storm water as close as possible to where rain and snow fall, and to manage this water as a resource rather than a waste product. Beyond the typical LID methods like rain gardens and green roofs, additional methods of nature-conscious building have emerged over the last five years, including using bio-conscious construction mat erials and incorporating habitat into building design . Beyond green roofs they use vegetation to capture stormwater, some engineers are now considering roof ponds, which can capture water and provide habitat for waterfowl in areas that otherwise lack open water. Initial research has found that roof ponds are about equally effective in maintaining indoor thermal comfort as other passive heating and cooling strategies. 72 Additionally, some companies are finding ways to change t he composition of construction materials themselves to reduce carbon emissions and make it easier to grow plants on the surface of buildings - the London School of Architecture has been experimenting with a bioconcrete that lets moss grow on the surface, step toward incorporating green infrastructure into previously unexplored aspects of development. 73 COVID-19 Pandemic-Driven Recreation Following the onset of the COVID-19 pandemic, the demand for urban greenspace has grown across the nation as people recreate closer to home, rather than traveling far distances to major attractions or national parks. In March of 2020, researchers saw a nearly 100% increase in Google users including "go for a walk" in their search terms online. 74 Increasingly, green infrastructure is being recognized as a way to add greenspace into the small pockets of cities that are currently lacking. For example, adding a rain garden along a busy street makes getting out and walking during more enjoyable and gives people a mental respite from the pandemic, while also capturing roadway runoff. As a largely builtup city, Southfield is in a unique position to benefit from these green infrastructure additions in areas where large greenspaces cannot be constructed. Smart Infrastructure Monitoring Leveraging recent advances in technologies, "smart" water systems are poised to transform water resources management by enabling real-time sensing and control. To reduce flooding and improve water quality, University of Michigan Professor Branko Kerkez and his team are using autonomous sensors and valves to create "smart" stormwater systems. In collaboration with social scientists, engineers, and local officials and residents, the research team is working to discover adaptive, real-time ways to reduce flooding forecasting, and improve water quality. Sensors measure the quality of the water, as well as how much of it is flowing through the system at any given time, and other variables. These sensors have been deployed in both Detroit, through the GLWA, and Ann Arbor, and may be the future of water management in midwestern cities. 75 Trees as a Utility Communities around the US are increasingly starting to think of trees as a key part of the stormwater infrastructure system . Trees act as a "living utility" by intercepting stormwater and absorbing it before it becomes a burden on municipal pipes and waterways. For example, the City of Ann -239- �,__ r- ·-- ,_., 1...- ,....,- l. ..,- ~ 7 1111111•" l " ChaJ>ter 8: Public Infrastructure Key Trends & Challenges Arbor maintains an extensive street tree network that captures 65 million gallons of stormwater each year, amounting to approximately $4.million in infrastructure savings for the City. As cities trend toward more invocative definitions for "utilities," it may be time for Southfield to consider the inclusion of natural features, beyond green infrastructure, as a formal infrastructure asset. 76 Materials Management , The City of Southfield has maintained an ongoing partnership with the Resource Recovery and Recycling Authority of Southwest Oakland County (RRRASOC) for the City's recycling needs. The City encourages all residents to participate in recycling efforts and offers information on the City's website regarding how to obtain recycling carts and bins. RRRASOC's data indicates that the City of Southfield is a high performer with recycling participation. However, the City falls short from the national average and is underperforming when compared to neighboring cities. There is much room for improvement with recycling participation and the City acknowledges the following challenges: CITY OF SOUTHFIELD 2021 Souo WASTE AND RECYCLING DASHBOARD METRICS Materials Household Hazardous Waste (tons Yard Waste (tons Total Tons Utilized u • • • Lack of public education on the proper way to recycle various household materials Lack of understanding of the positive impact each individual makes on the community and the environment by choosing to recycle Inability for apartment complexes, condominiums, and other multifamily housing units to participate in a recycling program With the City's upcoming Sustainability Action Plan, one of the goals is to reconcile some of the disconnect with recycling participation through better public education efforts and reevaluating public policy to accommodate recycling programs for various commercial and residential properties normally overlooked or excluded. The Sustainability Action Plan will also thoroughly analyze recycling data provided by RRRASOC and evaluate annual metrics such as participation levels, amount of materials recycled, and equivalent carbon reduction attributed to recycling. -240- La Reduced Airborne Pollution Emi Reduced Waterborne Pollution Emis tons 8,023.31 29.3% 19,402.18 27,425.49 2.954 11 160 19,723 �Chapter 8: Public Infrastructure Key Trends & Challenges The recycling benefits the City would like to emphasize include the following: • • • • • Recycling creates 10 jobs for every ton of material recycled, while only one job is created if that same tonnage is landfilled. About 100,000 trees are saved annually by RRRASOC's recycling efforts. Recycling in our communities reduces the emission of airborne pollutants by nearly 300 tons every year, not including GHG. Recycli ng by RRRASOC's residents annually reduces greenhouse gas emission (GHG) by approximately 6,000 metric tons of carbon equivalent (MTCE) - equal to nearly 4 percent of their total GHG emissions. Each year, approximately 100 billion Btu's are conserved through RRRASOC's recycling efforts, equal to the amount of energy consumed by more than 1,000 homes in one year SUSTAINABLE MATERIALS MANAGEMENT PREFERRED REDUCE 'rrlols again and again nnde-d REPURPOSE u RECYCLE RECOVE 'R ,,..o ~+J T H01t1r~ o,.. ~"'(, ---•~"'o.: "';. .._c,'V ~ ,R !~ ~ i ~ ~ last ~ I c.GLi:. "llllll■■M•,..·.._...,"f,::-o'> <l:?o;s,~4" R·R·R·A·S·O·C LEAST PR 0 GLE 1 800 -241- �·- -- ----Chapter 8: Public Infrastructure Key Finding8 Key Findings What is Sustainability? According to the United Nations Commission on Sustainable Development, Sustainability means "meeting the needs of the present without compromising the ability of future generations to meet their own needs." The three interrelated pillars of sustainable developments include the environment, social equity, and economic development. Strengths and Opportunities Sustainability Planner In January of 2022, the Southfield Planning Department began hiring for a new position: Sustainability Planner. Although the Department has already been administering sustainability programs and ordinances over the last decade, creating a formal position presents a key advantage for implementing sustainability-focused goals for the City's future. Over the next five years, the Sustainability Planner will concentrate on launching public education campaigns, creating and monitoring sustainability metrics, identifying resiliency strategies, pursuing grant funding opportunities, and enhancing existing green infrastructure, woodland, and other sustainability-related plans. As other Michigan communities have begun to adopt their Sustainability and Climate Action Plan, the Sustainability Planner will lead the efforts of creating the City of Southfield's Sustainability and Climate Action Plan for the City to formally adopt. The Planner will help the City become more involved in organizations such as the Great Lakes Adaption Network, Institute for Sustainable Infrastructure, and the United States Green Building Council. International Council for Local Environmental Initiatives {ICLEI) A second sustainability-related opportunity for the city is the possibility of joining the International Council for Local Environmental Initiatives, which is an international non-governmental organization that promotes sustainable development. ICLEI -242- ' ...... \ SustainabJli �Chapter 8: PuhJic Jnfrastructurc Key Findings provides technical consulting to local governments to meet sustainability objectives, and over 2,500 municipalities in the U.S. are already members. City Administration and the City Planner will formally recommend joining ICLEI to help guide the City towards the goal of being a more sustainable community. ICLEI provides numerous resources that will guide the City in developing a comprehensive Sustainability and Climate Action Plan. One of those resources is the Sustainability Planning Toolkit. This toolkit is a written guide intended to assist local municipalities in organizing their planning efforts and acknowledging that each community is unique and may deviate from some of the toolkit's processes. Ongoing System Separations and Planning Ahead Southfield's ongoing efforts to separate combined sanitary sewer and stormwater systems is putting the City in a better position to handle increased flooding in the future. The City also continues to plan ahead for these events through the Capital Improvements Plan (CIP}, which plans to make the following infrastructure improvements: • • • • • Storm Water Treatment -Adopt treatment regulations for cleaner surface water Basins - Rebuild and maintain existing storm water basins Sewers -Rebuild and maintain existing sewers Stream Bank Erosion - Repair stream bank infrastructure Storm Water Detention - Repair and restore open stream channels Co-Locating Traffic Calming with Green Infrastructure As mentioned above under the COVID-19 Pandemic-Driven Recreation section, Southfield's status as a built-out city makes it uniquely well-suited to leverage green infrastructure to increase green space and stormwater capture . To add another function, the City could co-locate green infrastructure improvement with traffic calming efforts, incorporating vegetation as a way to slow traffic and improve roadway safety. For example, rain gardens can be planted in pedestrian crossing "bump-outs" to increase drivers' sense of closeness to the curb and encourage slower speeds. For further opportunities regarding the City's pilot traffic calming program, please refer to the Key Findings of Chapter 4. -243- �r-- ~ ~ ,..... ....... ...Chapter 8: Puhlic Infrastructure Key Findings Redevelopment Ready One of the City's strengths is the numerous services that it offers to incentivize and lower the cost of green development. These services include the standardized tree planting and stormwater engineering schematics that are free for any developer to use. In addition to these, the City offers Green Fast Track Review to any development project that has environmentally sustainable or "green" components, which prioritizes site plans that meet sustainability objectives. Climate Migration Destination As the world's climate changes, experts are looking around for places that are likely to receive in-migration of population. A growing number are pointing to the Great Lakes region, especially Michigan, and its historic cities and towns. From a climate migration perspective, the region has many advantages: it is not subject to sea level rise or hurricanes, prone to wildfires, and rarely experiences water shortages. Additionally, the region's most frequent extreme weather events, blizzards, are likely to be mitigated by a warming climate. 77 • Lead Plan Development • Ensure Departmental Participation • Make Major Announcements • Brainstor • Develop • Input on Plan • Planning • Lead Plan Development • Ensure Departmental Participation • Make Major Announcements • Define High Priority Issues • Analyze Issues & Strategies as Required • Public Meeting Participation -244- �Chapter 8: Public Infrastructure Key Findings Weaknesses and Threats Climate Change: Climate Migrators and Floods Climate change refers to long-term shifts in temperatures and weather patterns. These shifts may be natural, such as through variations in the solar cycle. But since the 1800s, human activities have been the main driver of climate change, primarily due to burning fossil fuels like coal, oil and gas. Burning fossil fuels generates greenhouse gas emissions that act like a blanket wrapped around the Earth, trapping the sun's heat and raising temperatures. Examples of greenhouse gas emissions that are causing climate change include carbon dioxide and methane. Energy, industry, transport, buildings, agriculture, and 2- SLIGHT construction are among the main emitters. (SLGT) As more people move to Michigan over the next Scattered No severe* century, many cities will experience a strain on their severe storms thunderstorms existing infrastructure as more people use their water, possible expected stormwater, and sanitary sewer systems. Southfield Lightning/flooding Short-hved andtor More persistent may face a particular challenge under this scenario, I threats exist with all and/or widespread, due to its aging infrastructure and high impervious thunderstonns a few intense surface area, which makes it more susceptible to flooding. The City has experienced more frequent Category 2 storms in the last few years which have been attributed to power outages, property damage, and flooding. -245- �,,_, -- ~ -- llllllr" _..... Chapter 8: Public Infrastructure Key Findings In October 2022, the Sustainability Team at the City of Southfield released a survey to all City Staff to understand individual baseline perspectives regarding sustainability. Survey participants were allocated two weeks to complete the survey and the results were anonymous. The survey consisted of 15 questions organized in various formats from ranking topics of importance to filling in blanks with phrases and recommendations that correspond to certain questions. There were a total of 75 participants from numerous departments throughout the City. Overall, most responses confirm the importance of sustainability and reflect support for the development of a Sustainability and Climate Action Plan. Over 97% of respondents Agreed (61.33%) or Strongly Agreed (36%) that "Sustainability is an important aspect of the future of our City." Figure 25. Response Summary from City Staff Sustainability Survey - Question 1 QUESTION - How do you feel about the following statements? I have a good understandlns of what sustainablllty is and what It means to me. 1U7'K Sustainability Is an Important aspect of the future of our City. 6.00% Sustainability Is an Important aspect of the future of our Region. 34.67'(. Sustalnablllty ts an Important aspect of the future of our State. 34.67% Sustainability Is an Important aspect of the future of our Country. 32.00% 56.~ 24 .00% The City of Southfi~d should develop a Sustainability Plan to help guide our current and future actions regarding sustainability. The City of Southfiel d should develop a Climate Action Plan to address factors that effect our climate. 11.~ 31.6~ The City of Southfield should set or help establish Greenhouse Gas (GHG} Emission Reductions Goals for City• owned assets and operations. The City of Southfiel d should set or help establish Greenhouse Gas (GHG) EmlsslOl'I Reductions Goals Citywide. Renewabl e energy sources such as solar, seothermal, wind, biomass, and hydropower should be prlorltlted to meet current and future energy demand. 21.IK 17.811' 33.33" 35.62" ■ Strongl -246- �Chapter 8: Public Infrastructure Key Findings Figure 26. Response Summary from City Staff Sustainability Survey - Question 2 QUESTION - The following are some topics that are commonly referenced in the discussion of sustainability. How important is it that the City of Southfield prioritize these topics? Water & Sewer - Safe and reliable access to clean water and disposal of waste. Transportatjon - Maintenance of roads, bridges, public transit, and walkable Infrastructure. Solid Waste & Recycling - Accesslbl._. and easily understood solid waste disposal options. Municipal Facilities - Modernized, energy efficient buildings and facilities. Community Cohesion - Diverse, equitable, and rnclusive access to community resources and civic engagement. ,.... lo.It" 24.32% 32.43" 10.27" ll.08" 16-221' 25.68% 33.78" U.Sl" Public Health & Safety - Accessible programs and information. Economic & Financial Vitality - Responsible and transparent financial practices. U.Sl" Energy - Dependable and resilient infrastructure. 12~ Education - Competitive, equitable access to quality education and Information. U.'IOK Culture - Civic engagement through art, history, and social sciences. Environment - Maintenance of ecosystems, habitats, air quality, and natural resources. 21.38% 30.14" 20~55" 1U&1' 11.11" 26.39" 23.61" ■ 1 (Not Important) -247- ■2 ■ 3 4 ■ S ,(Very Important) ■ No Answer �,_ l-- ·- I_, ,_... I--- 11111111"""" ll Chapter 8: Public Infrastructure Goals, Objectives, and Sll·ategies Goals, Objectives, and Strategies Goals o o o o o o o o o o Ensure sustainability improvements are distributed equitably across the city Ensure that all elements of the built environment, including land use, transportation, housing, energy, and infrastructure, work together to provide sustainable, green places for living, working, and recreation, with a high quality of life Ensure that contributions of natural resources to human well-being are explicitly recognized and valued and that maintaining their health is a primary objective Promote active living by making it safer to walk or bike to daily activities like shopping, work, school, and recreation Support and adopt Smart Growth policies to ensure the community is socially, economically, and environmentally sustainable Educate the community about sustainability initiatives and opportunities to lower their impact on the planet Foster partnerships with sustainability experts to create a network of knowledge Facilitate access to information and communication technology Develop policies that focus on higher quality of life through clean air and water, beautiful parks and green spaces, and clean and efficient energy use Promote the public welfare and serve the public interest, convenience, and enjoyment through the promotion of the arts in the City of Southfield Objectives and Strategies o o o o o o o o o o Hire a Sustainability Planner Establish a Sustainability and Climate Action Plan Task Force Create and adopt a Sustainability and Climate Action Plan document Adopt a Climate Action Resolution by City Council Adopt a formal Complete Streets Policy, beyond that included in the Master Plan, and a Vision Zero Action Plan Join the International Council for Local Environmental Initiatives (ICLEI) Engage City Staff and Elected Officials in sustainability education efforts and surveys to establish baseline sustainability knowledge Recruit external partners to form a Sustainability Advisory Board Author educational material for City events that promote sustainable practices Ensure infrastructure projects do not adversely impact disadvantaged communities or the natural environment -248- �I m ~ N I �Chapter 9: Public Facilities and Services Art Title: LTU Barrier Mural 2 by Sheila Nico/in �r 9: Public Facilities and Scn·iccs ·111Lroduct.io11 Chapter 9: Public Facilities and Services Introduction The City of Southfield offers a range of public facilities to its residents and businesses. The quality, availability, and cost of these elements are among the factors influencing growth and redevelopment in the city. Residential, commercial, and especially industrial users, make location decisions based, in part, upon the ability of a municipality to meet their present and future needs in the most cost-effective way possible. As competition for new development between communities grows and as technology advances, residents and business owners will expect more from local governments. To keep pace with these demands, Southfield must continually upgrade and diversify its facilities and services. Public facilities and services include educational and religious institutions, library facilities, public safety, parks (discussed in Chapter 3: Healthy Living), sewer, and water (discussed in Chapter 8: Public Infrastructure), all of which are provided to serve the needs of residents and businesses in Southfield. These are all organized and operated daily by City departments. Residents also influence these services through participation in commissions, boards, and election to City Council. City Government The basic form of local government in Southfield is Council-Administrator. The Administrator is responsible for overseeing the everyday mechanics of City government and reports directly to the seven-member City Council. City Council is the local legislative body which determines City policy, makes decisions on zoning, ordinances, and legislative matters. The Mayor, the ceremonial head of City government, makes recommendations to Council and is the City's representative to all other legislative bodies. The City of Southfield is a progressive community that is a welcoming, livable, sustainable, vibrant, walkable, and inck.:~:·v'e city that strived to provide equal opportunities to all individuals. The City of Southfield is fortunate to be served by many long-tenured elected officials, administrators, department heads, directors, and staff. Both the Mayor and City Administrator maintain open door policies to their respective offices to maintain clear and open lines of communication. The City of Southfield also launched a new program in 2016, the Southfield Ambassadors, as a collective of talented residents that strive to stimulate progress within Southfield's civic, community, business, and economic development landscapes. Ambassadors work to connect with fellow residents and surrounding cities to promote Southfield and raise awareness of its many events and activities. This select group of volunteers engage in an active two-year leadership development program while networking with Southfield officials, organizations, and businesses to raise public awareness of key programs and projects for the city. -251- �- - --- --- ......,.. IIIIIIIF"' ..,... lllllllr"" Chapter 9: Public Facilities and Services Introduction Ambassadors are diverse in their work and life experiences as well as their demographic backgrounds. The intent of the Ambassadors program is that they will stay involved in the city well after their two-year fellowship to continue their efforts to benefit the community. City Boards and Commissions Southfield has an active resident population that participates in many different boards and commissions, totaling 34. Residents may become members of these groups either through appointment or by election. At the time the plan was prepared, these bodies included, but are not limited to: Existing City Boards & Commissions Arts Commission Board of Review Brownfield Redevelopment Authority Building Authority Commission Building Code Board Citizens Police Advisory Board City Centre Advisory Board City Council Civil Service Commission Commission on Senior Adults Downtown Development Authority (DOA) DOA Citizens Area Council Economic Development Corporation Electrical Code Board Fire and Police Retirement System Board Historic Designation Advisory Board Historic District Commission Housing Commission Library Board Library Building Authority Local Development Finance Authority Local Officers Compensation Commission Mechanical Code Board of Appeals Parks and Recreation Commission Planning Commission Plumbing Code Board of Appeals Retiree Health Care Benefits Plan and Trust Board Tax Increment Finance Authority SERS Board Total Living Commission Veterans Commission Wildlife Commission Zoning Board of Appeals ----------~---~~--~~~~~~-~~~~~~~~~--~~-- City Departments The City of Southfield Donald J. Fracassi Municipal Campus, including City Hall, is located at 26000 Evergreen Road in the Southfield City Centre district. The Campus houses offices for most City Departments, including Parks and Recreation, Senior Center, Public Safety (Police), the 46th District Court, Public Services, City Administration, Clerks and Treasurer, and boards and commissions. At the time this plan was prepared, the City had 31 departments under the Mayor, City Council, and the City Administrator. Many of these departments had a direct or support role in implementation of this plan. -252- �Chapter q: Public Faci.lities and Services Introduction Other Agencies and Institutions Southfield includes a host of outside agencies that require on-going coordination and communication. Institutional resources such as libraries, schools and places of worship enrich the lives of residents and are important in attracting new businesses and residents to the region . Institutional resources should be showcased consistently as this plan is implemented. Most importantly, the City of Southfield should work to highlight these facilities in promotional materials to help market the City. Southfield Public Library The Southfield Public Library is located within the Municipal Center complex on Evergreen Road. The library has been a dependable community resource and center for information since 1960. The library has grown steadily ever since and now offers an unsurpassed collection of over 250,000 print and media resources, all easily accessed in a world class building constructed in 2003. All residents of Southfield and Lathrup Village are eligible for a Southfield Library card which includes access to the library's electronic offerings such as e-books, downloadable audiobooks, and research databases. The library is part of TLN (The Library Network), a consortium of 65 communities which have formed reciprocal borrowing agreements to allow residents access to each other's libraries. -253- �..--. -- --- ... ...,.. llllllllf'" lllllf"'" Chapter 9: Public Facilities and Set"\'ices Introduction The Southfield Public Library offers a full array of modern library services, including books, magazines, newspapers, DVDs, CDs, public computers, WI-Fl, audiobooks, and wonderful programming. Below is a sampling of the types of amenities available at the Southfield Public Library: • • • • • • • • • • Vibrant Children's Library lmaginarium Children's Garden Group Study Rooms Drive-Up Services Friends Book Sales Auditorium and Large Meeting Room Foreign Language Collections Literacy Collection Quiet Study Areas Small Business Start-Up Center Oakland County and Oakland County Michigan Works! Southfield The Oakland County Michigan Works! Southfield Service Center is a Division of the City's Business and Economic Development Department. Funded by Oakland Workforce Development Board, the Michigan Department of Labor and Economic Opportunity administers the following programs for job seekers and employers: • • • • Employment Services Workforce Innovation and Opportunity Act (WIOA) Trade Adjustment Assistance (TAA)* Partnership, Accountability, Training, Hope (PATH)* Oakland County Michigan Works! Southfield is one of six Service Centers in Oakland County. 78 As a One-Stop Center, they have designed their programs to fit local needs, working together with the Business Development Department, Southfield Area Chamber of Commerce, and schools to fulfill the Michigan Department of Labor and Economic Opportunity Mission Statement "to develop a system that produces a workforce with the required skills to maintain and enhance the Michigan Economy." Its major premise is that all major workforce development and economic development services should be available through a single point of entry. Oakland County Michigan Works! Southfield's focus is to help ensure that Michigan employers hire better educated and better trained employees. -254- �Chapter 9: Public Facilities and Sc1"\·iccs Introduct.ion MOOT and Oakland County Two key agencies are the Michigan Department of Transportation (MOOT) and Oakland County. The County interacts with the City in many facets including the drain and road commissions, parks and recreation, economic development, and the court system. Colleges and Universities Lawrence Tech University Lawrence Technological University (LTU), www.ltu.edu, is a premier private university providing superior education through innovative programs, cutting-edge technology, small class sizes, and a commitment to its motto, "theory and practice." LTU offers more than 100 undergraduate, master's, doctoral and professional certificate programs in Colleges of Architecture and Design, Arts and Sciences, Business and Information Technology, and Engineering. PayScale lists LTU among the nation's top 11% of universities for alumni salaries, which is the highest in the Detroit metropolitan area. Forbes Magazine lists LTU as one of America's Top Colleges and the Wall Street Journal/Times Higher Education places LTU in the top 10% of American colleges and universities. It is also listed in the top tier of Midwestern universities by U.S. News and World Report and the Princeton Review. LTU enrolls 3,000 students during an academic year. Its four residential halls have a combined capacity of over 1,000 students. The University was founded in 1932 with the support and encouragement of Henry Ford . Established to meet the educational needs of business and commerce, LTU has continuously maintained close ties to industry in a multitude of projects in a wide variety of fields. A Lawrence Tech education strives to explain not only why something works, but how it works in real situations and applications. Many LTU academic programs require participation in professional projects that seek to solve real-world problems facing practicing architects, engineers, managers, scientists, and others. Students also gain hands-on experience through co-op jobs and internships. Professional organizations provide additional opportunities to network with industry leaders. Many students participate in applied research projects as early as their freshman year. Lawrence Tech students regularly earn top awards in international competition with other leading colleges and universities. LTU graduates report, in numbers well above national norms that they arrive in the workplace feeling prepared and ready to do their jobs. Even in challenging economic times, 84% find career positions or are registered for grad school at time of commencement - greater than the national average. -255- LTU MISSION "Lawrence Technological University's major focus at this time is the creation of additional space to accommodate emerging fields in engineering, the life and other sciences, and architecture. Looking ahead, it is likely that the University will continue to consider additionai on-campus student housing and the building out of amenities that address needs for student recreation and athletics, conference and meeting spaces, campus beautification, applied research, and a host of other scholastic and academic needs." �.,_.. _. ... --- ~ ...... Chapter 9: Public Facilities and Services Introduction LTU's student body is diverse with more than SO countries represented on campus. The University's Study Abroad program is open to all students, and various cultural events and celebrations focused on diversity are held annually on campus. LTU also maintains relationships and partnerships with universities worldwide. LTU was Michigan's first wireless laptop computer campus and has been ranked among America's top SO "unwired" universities. All undergraduates receive their own University-issued personal computer loaded with their field's industry-standard programs -valued up to $75,000. No other university in the nation offers 24/7 access to computing power like the LTUZone. The A. Alfred Taubman Student Services Center consolidates all student support services - from admissions through career services - into a convenient one-stop center. This innovative 42,000-square-foot building, which utilizes many energy-efficient and environmentally friendly features and technologies, serves as a "living laboratory" and is part of a region-wide stormwater management effort. The Nabil Grace Center for Innovative Materials Research, located on LTU's campus, is a state-of-the-art laboratory for the research, development, and testing of materials for defense and infrastructure applications. LTU offers an undergraduate honors program for highly motivated and qualified students. The Quest Program in the College of Arts and Sciences encourages students to go above and beyond their studies and explore their interests on a deeper level. The Academic Achievement Center helps ease the transition from high school to college by providing support services. In addition to exceptional educational opportunities, LTU offers an exciting student life. A growing number of men's and women's varsity athletic programs are offered. Lawrence Tech is a member of the National Association of Intercollegiate Athletics and the American College Hockey Association. More than 60 student clubs and organizations, including student government, fraternities, sororities, honor societies, and student chapters of professional groups, sponsor a variety of activities during the year. -256- �Chapter 9: Public l•acililics and Sc1Ticc. Introduction Oakland Community College (OCC) The OCC Southfield Campus is located at 22322 Rutland Drive (west of Providence Hospital, south of Nine Mile Road), within the Southfield Downtown Development District. The OCC Southfield Campus offers college readiness, degree, and transfer programs, and serves as a major resource for the primary and continuing education of health professionals. State-of-the-art laboratories support an array of health professions programs, including: • • • • • • Diagnostic Medical Sonography Nuclear Medicine Technology Nursing Radiologic Technology Respiratory Therapy Technology Surgical Technology Approximately 4,000 students attend the Southfield Campus each fall. Nearly half of Southfield students are pursuing an OCC degree or certificate, followed by approximately 42% of students seeking to transfer to a four-year institution. Programs with the largest enrollment at the Southfield Campus are nursing and business administration. The campus, one of five in the OCC system, offers easy entry to the Lodge and Southfield Expressways, and is on public transportation routes to provide students convenient access. Its urban setting is central to Berkley, Beverly Hills, Oak Park, Southfield, and the border of Wayne County. Strategic priorities are performance areas where investments of resources will add the most value to advancing student success and achievement of OCC's vision. • • • • College Readiness (Developmental Education) Employment Readiness (Career and Technical Programs) Transfer Readiness Financial Accountability -257- �r -- --- --~- -· - .... ...,., Chapter(): Public Facilities and Sct'\'ices Fire Department Fire Department Current Conditions The Southfield Fire Department was the first in Michigan to offer advanced life support (paramedic services) when it initiated the service in 1972. Since then, it has continued to be a leader in emergency medical service, with the most modern training and equipment available. Southfield offers a full-service Fire Department which has the dual ability to fight fires and provide paramedic service. It also supplies technically trained special rescue teams such as hazardous materials, high-rise, confined space, and trench rescue. The Department is among the busiest in the county and still manages to maintain an average response time of less than 4 minutes to any address. A fire station supports the needs of the fire department and the community in which it is located. It must accommodate extremely diverse functions, including housing, recreation, administration, training, community education, equipment and vehicle storage, equipment and vehicle maintenance, and hazardous materials storage. While it is usually only occupied by trained personnel, the facility may also need to accommodate the public for community education or outreach . Fire stations will vary somewhat in design depending on specific mission (e.g., the types of emergencies that will be responded to or the types of fires that will be fought). Usually, the facility differences relate to the size of the firefighting apparatus and facility location. SOUTHFIELD FIRE DEPARTMENT MISSION "To provide the citizens and visitors of Southfield with the highest quality fire In 2022 there were five fire stations - two located on Nine Mile, two on Twelve Mile, and one on Lahser Road. and fire protection available. We Recent Programs and Initiatives accomplish this mission by intense prevention, emergency medical care, training, thorough preparation, prompt Emergency Medical Services {EMS) Patient Transporting Program professional response, and a positive, caring attitude toward those we are The Emergency Medical Services (EMS) Patient Transporting Program continues to provide the highest quality service to residents. Since EMS began transporting in 2005, the Fire Department -258- sworn to protect." �Chapter 9: Public Fncilit:ics and Services Fire DeparlJnent has brought in net revenues of $20,800,000.00 over the last 10 years to assist in supporting services. The Fire Department has received over $2.5 million dollars in grants for EMS over the last 5 years. Assistance to Firefighter Grant (AFG) Since the onset of the COVID-19 pandemic, the AFG has been re-invigorated by federal pandemic response funds. The Fire Department has successfully applied for and won AFG funds in the past and will continue to pursue them in the future. In 2013 the fire department applied for and was granted $39,000 through the AFG to purchase and implement: • • • • 60 new fire helmets and physical fitness equipment 6 new commercial treadmills 5 new stair climbers Firefighter Physical Fitness Program Michigan Mutual Aid Box Alarm System (MABAS), Oakway Technical Rescue, Hazmat and Training The Fire Departmenf s involvement in the Michigan Mutual Aid Box Alarm System (MABAS), Oakway Technical Rescue, Hazmat and Training has worked toward meeting the City1s objective of greater "regionalization. 11 Membership and Divisional Leadership in the State of MABAS is a user-driven system designed to streamline the requesting and providing of emergency and fire service resources across the State of Michigan and the Great Lakes Region for events such as major fires, train derailments, tornadoes, hazardous materials incidents, wild land fires, domestic or foreign terrorism and other events that may overwhelm a local fire department. MABAS-MI is one of four states that are piloting the deployment of Mutual Aid Net, a software application that is designed to serve as a resource database and mutual aid deployment tool. Key Trends and Challenges Fire Services Changes It is perceived by many fire service leaders that fire departments across the United States will see a shift from just emergency service response to a comprehensive community risk reduction and management focus. This statement is becoming more and more common as the Department talks with other fire service leaders from across our nation. At the National Fire Academy Executive Fire Officer (EFO) Research Center, documents are being developed and presented on this very topic. It was a topic of discussion at the International Association of Fire Chiefs (IAFC) strategic planning meeting. -259- �-- - .... 111111W 1111111W' • .,.... ~ ,,,,,.. Chapter 9: Public Facilities and Services Fire Department Medical Technology Innovations The medical field is continuously changing with innovative equipment and procedures always on the horizon. EMS is often the first step in the chain of patient care and the Southfield Fire Department's actions are a pivotal point in determining ultimate patient outcome. Hence, the Department is acutely aware of these changes and readily adapt as required. Southfield Fire Department EMS has always been on the forefront of adaptation. Current examples include: • • • • • • Electronic EMS reporting (improves documentation and billing). Intra-osseous capability (enables vascular access through bone) . CO monitoring (measures patient and FF Carbon Monoxide levels). Res-q-Pod {CPR airway adjunct, increases blood flow to brain). King Vision Laryngoscope {Increases successful ET intubations). CPAP (Continuous Positive Airway Pressure, used to treat severe DIB. Key Findings and Future Plans The Fire Department already responds and reactively handles most emergencies and crisis within the community. The Southfield Fire Department will be focusing on a proactive approach to allow for a safer community which works towards improving the quality of life for residents. If the City can prevent most incidents from occurring, then costs to individuals and the community will be significantly reduced, quality of life will be improved, and the potential for economic sustainability will be increased. As government budgets continue to shrink, stress on the Department's ability to provide service will continue. The impact of these cuts is witnessed almost daily in the fire service across the country, with browning out of fire stations, closing of fire stations, staff reduction through attrition, and critical staffing reductions through layoffs. The Fire Department has reached a new era in its history. As the Department enter this new era it must adapt its philosophies, strategies, and tactics. The builders and engineers that design and construct disposable buildings will need to focus their efforts on fire codes that require automatic fire suppression systems as well as early detection -260- FIRE DEPARTMENT 5-10 YEAR GOALS 1) New Fire Training Tower (insert photo illustration) 2) Achieve and retain a diverse fire service workforce 3) Continue to take advantage of State and Federal Grants to help reduce some of the financial strain on the community 4) Increase community education in the areas of risk reduction, fire safety and emergency medical services (EMS). Technological advances in EMS have enabled enhancements in patient care that have improved outcomes and shorter hospital stays for our patients. 5) 2 Week Summer Fire Camp for High School Kids. 6) Implement a "Citizens Fire Academy" that will focus on the day-to-day operation of the fire department. Topics: • • • ■ • • • ■ ■ • • • Administration of the Fire Department Tour of Facilities and Dispatch Center Fire Behavior/Ladder Operations Fire Engines/ Ambulance Familiarization Hazardous Materials Program Vehicle Extrication Fire Hose and Ventilation Fire Prevention and Code Enforcement Fire Safety Education and CPR Training Portable Fire Extinguishers ABC Fires Incident Command System Ride Along �Chapter 9: Public 'F acilities and Scn;ccs Homeland Security and Emergency Preparedness Division systems in all properties - including residential properties - where these systems must be mandatory. Builders who fail to embrace new technology set communities up for increased risk, which will force the Department to employ new tactics and develop a new Risk Management Plan. To keep pace with societal changes, the Southfield Fire Department must continually review the mission and determine if it will meet the community's demands into the future. The old mission of simply "saving lives and protecting property" may no longer have the depth or scope necessary to meet future challenges and the expectations of the public. If the mission must change, fire service leaders must take steps now to meet the challenge of this change. This will require innovation, courage, and the commitment of fire service leaders at all levels, both career and volunteer. Embracing change may be the single greatest challenge facing the fire service in the next century. The Southfield Fire Department has been and will continue to be a regional leader in areas of fire suppression, EMS, high-rise firefighting, technical rescue, hazmat, public education, and technology. Homeland Security and Emergency Preparedness Division Current Conditions The Homeland Security and Emergency Preparedness Division has been in Southfield for many years. Also called "Emergency Management," the Homeland Security and Emergency Preparedness Division was designed to meet the current needs of the City with regard to preparedness, mitigation, response and recovery in the event of a man-made or natural disaster. While many communities rely upon County and State agencies, Southfield has an independent, State-recognized program to serve its residents directly. The continued effort to safeguard the lives and property within Southfield requires a commitment of continual planning, training, and exercising of the response capabilities for any type of threat or disaster that may occur. Paramount to how well the City respond to such an event is how well it is prepared . Preparedness is a whole community approach, so the Division has implemented a "Do 1 Thing" initiative that encourages families to take small steps each month toward becoming better prepared for emergencies and disasters. Every step individuals make to becoming prepared will help first responders, their loved ones, and others in the community. The goal of the Homeland Security and Emergency Preparedness Division is to continue to partner with residents, the business community, and County, State and Federal Agencies to ensure Southfield remains a disaster resilient community. -261- �.... ...... -- -- IIIIIJ"" Chapter 9: Public Facilities and Scr\iccs Homeland Security and Emergency Preparedness Di\'ision Recent Programs and Initiatives Closed Point of Dispensing (POD) Whether caused by an accident, disease outbreak, or terrorist attack, an emergency could occur requiring the public to receive immediate, lifesaving medication. The CDC's Public Health Emergency Preparedness (PHEP) cooperative agreement provides funding to state and local public health departments to support their effective response to a range of public health threats. One of the requirements of the cooperative agreement is for states and localities to develop plans for receiving, distributing, and dispensing medication from the Strategic National Stockpile, a national repository of critical medication and supplies that are available to supplement state and local resources during a public health emergency. The goal in a large-scale emergency is to get medication to the entire population in a short, clinically relevant timeframe (e.g., the release of anthrax into a community would require the public to receive medication within 48 hours). The City of Southfield has partnered with the Oakland County Health Department to establish a Closed Point of Dispensing (POD). Operating a Closed POD in a public health emergency will help assure timely distribution of medications to employees and their family members. The establishment of this POD complements the emergency preparedness plans, improves employee health and safety, helps the City maintain a continuity of operations and aids in becoming more resilient during and after an emergency. Community Emergency Response Team (CERT) The Community Emergency Response Team (CERT) Program educates people about disaster preparedness for hazards that may impact their area and trains them in basic disaster response skills, such as fire safety, light search and rescue, team organization, and disaster medical operations. Using the training learned in the classroom and during exercises, CERT members can assist others in their neighborhood or workplace following an event when professional responders are not immediately available to help. CERT members also are encouraged to support emergency response agencies by taking a more active role in emergency preparedness projects in their community. The City of Southfield currently has 31 active CERT members. Annually, they volunteer approximately 1,200 hours to assist at special City events and to assist with training and exercising. In the event of an emergency, Southfield CERT is readily available to assist in multiple functions. Southfield's Emergency Management Division offers free certification classes for adults 18 and over consisting of 2 hours of classroom instruction and 8 hours of practical training consisting of group exercises. -262- �... Chapter 9: Public Facilities and ScrYiccs Police l>cpartn1enl Police Department Current Conditions The City of Southfield Police Department (SPD) is an essential part of the Public Safety Group. The department, based out of the Donald F. Fracassi Municipal Campus, provides a variety of quality services. The Patrol Division is staffed by over 80 uniformed officers assigned to road patrol. The Investigations Division includes a Crime Lab, Detectives and Evidence Technicians. Specialized assignments consist of School Resource Officers, Community Relations Unit, Traffic Safety Bureau, Canine Unit, Animal Control Unit, Tactical Crime Suppression Unit, and the Special Entry and Response Team (SERT). The 9-1-1 Emergency Communications Center is also part of the Police Department. The SPD is continually striving to maintain the highest level of commitment, dedication, and service to the residents of Southfield and its visitors. Southfield Police Department officers aim to ensure the Department remains exceptional and deserving of the trust and confidence of the community through community-oriented policing, continual comprehensive training, and selection and retention of quality personnel who will best represent the police profession. The SPD has adopted the Community Harms Directed Policing Model. Many police agencies measure success through reductions in violent crime and property crime. Under the Community Harms Directed Policing Model, violent and property crimes will remain a top priority of the SPD. However, community input regarding harms affecting quality of life concerns is compiled and addressed with a sense of urgency. POLICE DEPARTMENT ACHIEVEMENTS 2017-2020 • • • • • • Fully deployed Body Worn Cameras Use of Force policy is in alignment with National Best Practices in Policing Developed a Domestic Violence Prevention Strategy Instituted an Awards Ceremony for the Police Department Began annual recognition of Breast Cancer Awareness and Domestic Violence Awareness Established a Traffic Safety Bureau This approach ensures that the Department is being creative at implementing strategies to address community concerns related to behavioral health, environmental issues, substance abuse, traffic accidents and, youth safety. This model provides the SPD with a framework to strategically allocate resources appropriately. The model is fluid, allowing it to address changes in community harms over time. Crime In 2018, the Southfield violent crime rate per capita decreased to 278 per 100,000 residents. In 2019, it decreased again to 272 .7 per 100,000 residents. The most recent data shows a slight increase in violent crime between 2019-2021. Property crimes decreased in 2020 and rose to an average rate again in 2021, as shown in Table 9. -263- �• ... ..,., Chapter 9: Public Facilities and Services Police Department The employees of the Southfield Police Department have leveraged technology, strengthened partnerships and as a result, a significant number of perpetrators were arrested for assaults and property crimes. SPD is committed to serving the residents of Southfield. The implementation of innovative programs will continue to be instrumental in the overall reduction of crime. Table 9. Crime Statistics, 2018-2021 Type of Crime 2018 2019 2020 2021 Murder and Non-Negligent Manslaughter 2 3 4 Sexual Assault 31 1 28 34 52 Robbery 46 35 37 60 Aggravated Assault 90 94 181 220 Property Crimes 1,372 1,366 1,145 1,372 Burglary 262 915 195 321 791 182 Larceny-theft 614 214 793 254 342 357 Violent Crime Non-Violent Crime Motor-vehicle theft Recent Programs and Initiatives Domestic Violence - Coordinated Community Response Team (CCRT) Prevention, awareness, and enforcement are all key components to reducing the harms caused by domestic violence encounters. The Department has formed partnerships with Haven, the Southfield Domestic Violence Group, the 46th District Court, and the Southfield Fire Department to organize community outreach initiatives. The strategy involves a multi-layered approach designed to change behaviors of offenders and victims. SPD has established a Domestic Violence Coordinated Community Response Team (CCRT). The CCRT is a multi-disciplinary group comprised of public safety officials, representatives of the court, school officials, elected officials, and non-governmental community advocate organizations. The CRRT is dedicated to the identification of high-risk domestic violence cases and the creation of a coordinated community response, including prevention and community education. -264- ~ �Chapter 9: Public l•'acilitics and Services Police Department Traffic Safety The Traffic Safety Bureau is strategically deployed to address community traffic concerns occurring within the city. The mission of the bureau is to reduce harmful driving behaviors through education, awareness, and enforcement. Traffic accident data and citizen complaints are used to identify areas of enforcement. Overdose Mapping The police department has partnered with the Michigan High Intensity Drug Trafficking Areas (HIDTA) program to track, document, and share fatal and non-fatal drug overdose incidents (Overdose Mapping). When police or fire units respond to a drug overdose scene, the information received is entered in a national data base by the Communications Section . Detectives can gather pertinent information to be used for investigative purposes (victims, suspects, type of narcotics etc.). In addition, the system will alert SPD if patterns or spikes of drug overdoses occur in Southfield or neighboring jurisdictions. COMEBACK Quick Response Team The Southfield Police Department has partnered with Families Against Narcotics (F.A.N.) and implemented a COMEBACK Quick Response Team. The COMEBACK Quick Response Team (QRT) is a collaborative program created and developed to reduce the mortality rates in Michigan counties due to overdose deaths. This partnership will engage in positive intervention to provide education, support services, and recovery options, all while working together to reduce the stigma associated with those suffering with substance use disorders. Currently, there are 20 police departments in Michigan that are participating in this initiative. The process provides a 72-hour follow up with overdose cases occurring in the city. Southfield Police Officers will respond with certified counselors assigned to the QRT and provide free resources to those suffering from substance abuse disorders, as well as their families. The program is grant funded; participating Southfield Police Officers have received the training and the costs were covered through the program. A monthly review of the Department's policies and procedures are conducted to ensure services provided are in line with national best practices. Maintaining a cutting-edge approach to addressing the expectations of the community they proudly serve is paramount in building community partnerships and keeping with the community policing model. Additionally, the creation of the Chief's Citizens Police Advisory Board allows for an even further collaboration in their customer service approach. This allows residents to voice their concerns related to their neighborhoods. The open line of communication enhances transparency and trustworthiness. This proactive approach is a change in "how things used to be done" and allows for solving issues through channels in addition to law enforcement. School Collaboration/Youth Engagement Members of the department have fostered partnerships with youth mentoring organizations. Topics of discussion include education, financial literacy, interaction with authority, social issues, and mental health coaching techniques (suicide prevention, conflict resolution, etc.). -265- �... - ... ....... ....- - - - ..,,. IIIIF' Chapter 9: Public Facilities and Ser,ices Police J>cpart111ent The Southfield Public School District has invited the Southfield Police Department to participate in school-based mentoring programs. The goal of this collaboration is to develop meaningful relationships between the youth and law enforcement. SPD increased the number of School Resource Officers (SRO) assigned to the Southfield Public School District. The SROs are responsible for providing safety and crime prevention in the schools. In addition, the Community Policing Unit contributes to youth engagement by conducting a variety of relevant initiatives directed at our youth . Key Trends and Challenges Recruiting and Retention Law enforcement agencies across the country are encountering challenges in recruiting and retention. National movements to defund the police, protests, civil unrest, and distrust of the police has resulted in a record number of police officers choosing to retire early. In addition, there has been a significant reduction in applicants interested in careers in law enforcement. In response, the Southfield Police Department has formed a Recruiting Committee. The goal of the Committee is to develop creative ideas to attract qualified applicants to join the Department's ranks. The Committee, in partnership with the Human Resource Department, is dedicated to streamlining the hiring process and enhancing recruiting outreach efforts in high schools, colleges, universities, and entertainment venues. Levering Technology to Combat Crime The advancement of technology has created an avenue towards greater crime reduction and suspect apprehension. Police departments choosing to incorporate this trend have instituted a variety of strategies to leverage technology. The Southfield Police Department, in collaboration with multiple agencies throughout Southeast Michigan, have acquired Flock Safety Camera License Plate Readers. The high-quality cameras are affixed to existing light poles and can capture images of vehicles and their license plates (speeds up to 100 m.p.h.) day or night. The investigative benefits of the system include detection and identification of the following: • • • • • • Stolen vehicles Missing persons (Amber Alerts) Wanted persons Sex offenders Terrorists Personal Protection Orders (PPO) The system also allows for participating agencies equipped with the technology to share the data among each other. The Southfield Police Department understands the value in leveraging technology and will continue to enhance technology as useful developments become available. -266- ... �Chapter q: Public Facilities and Services Police Dcparhncnt Greater Emphasis on Organizational Accountability A key emphasis on accountability is related to sustaining public trust in the community that the police department has committed to serve and protect. Greater organizational accountability will include policies and procedures that reinforce the reduction of use of force incidents and the identification of national best practices in training. De-escalation and other harm reduction tactics increases officer and community safety. However, prope r supervision accompanied with courageous leadership will ultimately be the essential component needed to strengthen the relationship between police and community. It is important to note that the Southfield Police Department initiated the national movement for the "Duty to Intervene." The Southfield Police Department has also instituted an internal Crisis Intervention Team which focuses on response to mental health calls for service. The Department is currently in the process of developing a sustainable plan for addressing mental health throughout the city. The strategy consists of incorporating mental health professionals to assist police officers in addressing non-emergency mental health related calls. Key Findings and Future Plans The Southfield Police Department has specific priorities for the future including: • • • Continue implementation of non-traditional police management concepts, or the private sector approach to governmental management. That is, increase the level of service by viewing the public and police employees as customers and addressing their needs. Develop and encourage a leadership style that will support a high level of service by retaining and developing personnel. Continue community policing programs, partnerships between police, business, schools, and residents, designed not only to solve crime, but to help solve related problems. For all public safety elements, it is important to remember that the more open and visible these departments and efforts are to the public, the more at ease residents will feel. This will, in turn, garner long-term stability amongst residents and business owners and assist with residential and economic growth . -267- - �• - ... IIIIIIJ"" IIIIIIJ""" IIIIJ" Chapter 9: Public J.'acilities and Services Southfield Human Sc1"\·iccs Department (SHSD) Southfield Human Services Department (SHSD) Current Conditions The Southfield Human Services Department offers short-term support services for Southfield residents who may be experiencing hardship. The program is a "hand-up" and not a "hand-out," as it provides temporary emergency resources and assistance while helping residents develop strategies to successfully resolve their hardships. The Department's goal is to help residents overcome personal hurdles to achieve a satisfying and productive quality of life. SHSD promotes advocacy and awareness of quality-of-life issues that affect older adults and the physically challenged. SHSD uses numerous services to give a helping hand to those who experience hardship. SHSD also provides programs or facilitates program assistance for a broad range of community-related, quality of life items. Recent Programs and Initiatives SOUTHFIELD HUMAN SERVICES DEPARTMENT MISSION "We strive to offer services and opportunities to promote personal growth, independence, dignity, and respect for the citizens of Southfield. Helping people to help themselves, each other, and the community." Legal Aid Pro bono legal consultations are provided by SHSD in partnership with Lakeshore Legal Aid . Social Work Outreach Services • • • • • • • Provide consultations/referrals/financial assistance to qualified families/older adults based on identified need (clothing, food, utility, housing, furniture) Partner with Focus Hope, The Emergency Food Assistance Program (TEFAP), and Forgotten Harvest to provide food boxes to families/ older adults Adopt-a-family program allows businesses, faith-based organizations, and residents to contribute food and gifts to families/older adults during Thanksgiving and Christmas Assist area veterans with special funding in conjunction with the Southfield Veterans Commission Minor vehicle repair and employment solutions through a partnership with Tone Up For Tune Ups Information sharing and community advocacy as the principal liaison connection between Commission On Senior Adults (COSA) Partner with Southfield Goodfellows to ensure that no child is left behind at Christmas -268- ~ �Chapter 9: Public l•acilitics and Services Southfield Human Services Department (SHSD) Educational Programs Partner with My Brother's Keeper, Community Housing Network, and Oakland Livingston Human Services Agency to provide educational programs (free homebuyer, youth symposium, financial literacy, etc.). Key Trends and Challenges Some key challenged facing the SHSD include : • • • • • • Affordable housing and addressing needs of homeless Increases in the city's senior population and low-income population Providing dependable, quality, public transportation - especially for older adults Increase of foreclosures and domino effect on surrounding property values Financial assistance for residents experiencing hardship circumstances Population with mental illness -269- �. - - - -- ..,- - - lllllr llllr f/11/r Chapter 9: Public Facilities and Services Southfield Schools District Southfield Schools District Map 33. School District Boundaries The Southfield Public Schools District is located in the suburban communities of Southfield and Lathrup Village. The district comprises approximately 27 square miles in southeastern Oakland County, Michigan. For more than 65 years, the community has supported public schools by approving nearly every millage and bond issue that has been put before the public for a vote. This support allows the district to spend approximately $11,950 per pupil. ~ 9, The majority of Southfield residents, and all of Lathrup Village, are served by Southfield Public Schools. A small segment of the population in the northeast corner of the City attends Birmingham Public Schools, while some in the southeast corner attend Oak Park Schools, as shown right. Farmington ublic Schools Mission Statement The Southfield Public School District educates all students in a collaborative, safe, supportive, and high-quality, student-centered environment and prepares dynamic, innovative learners to compete within the global society. '' ' .~ I ,- -, r I ---~--, 11 --, ll L-.r--J I! I __ : ' ~tarencev~~- ----~-~ --- Sch~o"''bls- "' Southfield Public Schools ._, ( ( ' I I l _ J [ ark- ----- - --~.-:.- Source: Oakland County Planning and Economic Development Services Current Conditions School Sites In 2022, the Southfield Public School District had 12 school sites (reduced from 17 in 2009) located near and within the neighborhoods and accessible by school bus or walking and biking including: [Morris] Adler Elementary School [Alice M.] Birney Middle School Bussey Center for Early Childhood Education [John F.] Kennedy Elementary School [Glenn] Levey Middle School MacArthur Elementary School [Helen] McIntyre Elementary School -270- ~ �Chapter 9: Public Facilities and Service,: Southfield Schools District Southfield High School for the Arts and Technology [Adlai] Stevenson Elementary School [Mary] Thompson Middle School University Middle/High School Academy [Arthur H.] Vandenberg Elementary School EARLY CHILDHOOD A further reduction of school sites is expected in the 2026-27 school year. In May 2019, the City of Southfield created the Residential Unit Development District (RUDD) to provide flexible zoning to encourage innovative redevelopment of vacant or underutilized former school buildings and sites. In July 2022, the Southfield School Board heard proposals for 4 school-owned properties that the Board may divest for redevelopment purposes: Brace Lederle, Leonhard, a vacant parcel adjacent to Thompson, and a large, SO-acre undeveloped parcel of property located on Inkster Road between Ten and Eleven Mile Roads. Proposals ranged from private school use to duplex and triplex workforce housing, to single family residential site condominium units. Final decisions will be made by the Board at a future meeting. For more information on the potential use of School District sites for "missing middle" housing, please see the Restructuring section at the end of this chapter and the Reuse of School Sites section in Chapter 4. Accreditation In 2008, Southfield Public Schools became the sixth school district in Michigan to receive district accreditation from the AdvancED/North Central Association (NCA) of Colleges and Schools. All regular K-12 schools in the Southfield School District are fully accredited by NCA. The Bussey Center is accredited by the National Association for the Education of Young Children. This means that Southfield schools meet nationally recognized standards for quality. "Early Childhood is an essential time for children to learn as this is when the foundation of learning is cemented for the rest of their lives. Children benefit developmentally, socially, and academically from participating in high-quality early care and education (ECE) programs. A plethora of research studies have indicated that high quality early education promotes school readiness, literacy/numeracy skills, and other positive short and long term outcomes." (Source: The Short and Long Term Impacts of Large Public Early Care and Education Programs, Morrissey, Feb 28 2014) Early Warning Legislation In July of 2015, "Early Warning" legislation was signed into law by Governor Snyder, which is a Michigan law (P.A. 109 of 2015) that requires schools to submit a balanced budget with a 5% fund balance for the two most recent years. This legislation requires th€l Southfield Public School District to show a two-year balanced budget. If this threshold is not met, the State requires the school district to enter into an enhanced deficit elimination plan. If the district fails to submit or comply with this plan, the State may appoint an emergency manager and transfer control of the district's finances over to the Department of Treasury. In 2015, the Southfield Public School District realized that their current model was unsustainable and needed to act proactively to restructure in order to stay solvent. -271- �- - 111111111"" -- -- Chapter 9: Public Facilities and Scr\'ices Southfield Schools District Figure 27. Southfield Public Schools 2022 Statistics Key Trends and Challenges Reduction in Student Population In 1969, the Southfield Public School district had an enrollment of 16,350, which has dropped to 5,036 students in 2022. The District lost 38% of its revenue over the past 10 years due to declining enrollment. The estimated student population forecast for school year 2026-27 is 4,044 to 4,147 students. The reduction of student population can be attributed to many State and national trends: • • • • • • • • • • • The 'baby boomlet' population bubble has graduated Michigan birth rates are down Michigan is still recovering from the out-migration during the COVID-19 Pandemic The overall population of Southfield has declined from a high of 78,322 in 2000 Fewer people are living in each household The housing crisis is driving resident to remain in their homes longer post-children A large inventory of vacant houses in Southfield Rise in Charter School enrollment Oakland County Open Enrollment has meant that more students opt-out than opt-in Rise in homeless students Increase in Orthodox Jewish residents who send their children to religious schools Pandemic-Related Teacher Shortages and Online Classes Principals, superintendents, and counselors are filling in as substitutes in classrooms as the surge in coronavirus infections further strains schools that already had been struggling with staffing shortages. Staff absences and the variant-driven surges have led some big districts, including Detroit, to switch temporarily to virtual learning. Where schools are holding the line on in-person learning, getting through the day has required an all-hands-on-deck approach, with some districts even brining in military members as temporary staff. Elementary 2,596 Middle School 620 High School 1,679 Total 4,895 General Operating 16.9492 mills Debt Retirement 2.3000 mills Total 19.2492 mills 2020-21 Expenditure I Est. $93,894,857 2021-22 Expenditure Est. $93,407,253 2022 State Equalized Value $2,762,835,212 2021-22 Drop Out Rate 3.25% 2021-22 Graduation Rate 89.45% The COVID-19 Pandemic has also impacted the way the District delivers instruction. The District now offers virtual and remote learning options that are used in instances when it's not possible to deliver instruction in-person. The District also offers online courses for students in the credit recovery program as well as students looking for specialized courses through independent study. -272- ~ �Chapter 9: Public Facilities and Services Southfield Schools District Key Findings and Future Plans Updated Technology All of Southfield's school facilities are modern and up-to-date, meeting all current fire, safety, and Barrier-Free standards. A modern instructional and administrative technology system is in place. The district provides one computer for every three students. Additionally, all classrooms have access to laptops, LCD projectors, and iPads for elementary students. The District's technology focused classrooms also utilize SMART Boards and USB microscopes. Class Size The ratio of professional staff to students in the Southfield Public Schools is 1 to 15, meaning class sizes are relatively small. Maximum class sizes are as follows: Kindergarten-grade 1, 27 students max; grades 2-3, 28 max; grades 4-5, 29 max; grades 6-8, 30 max; and grades 9-12, 32 max. Occasionally, a class will exceed the numbers stated above and a teacher assistant is assigned to classrooms above the stated maximums. Restructuring Restructuring of the district will occur in 2026-27. The proposed changes include: • • • • • • • Closing Vandenberg, McIntyre, Southfield Regional Academic Campus and Magnolia Center. Students affected by these closures will be assigned a new home school according to a new educational pathways structure. Parents will also have the option to select a school of choice based on availability. Relocating the SRAC Credit Recovery program to the Southfield High School for the Arts and Technology campus and develop a plan to sunset the program. Combining University Middle and High School Academy with MacArthur K-8 University Academy to create a new University K-12 University Academy. This will remain an examination school with admission based on an entrance exam at the middle and high school levels. Launching a JROTC program in partnership with the United States Air Force. Maintaining all current programs. Elementary and middle school students who live more than a mile from school and high school students whu :ive more than a 1 ½ miles will receive transportation as usual. School of choice students will not receive transportation according to district policy. Partner with the school district to find innovative solutions for adaptive use and infill housing at many of the closed and underutilized school building sites. -273- �• - - - - ..- ... ..- II/Ir Chapter 9: Public Facilities and Sc1~ices Goals, Ohjccth·es, and Strategics Goals, Objectives, and Strategies Goals o o o o o o o o o o o o Improve public transit for older adults, low-income riders, and people with disabilities Provide excellent public facilities Recognize and respect Southfield's diverse community through a care and wellness approach in identifying and responding to community social needs Promote recognition and inclusion of multicultural differences and lifestyles Assist families in keeping and purchasing homes suited for their needs and financial ability Develop and promote educational opportunities and resources that will assist residents in achieving a higher and healthier quality of life Ensure that all elements of the built environment, including land use, transportation, housing, energy, and infrastructure, work together to provide sustainable, green places for living, working, and recreation, with a high quality of life by Ensure fairness and equity in providing for the housing, services, health, safety, and livelihood needs of all residents and groups by providing accessible, quality public services, facilities, and health care to the community Improve the City's preparedness, resilience, and adaptability in the face of both natural and human-caused hazards Ensure that all local proposals account for, connect with, and support the plans of adjacent jurisdictions and the surrounding region Provide opportunities for life-long learning and increased collaborations and partnerships with agencies that provide services to the City Use environmental justice principles to reduce exposure to toxins and pollutants and provide equitable green space access Objectives and Strategies o o o Provide Establish community-wide Wi-Fi Explore options for additional public or workforce housing Increase collaborations/partnerships with other low-income support agencies to provide services through the Southfield Human Services Department -274- ~ · �I �- L' - -- -- -- _.- fl/I/IT �Chapter 10: Implementation Implementation Matrix Chapter 10: Implementation Implementation Matrix The Implementation Matrix (below consolidates all the goals and objectives from Chapters 3 through 9 into a single table. Each objective is assigned a timeline, priority, and a lead agency, department, or public board/commission. The purpose of the Implementation Matrix is to keep the City of Southfield accountable for the Master Plan and to ensure the goals are translated into reality. Higher Priority H Near-Term NT 1-2 years Medium Priority M Medium-Term MT 3-5 years Lower Priority L Long-Term LT 5-10 years LEAD CODES KEV -----------------------------------------------------------------------------------------------------------------------------------------------------------------------Boards and Commissions o o o o o o o o o o o o o o CC= City Council CCAB = City Centre Advisory Board COSA = Commission on Senior Adults CPAB = Citizens Police Advisory Board CSC = Civil Service Commission (Police and Fire) DOA = Downtown Development Authority DCAC = ODA Citizens Area Council EDC = Economic Development Corporation HOC= Historic District Commission HDAB = Historic Designation Advisory Board LB & LBA = Library Board & Library Building Authority PAC= Public Arts Commission PC= Planning Commission PRB = Parks and Recreation Board o SHC = Southfield Housing Commission o o TLC= Total Living Commission WAC= Wildlife Advisory Commission Departments o o o o o o o o o o o o o o o CAD= City Administrator AD= Assessing BD = Building BOD = Business Development CED = Code Enforcement CRD = Community Relations EDD = Economic Development EMO=-= Emergency Management ED = Engineering FD= Fire HD= Housing HR= Huma Resources HSD = Human Services LB = Library MO= Mayor's Office -277- o o o o o 0MB = Office of Management and Budget PRO= Parks and Recreation PD= Police PL = Planning DPW = Public Works Agencies o o o o o o o o o COS= Southfield Chamber of Commerce LTU = Lawrence Tech University MOOT= Michigan Department of Transportation OC = Oakland County OCMW = Oakland County Michigan Works SNRI = Southfield Neighborhood Revitalization initiative SPSD = Southfield Public School District SEMCOG = Southeast Michigan Council of Governments SMART = SMART Bus �• -·- -- -- ... ~ ...... lllr lllr f/ll//r Chapter 10: Implementation Implementation Matrix Table 10. Implementation Plan Table CH 0 • • • • tlO C '> ~ • > .r:. I ~ n, G,J :I: .;; • :I: u • ~ ~Mi® Goals 1 oca1 TOO □ 0 0°" 0 I • Promote exercise programs -Promote and provicle more public sports events and programs Promote public and semi-public exercise facilities {outdoor and indoor) Identify locations for and construct community gardens Create provisions that allow for more flexible placement of community gardens throughout the city Adopt zoning policies and regulations that promote and support urban agriculture activities Revisit and update internal hiring diversity policy Provide technical assistance and outreach efforts that increase equal access to land use resources and economic development tools Promote greater equality of access to minority business development and support land use and zoning that increases goods and services in resource poor neighborhoods Hold annual bike-the-town events to encourage people to get comfortable with and excited about cycling Revise the city's Public Engagement Plan to incorporate more innovative and inclusive engagement methods that are shown to be effective in reaching under-served populations - n, - .. C ',ij ~ t I• 'iii r::: ~ ::s 0 :I: G,J :'2 II) n, ~ .r:. ~ ~ u • :I: u I to;:-] Make Southfield a more attr; ctive place younger families Retain neighborhood character while improving the quality of homes, public facilities, and infrastructure Support quality, safe, and affordable housing in a variety of types, sizes, locations, and costs to meet the needs of Expand the allowable uses in the single-family zoning ~ istrict to include more attached housing types by-right Provide mixed-use and higher density residential options Eliminate Euclidian zoning where feasible I Develop Accessory Dwelling Unit (ADU) regulations Promote and provide incentives for green building and alternative energy techniques Regulate short-term rentals (i.e., Airbnbs, VRBO, etc.) -- -· -273- l;: Priority COSA,PRD PRO, SPSD NT NT M M PRO, SPSD I LT D Reduce city' obesity rates and encourage healthy food choices, especially among children Promote alternative modes of mobility with a focus on active transportation and micromobility Work toward improved mental health outcomes for the community Promote active living by making it safer to walk or bike to daily activities like shopping, work, school, and recreation Build a more equitable community where the health and well-being of all people is supported, regardless of age, ethnicity, national origin, or disability status Engage in outreach that targets minorities and under-represented groups in community meetings, land use and planning commission, and hiring decisions Promote and encourage individual and communal time and energy available for such things as community improvement, social networking, civic engagement, personal recreation, and other activities that create social bonds between individuals and groups I "C C Timeline Q,ll .-omme eaucauona, orog I H PRD,COSA PL, PC MT MT PL, PC NT iL NT MT IH BOD, PL MT I H PRD,CCAB MT M CAD, PL, BOD NT M I MT IM MT _J M L HR BOD _bl, ·rl, -- PC PL, PC PL, PC -- --- PC I L ~~ LT L ' H _ BO LT MT : PL, PC, BO MT r H H �Chapter 10: Implementation Implementation Matrix • • • • ... C • • QI E 0. 0 'ii > QI C • ·e • C: • u 0 0 u w iii ::i:: u Pl, PC, HDC, MT ~eserve historical and architectural character, especially ur Mid-Century Modern architecture, and promote the I HDAB habilitation and re-use of existing structures, where asible ovide affordable housing that is well maintained and SNRI, SHC LT eets the needs of the entire community __ Seek partners and funding to increase the supply of COSA,SHC MT housing for older adults, including developments that . support aging in place Promote new development that conveys a positive sense of PL, CCAB NT place Incorporate traditional, walkable, pedestrian -friendly PL NT design into new and existing residential neighborhoods through design standards TLC MT Encourage and promote programs that help people maintain the quality and appearance of individual properties Create pedestrian links that connect neighborhoods with PL LT each other, major community features, and regional assets --PL Review ordinances, codes, regulations, and permitting MT processes to eliminate or modify conflicting and excessive requirements and to streamline the regulatory review process PL, PC NT f Provide more infill housing options in the future land use plan and zoning ordinance ----- Create programs and amenities that attract and retain BDD, COC I LT Retain, expand, and attract businesses young professionals Remain business-friendly and continue to Investigate methods to support the increasingly remote I LT provide business incentives to maintain an BDD, COC workforce equal playing field - - PL, BDD, CC LT Maintain Redevelopment Ready Communities (RRC) Support a more diverse economy and tax certification base Encourage innovation and the growth of Initiate sustainable urban (re)development strategies that PL, BDD ~ T emerging business sectors foster green business growth and build reliance on local I Develop local talent in an inclusive, diverse, assets __ and comprehensive matter Encourage the preservation of the city's historic assets, PL, HDC, LT 1 including historic neighborhoods, Mid-Century Modern I HDAB buildings, and the former Northland Center area age or income Support a land use pattern and land use designations that provide for housing opportunities at varying densities and at appropriate locations consistent with the Land use Plan Make Southfield an age-friendly community where residents can age-inplace in their homes in comfort Provide a diverse and stable housing stock providing for a range of housing opportunities for all income groups and a quality living environment for all persons Retain property values I H H I I H _l H I -r - - - - H --- -274- I H H -- H I H I H M I H I H I H �_, - . . .I • • • • • QI Ill ::::) "'0 C ....."' QI u. • "'0 C "'0.0 C ·,.:; Ill ·; LLI \D ::c u 111111111"" 111111111"" f///1/r f///1/r f///1/r Chapter 10: Implementation Implementation Matrix • ... ....::,::, ... • Provide start-up businesses with both financial and technical assistance Recruit growing businesses that are suited to the region and are seeking a highly skilled work force or are willing to train an entry-level work force Continually upgrade technology infrastructure to meet future need Provide information to local businesses about funding support and investment opportunities Assist local firms in finding appropriate development sites for expansion Facilitate the development of neighborhood business centers through land use and zoning Cooperate with local educational institutions to coordinate training/skill requirements to meet the needs of local employers Assist older adults in finding both paid and volunteer job opportunities Identify the economic needs of the chronically unemployed and underemployed in the region and develop programming- including education and retraining -- to meet those needs --Establish community engagement strategies to solicit ideas from our civic leaders, business community, and neighborhood homeowner and condominium associations on creating economic vitality, walkability, and recreational opportunities throughout the City Improve the learning-to-job pipeline for people at all levels of secondary and postsecondary education Attract and retain young professional and skilled older professionals Cultivate external businesses relationships to connect to the regional economy Establish and maintain housing, transportation, communication, and utility systems which foster quality development Encourage development that is environmentally sensitive and sustainable - Offer unified, well-organized, walkable residential neighborhoods that provide a variety of housing options, and recreational and social opportunities, and community assets in a livable environment for the City's residents Provide for an appropriate amount of mixed-use commercial, office, industrial, and recreational uses, located for convenience, safety, and leisure, resulting in aesthetic business areas in the City Provide for a mix of housing options for singles, families, and older adults with ... - -- - Regularly evaluate economic and market trends that will establish the land use policies and alternatives to be considered, including demographic, socioeconomic, housing, and transportation trends r Identify economic sectors that have the potential to - contribute to the type of economic development being sought by the City, including addressing the needs of underserved populations and fostering growth in targeted industries I LT H CA I LT IH ... Trr ___ - BDD,DDA BOD, DDA BDD l H LT M LT I H LT I H I LT I L --i COSA,BDD BDD I MT PL, PC IH i :L, BDD H ~ PL, BDD M I LT PL, BDD I -275- ~ BDD LT LT -- IM �Chapter to: Implc.mcntation Implementation Matrix • • • increased density, walkability, and mixed use in our neighborhoods and along major corridors in the City Create a diversified and balanced mixture of land uses that will support the economic vitality, tax base, and livability of the City Identify the market prospects facing various real estate development and investment projects, particularly in locations that might be targeted for growth and/or change Create a procedure or practice to identify economic and fiscal implications of various policies or land use regulations Align the Zoning Ordinance with the goals of the Master Plan Streamline the approval process and work toward having site plans for permitted uses approved administratively or by the Planning Commission Implement the Nine Mile Corridor connectivity objectives Establish viable and high-quality in coordination with adjacent communities (1-75 to 1-275) commercial, residential, and office districts that promote transit and pedestrianSupport the Oakland Community College redevelopment friendly development to connect those project ----------districts with each other and the Provide for both vertical mixed-use ( lower floors of surrounding community commercial and upper floors residential or office) and Provide for high quality, integrated horizontal mixed use on an entire block that allows communities providing a diverse range of residents to live, work, and play in the same general uses and development to sustain a diverse location economy, including offices, retail, Improve the public realm through creation of contextentertainment, institutions, services, sensitive built environment recreation and leisure, and restaurants Promote development strategies for the rehabilitation and Respond to a growing market demand for re-purposing of existing structures, conservation, and walkable, vibrant communities with sustainable/green building design convenient transit linkages, proximity to I Provide for a mixture of land uses, including retail and jobs, and access to nearby public services residential, that help to generate positive pedestrian and spaces and activity-oriented activity in_an area -destinations Provide for a variety of housing options, including higher Continue to implement the individual goals density mixed-use developments along our major corridors, and objectives of each Sub-Area Plan and where development has been challenging due to shallow their key redevelopment areas lots and obsolete buildings Provide an environment conductive to and Develop shared-use pathways throughout the City to support of living, working, shopping, and connect users with public transit to key destinations in the entertainment City and beyond Strengthen the physical and social Identify and market opportunities sites for infill to take connections within and between ! advantage of existing infrastructure and reduce the need communities for new facilities • Ill C ns i:L ns ... Cl.I • < .h ~ V) ;.:. ~ u • 1 -276- LT IM PL, BOD LT IH PL, PC NT I H __ I PL, PC, CC NT H PL, CA, PAC MT IH I I LT M NT IH PL, CCAB, I LT IH DOA PL, BO I LT IH -+L, PC I MT IH PL, PC NT IH LT IH I LT •H DOA PL, PC --- • PL, BOD 1 I PL, I PL, PC �- - -- - - -- Chapter 10: Implementation Implementation Matrix Target development opportunities to nearby, compatible land uses to shorten trips and facilitate alternative modes of transportation, such as walking, bicycling, and public transit Provide a combination of financial and regulatory incentives to mixed-use developers, such as permit fee reductions and expedited approvals, tax abatements, and dimensional bonuses Provide regulatory flexibility with regard to building height, housing density, floor area, lot coverage, yard setback, landscaping, and other zoning provisions for mixed-use developments in key areas targeted for growth Implement modern parking management tactics, including shared parking, parking reductions and minimum parking eliminations, maximum parking standards, shared vehicles, proximity to transit, valet parking, and bicycle parking • • I• a, :; ~ V ... "'...C ::, ~ --~ Ill :c::, 0. cici :::c u • r BOD, CC PL L t:: I i PL 1=l - I Ensure sustainability improvements are Hire a Sustainability Planner distributed equitably across the city Establish a Sustainability and Climate Action Plan Task Force Ensure that all elements of the built environment, including land use, Create and adopt a Sustainability and Climate Action Plan transportation, housing, energy, and document infrastructure, work together to provide I Adopt a Climate Action Resolution by City Council sustainable, green places for living, Strive for a formal Complete Streets Policy, beyond that working, and recreation, with a high quality i included in the Master Plan, and a Vision Zero Action Plan of life Join the International Council for Local Environmental Ensure that contributions of natural Initiatives (ICLEI) resources to human well -being are Engage City Staff and Elected Officials in sustainability explicitly recognized and valued and that education efforts and surveys to establish baseline maintaining their health is a primary sustainability knowledge objective Recruit external partners to form a Sustainability Advisory Promote active living by making it safer to Board walk or bike to daily activities like shopping, Author educational material for City events that promote work, school, and recreation sustainable practices Support and adopt Smart Growth policies Ensure infrastructure projects do not adversely impact to ensure the community is socially, disadvantaged communities or the natural environment economically, and environmentally Require Low Impact Design elements to be incorporated sustainable into all new development and major redevelopment sites PL PL I I -277- H j I MT H NT MT H H PL H CC I LT H M CA I NT H PL NT H PL NT H PL NT H ED LT H PL, ED LT H �Chapter 10: lmplcmcntation Implementation Matrix • • • • • Educate the community about sustainability initiatives and opportunities to lower their impact on the planet Foster partnerships with sustainability experts to create a network of knowledge Facilitate access to information and communication technology Develop policies that focus on higher quality of life through clean air and water, beautiful parks and green spaces, and clean and efficient energy use Promote the public welfare and serve the public interest, convenience, and enjoyment through the promotion of the arts in the City of Southfield I l Educate the local community through website content, brochures, flyers, banners, and newsletters Engage the local community by inviting them to City Council meetings, sustainability workshops, and other events Promote growth management through infrastructure investments using regional agencies such as Oakland County and SEMCOG as a forum for evaluating needs Provide security and emergency response in regard to critical infrastructure through cooperation with State and Federal authorities to continually assess infrastructure systems and remedy potential vulnerabilities Direct telecommunications infrastructure towards underserved neighborhoods and communities Cooperate with regulatory agencies to ensure the provision of reliable and affordable telecommunication services Implement the Safe Systems approach across the City's transportation systems Commit to and prioritize a systems-based approach to Vision Zero focusing on the built environment, systems, and policies Adopt messaging that emphasizes that traffic losses are preventable Build more shared use pathways, bike routes, and other non-motorized transit options Establish more physical works of art in public places throughout the City Provide aesthetic, well-maintained streets and sidewalks and work to fill sidewalk gaps Continue the construction of infrastructure for electric vehicles PL NT PL NT - H , H I I CA LT M EMO, CA LT H + i TLC/HSD CC PL, ED LT H LT H +- - LT IH H LT H PL, PAC LT H PL, ED LT H CA LT H Continue to work with local higher-education providers to research and test emerging mobility options CA, BOD LT H Adopt local ordinances protecting pedestrians on sidewalks and crosswalks PL, CA NT H -278- PL, ED H I ED PL, ED LT �I: t ...... ..... .... ,,,- ....- ...,. ...,. ,,,,,,.. ,,,,,, ,,,,,, ""' tllllr II/Ir Chapter 10: Implementation Implementation Matrix Adopt local ordinances regulating the speed of electric bicycles, scooters, and autonomous delivery vehicles on pedestrian sidewalks and non -motorized pathways PL, DPW, MT Create maintenance and site development policies that H CA acknowledge and incorporate trees as a "living utility" Amend the Zoning Ordinance to require recycling PL i H bins/dumpsters with screening for each multi-family residential development. Encourage recycling programs at each development CCBA,SPSD NT Support City Centre Wi-Fi Improve public transit for older adults, lowH HSD,CA LT L Explore options for additional public or workforce housing income riders, and people with disabilities HSD LT H Increase collaborations/partnerships with other lowProvide excellent public facilities income support agencies to provide services through the Recognize and respect Southfield's diverse Southfield Human Services Department _ community through a care and wellness LT H Explore alternative funding sources to assist low-income HSD approach in identifying and responding to residents community social needs LT M Work with the Commission on Senior Adults (COSA) COSA, PL Promote recognition and inclusion of Committee to develop an age-friendly action plan _ multicultural differences and lifestyles LT H Develop translated versions of City service materials and HR Assist families in keeping and purchasing make translation services clearly available and easy to use homes suited for their needs and financial ability LT L Assist in the development of community-based budget and CA financial planning initiatives Develop and promote educational opportunities and resources that will assist LT M Explore residents' housing responsibilities regarding HSD residents in achieving a higher and upkeep of properties if receiving housing-related financial healthier quality of life assistance Ensure that all elements of the built LT M Explore and expand opportunities for the CHORE program I HSD, CA environment, including land use, to support the City's curb appeal initiative transportation, housing, energy, and LT H Develop methods to meet the educational needs of older COSA infrastructure, work together to provide adults consistent with their developmental stage and assist sustainable, green places for living, older adults whose cognitive abilities are compromised working, and recreation, with a high quality Educate the public on maternal, prenatal, and neonatal LT H HS of life by health concerns and ways to improve infant health Ensure fairness and equity in providing for outcomes and early learning capacity the housing, services, health, safety, and LT H Provide workshops on personal finances/budgeting, I HS livelihood needs of all residents and groups foreclosure prevention, homebuyer education, legal by providing accessible, quality public ~ nsultations through partnerships with external agenc_i_es_ ~ ~ - - - - - ' - - - - - - - - - ~ - - - i LT • • • • • • II) a, u -~a, • V') "0 C ta II) a, ~ ·uta I.I. -~ ::c :::, Q. °'u:c • I I -279- I �Chapter 10: lmJ>lcmcnlation lmplcmcntation Matrix • • • • services, facilities, and health care to the community Improve the City's preparedness, resilience, and adaptability in the face of both natural and human-caused hazards Ensure that all local proposals account for, connect with, and support the plans of adjacent jurisdictions and the surrounding region Provide opportunities for life-long learning and increased collaborations and partnerships with agencies that provide services to the City Use environmental justice principles to reduce exposure to toxins and pollutants and provide equitable green space access such as the Community Housing Network, Legal Aid and Defender Association, and Lighthouse of Oakland County Coordinate services with various agencies and religious I HSD. CA organizations such as churches, nonprofit organizations, Tone Up for Tune Ups, Southfield Goodfellows, and the Southfield Veterans Commission Develop a more effective method of information COSA,PRD distribution among Southfield's senior adult population Expand and support the efforts of the COSA's Homes for COSA the Aged Subcommittee to inspect and evaluate Southfield's long-term care facilities CA,HSD Distribute information on homeowner responsibilities regarding upkeep ED, DPW Upgrade infrastructure and facilities in locations where it is older and/or substandard Develop a strategy for addressing mental health crises in HSD conjunction with the Police and Human Services Departments PL, ED Coordinate local developments and improvements with regional transportation investments to ensure the most efficient use of resources Create a joint calendar of events highlighting both City of CA Southfield's and other agencies' events Provide resources for older adults to find trusted COSA, HS, contractors and service providers for home repair, home PRD care/housekeeping, and personal care Create context-responsive design options for multimodal PL, ED, transportation improvements that will help tailor them to their location - I I -280- I LT H LT I H I LT I H I LT I H I LT H I LT I H I LT I H H I LT M ' H - �r I - .... .... .... ...,. ..... --- ,.,,- ,.,,. ,.,,. ,., ,,, Chapter 10: Implementation oning Plan 1 ' Zoning Plan Planning and land use experts recognize that the current zoning code model is antiquated. Cornell Law School Professor, architect, and attorney Sara Bronin's paper entitled 11Zoning by a Thousand Cuts: The Prevalence and Nature of Incremental Regulatory Constraints on Housing" (Branin, 2021) describes how 20th century zoning practices are no longer optimal for 21 st century development patterns and why code reform is needed. Bron in explains that the elimination of traditional single-family zoning is widely agreed-upon and would be the most impactful. Single-family zoning was originally intended to separate people from one another which unintentionally (or intentionally) separated various racial and income groups, thereby creating and fostering segregation and inequality. Further, she argues that single-family zoning: • • • Drives up development costs (i.e., minimum lot sizes limit community growth and therefore increases land value or creates sprawl by pushing development outward, creating the need to build additional infrastructure to serve the new development); Degrades the environment; and Creates too-homogenous communities The downside is that changing the housing landscape and associated zoning policy has proven to be more complex than merely lifting regulatory restrictions on multi-family zoning, carte blanche. Branin points out that datasets collected within her home state, Connecticut, illustrate that simply increasing minimum lot sizes, minimum unit sizes, building height, and floor-to-area ratios may not result in the real-world construction of higher density development. In addition, current zoning data, on which other experts have made broad determinations and recommendations, has proven to be unreliable and incomplete. Bron in concludes that although implementation of commonly-advocated changes that accompany the elimination of traditional single-family zoning, such as added provisions for Accessory Dwelling Units (ADUs), working around site-specific natural features (such as Southfield's Cluster Option provisions), and permitting multi-family uses outright, she believes a complete overhaul of the way zoning regulations relate to housing affordability and diversity is the answer, but more research and analysis is needed to determine the best way to do so. Her hope is that the Connecticut dataset could be modeled at a national level to create a more consistent basis for future policy change recommendations which would ultimately 11 foster more equitable, sustainable, well-designed, and connected places." Planned Future Land Use Plan Amendments o Create eligible Mixed-Use Corridor Districts (MUCDs) and regulations -281- ~ �Chapter 10: lm]llcmcnlation ''oning Plan Zoning Code Map Plan Map 34. Zoning Code Map Plan ------- Vill.1~c of l'lt \\:rlv 1Lill ~ r 11, Rt • •2 0 .. ,: ...t R•J c ~l(l"l>l>l li,:,tik,; .ri-Jn~-r -~ D ""r~l ... cumJo..-l)1otri<1>(\ll ( ' llJl.bitihJ. [Z] l'iu1•H<'fl l ii\ I', lli..irirr [Z] ._.,-wthu~u 11.:llffol\ C,,r11<l•ir 111,~ ~ ·' "= Z••tc· I> D D D .... II .\ l,k· llhd Cumdor , ·,-lk1 \\ ,,..J. ..,_,. ( amp.u t?o1w1HJ11ir)· ltn1LUIT.llltm I :-..i1IIJic-ld ' l', -.'lu1t,J.,c:\·( ',.ir,l,• □ V.i11hf1rlrl Ill>\ ~- i'rnu111: I)nln. h -- •w1 -1 - •h1 - nu, - IRl).\I --····• M-t M•f Wti-ltd - - ., l Ir Mt -- I M-1. -- •• 0: 111 I L-, : - ·(.I - - 11~, _ - ·- \ Ml . i., I _ _ RL M-t l::1111 i - R< M· I l i i l l(\I r7., I i' .....__ LJll\l\l I I ! _R, R-2 ! 11\11' !)\\ - Ill ---.IY-11 Miles 0 -282- 0.5 - �I' ..... ~ ... ... ... ,.. ,,.,. ,,,,, ,,,,, ti/IT ,,., . , Chapter 10: Implementation oning Plan 1 ,. Zoning Code Text Plan Article Section 5 •• 2 • Discrepancy between definition of garage and accessory building provisions regarding height - all should be 15 ft maximum height Update definition of "family" 2 2 : 2 : 2 • 4 :I 4 :I ' Description Define Print Shop . --Clarify of what constitutes a bar within a restaurant, thereby requiring a Special Land Use permit : Add definition and provisions for beekeeping and residential chickens Affordable Housin_ g Overlay (AHO) Add "1Q!u a ~ ::1,·ovicirw:: __ . _ - 5.371(C}(1}(d) 5.371(C)(1}(g) 5.5 5.56 5.33 5.58? 5.60-B? _ 5.64 _ 5.35 - TBD mllllll 5.8 All 5.176 5.193 & 5.194 __. . __ -·· ______ . . Amend the Permitted Uses within the Southfield Technology Corridor ODD to allow for Electric Vehicle (EV) research, testing, maintenance, and repair facilities. Clarify of setback for "double fronted lots" and for lots with side yard abutting a street to be consistent Update language regarding naturally decay-resistant wood, rather than water-resistant Add provisions for "breweries, microbrewery, distilleries subject to the Michigan Liquor Control Commission requirements" Eliminate tree permits for tree removals (i.e., 10 trees or less per year) in single family residential districts for lots less than 20,000 sq. ft. Clarify roof screening using graphics - not required if not visible from street. Example graphic/revisions: ·--b-.l. \ . .-.... ..:.1..J' r OCJl:. ___ ~_c....L_r, 'v,;.;.IJ./ ___ J. :.JOI r.:_J .. ~~d '...::1--bf..c....ll Wall Brick Facing- Unpierced Masonry: revise to allow that "the wall shall be faced with brick, brick stamped concrete or decorative masonry" as determined by any person, commission, or council, having site_pla!)_jurisdiction Add tiny home requirements/provisions Revise fencing regulations for "double fronted lots" and for lots with side yard abutting a street. Provide exemptions for fencing setbacks (i.e., side yard abutting a street, 25 ft setback required) Add standards for recycling bins for multi-family developments Eliminate; obsolete- no TR district anymore Specify "Accessory buildings and uses customarily incidental to any of the above permitted uses, not including outdoor storage" in the 1-L district -- - - - - · Clarify that contiguous zoning can be considered towards mi~i~l!.n_,~c_r~age required for developmentJ:?..L_Jrposes Per Increase lot coverage from 25% to 30-35% -283- �Chapter 10: Implementation --~onin~ Plan Other Zoning Text Objectives Adult Use Review (Recreational Marijuana) The people of the State of Michigan approved the use of medical marihuana under the Michigan Medical Marihuana Act (MMMA), P.A. 2008 as amended, in November of 2008 and became effective on December 20, 2008. The MMMA allowed physician-approved use of marijuana for certain medical conditions including cancer and AIDS. It also allowed patients to grow their own medicine, i.e., medical marihuana, and allowed caregivers to grow marijuana for approved patients and required storage of medical marihuana in an enclosed, locked facility. The state law also provided protections for the medical use of marihuana; provided for a system of registry identification cards for qualifying patients and primary caregivers; to impose a fee for registry application and renewal; to make an appropriation; to provide for the promulgation of rules; to provide for the administration of this act; to provide for enforcement of this act; to provide for affirmative defenses; and to provide for penalties for violations of this act. On February 23, 2015, the Southfield City Council approved a Zoning Ordinance Text Amendment for medical marihuana facilities and introduced Ordinance #1637. Ordinance allowed for the establishment of grow facilities as Special Land Uses in the I-L Light Industrial Zoning District with distance requirements from schools, churches, residential zoned or used property, etc., along with other stipulations and requirements. In 2016, the Marihuana Tracking Act (MTA) Public Act 282 of 2016 MCL 333.27901, et seq. and the Medical Marihuana Facilities Licensing Act (MM FLA) Public Act 281 of 2016, MCL 333.27101, et seq. were established allowing for the growing and processing of medical marihuana, the sale of medical marihuana and medical marihuana-infused products through provisioning centers, the transporting of medical marihuana and medical marihuana-infused products, and testing of medical marihuana and marihuana-infused products. On October 3, 2019, the Southfield City Council approved a new Text Amendment under Ordinance #1709 to allow for medical marihuana Growers and Processors as Special Land Uses on I-L Light Industrial and I-1 Industrial properties in the Eight Mile Corridor area only, and the Northland Overlay Development District; Provisioning Centers (retail facilities) as Special Land Uses in the 8-3 General Business District and the Northland Overlay Development District; Safety Compliance Centers (testing facilities) as Permitted Uses in the OS Office Service District, ERO/ERO-M Education ResearchOffice/Education Research-Office Limited District, 8-3 General Business District and the Northland Overlay Development District; and Secure Transporters as Special Land Uses in the I-L Light Industrial Zoning District, the I-1 Industrial District, and the Northland Overlay Development District. The State of Michigan legalized the use of Recreational Marihuana in December of 2018. However, the City of Southfield decided to opt out of Recreational Use with the option to revisit it at a later date. When revisiting recreational marijuana, the use should be restricted to the same locations as medical marijuana, if not a more narrow boundary. On August 10, 2020, the Southfield City Council decided via Resolution to place a limit on the number of medical marihuana Provisioning Center, Grower Facilities and Processing Facilities licenses to three each, subject to zoning approval, and unless otherwise approved by the Southfield City Council. -284- - �II --·- - - - -- ... .... .... -- fll/T Chapter to: Implementation ''<ming Plan Public Input survey respondents were mixed in their responses regarding Marijuana Facilities. Almost an equal number of respondents thought the three existing, approved grow, processing and provisioning centers were "too many" or "just right." An equal number of respondents (45%) were in support of recreational marijuana in 2019 and still believe it should be permitted in the City of Southfield vs. those who were NOT in support of recreational marijuana in 2019 and still do not believe it should be permitted in the City of Southfield. Fencing The current Zoning Ordinance requires a 25 foot side yard setback for structures located within the residential districts. Strict interpretation of this requirement prohibits owners who are located on corner lots from installing a side yard fence any closer than 25 feet from their property line. Subsequently, homeowners lose a significant portion of their yards that could be fenced for privacy. Thus, the City should review these provisions for exceptions for fencing on corner lots. Site Plan Approvals Presently, the City Council holds the authority to issue site plan approvals. This arrangement means that applicants have to go through a minimum of two levels of review (Planning Commission and City Council) to receive site plan approval. In most other municipalities in Michigan, the Planning Commission is the final approval authority for site plans, with the exception of Planned Unit Developments (PUDs). The Redevelopment Ready Communities (RRC) program, administered by MEDC, requires that site plans be approved administratively or by the Planning Commission (depending on the scope of the development) in order for a community to be RRC Certified. Currently, Southfield is positioned to lose its RRC Certification due to this arrangement, which will downgrade the city from the "Certified" designation to the "Essentials" designation. This shift would restrict the funding and resources available to Southfield through the MEDC. The City should review and modify its site plan procedures to be in compliance with the requirements of the RRC "Certified" level. CERTIFIED EXPECTATIONS 0 Site plans for permitted uses are approved administratively or by the planning commission . D Site plans for permitted uses are approved administratively or by the planning commission. 0 Permitted uses do not require a formal public hearing (but allow for public comment and other engagement as deemed necessary). -285- �Chapter 10: Implementation '':on:ing Plan Past Zoning Changes Since 2016 Master Plan For a local unit of government that has adopted a zoning ordinance, a zoning plan for various zoning districts controlling the height, area, bulk, location, and use of buildings and premises. The zoning plan shall include an explanation of how the land use categories on the future land use map relate to the districts on the zoning map. Below is a summary of zoning text and map amendments that have been adopted since the last Master Plan Sustainable Southfield was adopted in June 2016: 2018 PSLUlS-0007 Delete existing Section 5.22-5, Public Art Requirement, and inserting therein a new Section 5.22-5, Public Art Requirement. This text amendment specifically addresses providing for the submission of a cash bond by the property owner in the amount equal to the public art allocation requirement during those times when weather, delay in fabrication or delivery of artwork impedes timely installation. PSLU18-0008 1. Gasoline filling station/service station definitions and prohibition of exterior convenience items. 2. Bed & Breakfast uses 3. Parking Standards in the RC Regional Center district. 4. Off-Street Parking Layout - . - 5. Restaurant uses in shopping centers of less than four (4) attached uses. 6. Miscellaneous other amendments 2019 PSLU19-0002 Amending Article 4 General Requirements to add a new Section 5.22-3-1 RUDD Residential Unit Development Districts and amend Article 5 Single Family Residential Section 5.62-A to add Small Event Venues as a Special Land Use, and other amendments as needed. -286- - �I' ~ ~ -- ,.. ,,_ . . . - - - - ,.,- I/IT ,, Chapter PZTA19-0001 10: Implementation r~cming Plan To amend the Zoning Ordinance to regulate Sexually Oriented Businesses. To amend Article 2 Definitions and Article 4 General Requirements, Article 9 Office-Service District, Article 10 ERO/ERO-M Education Research-Office District/Education Research-Office - Limited District, Article 18 General Business District, Article 19 I-L Light Industrial District, and Article 20 I-1 Industrial District, and other amendments as needed. These text amendments specifically address adding regulations for Medical Marihuana Facilities in the City and amending the Northland Overlay Development District regulations to allow for Medical Marihuana Facilities. 2020 Council-initiated Zoning Ordinance Text Amendment to amend Title V, Zoning and Planning, Chapter 45, Zoning, of the Code of the City of Southfield by amending Section 5.179 of Article 19 Light Industrial Districts to allow any Medical Marihuana Facility previously approved by City Council prior to October 13, 2019, be allowed to apply for a Special Land Use and Site Plan under Article 19, the Medical Marihuana Facilities and Licensing Act (MM FLA). "' PZTA20-0002 Amend Section 5.62-A of Article 5 Single Family Residential Districts to allow for additional uses in the Single Family District, and to amend Section 5.53(3) Historic Districts - Bed and Breakfast of Article 4 General Provisions to remove stipulations regarding B&B locations PZTA20-0003 Amending various Articles and Sections of the Zoning Ordinance related to Mobile MRI (Magnetic Resonance Imaging) Units 2021 PZTA21-0001 PZTA21-0002 PZTA21-0003 This text amendment specifically addresses updating the Woodland and Tree Protection Ordinance, updating the Wetland and Watercourse Protection Ordinance, adding provisions related to Small Box Retail uses, and adding provisions for Small Cell Facilities to the Wireless Communications Facilities Ordinance This text amendment specifically addresses correcting a clerical error regarding where Medical Marihuana Facilities are permitted per ODD District This text amendment specifically addresses modifying the definition of "Nonconforming Use" in Article 2, and amending Article 4 Section 5.23 to clarify Non-conforming uses; amending Article 4 Section 5.22-4 Sign and Commercial Building Lighting to add "Commercial Building" to the Section title, adding a New Section 5.22-4-1 -287- �Chapter 10: Implementation ,, ,ming Plan Exterior Lighting and Glare to provide standards and protections for adjacent properties from glare, and revising Article 4 Section 5.31 (15) to sufficiently illuminate areas for security and safety This text amendment specifically addresses adding definitions, including but not limited to: Indoor Recreation Centers, Dark Store and Ghost Restaurants, Personal Services and Health/Fitness Clubs, Automobile and Truck Rental, Dog Kennels and Pet Daycare; amending Parking Standards for Open Concept Hair and Nail Salons, and Salon Suites; removing distance requires and amending wall requirements for certain restaurants; allowing Data Centers in I-L Light Industrial and I-1 Industrial zones; allowing Religious Facilities as Places of Assembly; allowing Medical and General Office uses as Permitted uses in I-1 Industrial zones -288- - �I -~- - �AJJpcndiccs: Sustainahlc Southfield 2.0 Table of Contents Appendices: Sustainable Southfield 2.0 Table of Contents Appendix A: Works Cited/Sources Note: Appendices B-F are located in a separate document due to their size. This document is available in all digital and physical locations wherever Sustainable Southfield 2.0 is available. Appendix B: MPEA of 2008 Appendix C: Resolutions and Letters Appendix D: 2016 Implementation Table Appendix E: Complete Public Engagement Summary/Public Input Appendix F: John Grace Revitalization Plan -290- - �1111 II[ ,,._ ,,. - - ,.,. 1/11/r ,,, ,,, ~ Appendix A: \,Vorks Cited :Endnotes Appendix A: Works Cited Endnotes Chapters 1-10 1 Southfield Historical Society, https.//southfieldhistoricalsociety.wordpress.com/ SEMCOG, http~//semcob org/population-estimates 3 SEMCOG, 2019 Population estimates https //semcog org/desktopmodules/SEMCOG.Publications/GetFile.ashx?filename=PopulationAndHouseholdEstimatesForSoutheastMichiganOctober2019.pdf 4 AARP 2015 May 4 Issue https//press.aarp.org/2015 -05-04-lnside-the-May-lssue-of-AARP-Bulletin 5 2000 and 2010 Census, 2019 ACS https://data.census.gov/cedsci/ 6 SEMCOG Community Explorer, https ://maps.semcog.org/CommunityExplorer/ 7 SEMCOG Community Explorer, https,//maps.semcog.org/CommunityExplorer/ 8 MDHHS 2020 Health Equity Report https://www.michigan.gov/documents/mdhhs/2020 PA653 -Health Equity Report Full 731810 7.pdf 9 The Guardian, April 8 2020 httpsj/www.theguardian.com/world/2020/apr/08/amsterdam -doughnut-model-mend-post-coronavirus-economy 10 Virginia Department of Health nttps ://www.vdh.virginia.gov/healthy-communities/local-communities/ 11 PPS, 2021 nttps_//www.pps.org/article/six-trends-in -placemaking-active-transportation-from -walk-bike-places-2021 12 Gensler, April 2021 https://www.gensler.com/blog/5-principles-for-retail -center-repositioning 13 Missing Middle Housing ht cps //missingmiddlehousing.com/ 14 Planetizen, September 2021 https://www.planetizen.com/news/2021/09/114707-end -single-family-zoning-california 15 HUD, 2008 https)/www.huduser.gov/portal/publications/adu.pdf 16 Numerah, 2021 h t i ~ nerah com/the -future -of-tourism/ 17 Crains Detroit, October 2021 Issue https ://www.crainsdetroit.com/this-week-issue/archives?year=2021 18 Trading Economics www.Tradmglconomics.com 19 McKinsey, 2021 https://www.mckinsey.com/capabilities/people-and-organizational-performance/our-insights/gone-for-now-or-gone-for-good -how-to -playthe new talent -game and win back workers 20 American Planning Association, 2020 https.//www.planning.org/publications/document/9228382/#:~:text=APA%20Foresight%20identifies%20emerging%20trends.identified%20as%20relevant%20 to%20planning. 21 Oakland County, 2016 https://www.oakgov.com/health/Documents/CHA web.pdf 22 Oakland County, 2021 https://www.oakgov.com/advantageoakland/resources/Documents/Maps/dev map bra rev.pdf 23 MDHHS https.//www.m1chigan.gov/mdhhs/inside-mdhhs/statisticsreports 24 MDHHS https://www.michigan.gov/mdhhs/inside-mdhhs/statisticsreports 25 USDA https ://www.ers.usda .gov/data-products/food -access-research -atlas/go-to -the-atlas/ 2 -291- �Appendix A: \\ orks Cited Endnotes 1 26 American Heart Association, 2020 https://www.heart.org/en/healthy-living/fitness/fitness-basics/aha -recs-for-physical -activity-in-adults Moneygeek, 2022 ,ttps.//www.:noneygeek.com/living/best-cities-black-women/ 28 MDHHS, 2020 https.//www.michigan.gov/documents/mdhhs/2020 PA653 -Health Equity Report Full 731810 7.pdf 29 Bloomberg, 2013 11 ~tps//www.bloomberg.com/news/a rticles/2013 -03-05/the-great-sen ior-sell -off-cou Id-ca use-the -next-housing-crisis 30 Washington Post, April 15 2011 https://www.washingtonpost.com/realestate/shaping-the-city-seeking-a-new-template -for -truly-smartgrowth/2011/04/ /AFQShSPE story.html 31 MEDC, September 2019 https://www.miplace.org/4a72b8/globalassets/documents/shpo/programs-and -services/michigan-modern/plumbrooke-estatest ,s _or_c district southfleld oakland -county nps-scan.pdf 32 MEDC, September 2019 tittps ://www.miplace.org/4a72b8/globalassets/documents/shpo/programs-and -services/michigan -modern/plumbrooke-estateshr tone d strict southfleld oakland -county nps-scan.pdf 33 MEDC, January 2020 https://www.miplace.org/4a72c1/globalassets/documents/shpo/programs-and -services/michigan -modern/northlandprden '._ somhfreld oakland county nps -scan .pdf 34 State of Michigan, November 20 2021 https ://www.michigan.gov// med 1~/Pro 1~ct_LN ebs1tes/mshd 3/HousrngSu rveyand InterviewFindi ngsReport 111021.pdf?rev=048d8203c l 724e27894039ed5a4b4326 35 Pew Research, July 19 2017 https ://www.pewresearch.org/fact-tank/2017 /07 /19/more -u-s-households-are-renting -than -at-any-point -in-SO -years/ 36 AXA, March 29 2017 https.//www.axa.eo.uk/landlord -insurance/generation-rent-habits-perceptions/ 37 Mlive, 2021 http~J/www.mlive.com/public-interest/2022/0l/competition-was-steep -and-prices-soared -in-2021-michigans-2022-housing-market-will -likelybe the same html 38 Bridge Michigan, July 27 2021 https://www.bridgemi.com/business-watch/5 -things -know-about-buying-house-michigan -real -estate-crisis 39 SNHC https./h,nhc org/ourproperties/ 40 Granicus .b.!.!.Qij 'granicus.com/blog/are-short-term -vacation-rentals-contributing-to-the-housing-crisis/ 41 State of Michigan, 2021 _b!!J;> //www legislature.mi.gov/(S(p314kqrwilyrw2xaludolt3u))/mileg.aspx?page=GetObject&objectname=2021 -HB-4722 42 State of Michigan, October 14 2021 t ttps ://www.michigan.gov/whitmer/0.9309,7 -387-90499 90640-570501-00 html# text M1ch1gan%20has%20more%20than%202.residents%20are%2050%20and%20older 43 City of Huntington Woods, 2020 https://cms9files.revize.com/huntingtonmi/Government/Senior%20Advisory%20Committee/UM -Senior-Amenities-and Ufestyle Analysis pdf 44 Missing Middle Housing 7ltps://mrssingmiddlehousing.com/ 45 HUD, 2008 https.//www huduser gov/portal/publications/adu.pdf 46 PBS Newshour, November 23 2019 https://www.pbs.org/newshour/show/how-minneapolis-became-the -first-to-end -single -family-zoning 47 Planetizen, September 2021 https.//www.planetizen.com/news/2021/09/114735 -bend first -comply-oregons-statewide-upzoni11gl w11 t =>x1 Or ron °· ,2_Qmade~u20history%20in%202019,comply%20with%20that%20historic%201egislation . 48 Planetizen, July 2 2016 hilP .//www.planetizen .com/node/87154/20-minute-neighborhoods -detroit 49 Bloomberg, January 9 2017 1ttps://www.bloomberg.com/news/articles/2017 -01-09/buffalo -is-the -first -to-abandon -minimum-parking -requirementsc1tyw1de 50 Dahlen Silva & David Foldes & Csaba Csiszar, 2021 'Htps ://ideas.repec.org/a/gam/jsusta/v13y2021i6p3008 -d514009.html 51 Henao, Alejandro; Marshall, Wesley E., 2019 hnps./,'conservancy.umn.edu/handle/11299/212145 52 FHMA, May 7 2021 LiLL//www.freddremac.com/research/insight/20210507 hou sing supply.page 27 -292- - �- 1!!!11 f//111 ,., .. . , , ,,,. Appendix A: Works Cited Endnotes 53 MSHDA, November 10 2021 https://www.michigan.gov/mshda/-/media/Project/Websites/mshda/developers/housingplan/HousingSurveya nd InterviewFindi ngsReport 111021. pdf?rev=53b95b669f354be9b5 92fla3ca8bd 18e&hash=3205 D07 AB2E9BD58C0249E 159Al E75A 1 54 City of Southfield, June 2019 https://www.cityofsouthfield.com/sites/default/files/2019 -06/southfield ed profile 1-2016 2.pdf 55 Oakland County, 2022 https://www.oakgov.com/mgtbud/fiscal/Documents/OaklandCounty EconomicOutlookSummary 2022 -2024.pdf 56 Oakland Schools, 2021 https://resources.finalsite.net/images/v1650640805/oaklandk12mius/fauioivqn9qtlc81sqoy/districtservicereport 202021 digital lpdt 57 Freep, June 7 2021 ~ tps .//www.freep.com/story/money/business/2021/06/07 /michigan -employers-returning-jobs-offices/7527295002/ 58 USA Today, November 17 2021 https://www.usatoday.com/story/money/2021/11/17 /jobs -career-changes -covid -linkedin -poll/6266902001/?gnt-cfr=l 59 Smart Growth America https.//smartgrowthamerica.org/program/national -complete-streets-coalition/publications/what -are -complete-streets/ 60 SEMCOG http< .//semc..og org/land 61 City of Southfield, October 28 2012 https://www.cityofsouthfield.com/sites/default/files/inline -files/lid -manual-10 28-12 new.pdf 62 SEMCOG https .//semco 5 org/land 63 Southfield Public School Districts https://www.southfieldkl2.org/departments/buildings-and-grounds/stormwater-management-program/ 64 City of Southfield, August 2015 https://www.cityofsouthfield.com/sites/default/files/inline-files/rain garden -flyer-new.pdf 65 Curbed, June 21 2018 https.//archive.curbed.com/2018/6/21/17484062/center-for-active-design-civic-guidelines 66 City of Southfield, 2017 https ://www.cityofsouthfield.com/news/city-southfield -adopts-green -infras tructu re -or di na nces -and-pledges-ongoi ng-su pport-paris 67 City of Southfield, July 2019 https://www.cityofsouthfield.com/sites/default/files/2019-07 /guidelines.pdf 68 SEMCOG https //semcog org/waterinfrastructure 69 Electric Vehicle Transportation Center, May 2017 http://fsec.ucf.edu/en/publications/pdf/FSEC-CR-2065-17 .pdf 7 Car and Driver, September 2021 https//www.magzter.com/US/Hearst-magazines/Car-and-Driver/Automotive/722326 71 lnvestopedia, May 2014 https//www.investopedia.com/articles/investing/052014/how -googles-selfdriving-car-will -change-everything.asp 72 Tharifi and Yamagata, December 1 2015 tiJJP-sJ/ww'!f.. re carchgate net/publication/282834336 Roof ponds as passive heating and cooling systems A systematic review 73 The Atlantic, December 2015 httpsJ/www theatlantic.com/technology/archive/2015/12/bioreceptive -buildings/418620/ 74 Kleinschroth and Kowarik, August 3 2020 https://esajournals.onlinelibrary.wiley.com/doi/full/10.1002/fee.2230 75 University of Michigan Urban Lab hrtps.//www.urbanlab.umich.edu/project/real -time-watershed -control/ 76 Mlive, October 2020 https.//www.mlive.com/news/ann-arbor/2020/10/lawsuit-over-ann-arbor-utility-rates-ignites-council -debate-about-funding-fortrees hrml 77 Congress for New urbanism https://www.cnu .org/node/538 78 City of Southfield httpsJ/www.cityofsouthfield.com/Government/CityDepartments/AC/CareerCenter/Partners/tabid/425/Default.aspx ° -293- � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Southfield_Comprehensive-Master-Plan_2022 Creator An entity primarily responsible for making the resource City of Southfield Planning Department, City of Southfield, Oakland County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2022-12-22 Title A name given to the resource Sustainable Southfield 2.0 Comprehensive Master Plan 2023-2028 Description An account of the resource The Sustainable Southfield 2.0 Comprehensive Master Plan 2023-2028 was prepared by the City of Southfield Planning Department with the assistance of McKenna and was approved on December 22, 2022. Contributor An entity responsible for making contributions to the resource McKenna (consultant) Subject The topic of the resource Master plan reports Southfield (Mich.) Oakland County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/470ee678d8c9919c695441e06b46ee88.pdf 33e3c38b9c874b89fe340eff97c18d61 PDF Text Text Comprehensive Master Plan City of Southfield �Comprehensive Master Plan City of Southfield ---- �RESOLUTION CITY OF SOUTHFIELD WHEREAS, on June 5, 2006, City Council authorized the preparation of a Comprehensive Master Plan to establish goals and guidelines to facilitate the direction, redevelopment and growth of the City of Southfield into the future; and WHEREAS, the Planning Department, in concert with a professional consultant, the Mayor, City Council, and Planning Commission, and with input from a cross-section of city administrative officials, city board and commission members and the resident public, has caused the extensive evaluation of information comprehensive of residential, business, and municipal interests essential to the development of a comprehensive master plan; and WHEREAS, the aforesaid information has been compiled into a Master Plan document that, in addition to other purposes, will serve to: • • • • • establish a pattern for land use to guide development and redevelopment provide a legal basis for zoning and other regulations, and a basis for amendments to the Zoning Ordinance and Zoning Map preserve or enhance natural resources identify and recommend various infrastructure improvements and options address the desires and needs of the residents, businesses and property owners; and WHEREAS, on December 17, 2008, pursuant to the requirements of Section 5.59, Comprehensive Master Plan Procedure, of Article 4, Chapter 45, Title V, of the Code of the City of Southfield, the Southfield Planning Commission conducted a public hearing on the proposed Comprehensive Master Plan and forwarded a favorable recommendation to City Council; and WHEREAS, in fulfillment of the aforesaid Comprehensive Master Plan Procedure requirements of the City Code, the Southfield City Council has this date, April 13, 2009, conducted a public hearing on the proposed Comprehensive Master Plan and has made the determination that the Master Plan document, with the revisions outlined by the Master Plan Consultant in the April 1, 2009 memorandum to City Council, will facilitate the overall future planning and redevelopment objectives of the City. NOW, THEREFORE, BE IT RESOLVED, that the proposed Comprehensive Master Plan for the City of Southfield is hereby adopted and that preparation of the final Comprehensive Master Plan document is hereby directed; and BE IT FURTHER RESOLVED, that in accordance with the aforementioned Comprehensive Master Plan Procedure requirements of the City Code, City Council shall, no later than five years from this date, review the Master Plan and determine whether to commence the procedure to amend the Plan or adopt a new Plan. �City of Southfield Comprehensive Master Plan Acknowledgments The Honorable Brenda L. Lawrence, Mayor Donald F. Fracassi, Council President Sylvia Jordan, Council President Pro Tern Myron A. Frasier, Councilman Sidney Lantz, Councilman William D. Lattimore, Councilman Joan Seymour, Councilwoman Kenson J. Siver, Councilman Nancy L. M. Banks, City Clerk Irv M. Lowenberg, City Treasurer James G. Scharret, City Administrator Planning Commission Brian Fifelski, Chairman Robert Haisha, Vice Chairman Darrell Kirby, Secretary Roy Bell Steve Huntington Seymour Mandell Carol Peoples Project Consultant Team Jacobs (formerly Carter & Burgess) LSL Planning, Inc. Donald T. Iannone & Associates, Inc. Tetra Tech, Inc. 5 Star Engineering, Inc. Comprehensive Master Plan Steering Committee Rosemerry Allen Nicholas Banda Roy Bell John Beras Myer Beresh Robert Blanchard Daniel Brightwell Paul Cooper Donald Fracassi Rochelle Katz-Freeman Warren Goodell Marc Hardy Yolanda Haynes Lois Hitchcock Brenda Lawrence James Lemire Cedric McSween Frederick Najor Carol Peoples Louis Poole Eddie Powers James Ralph Felix Seldon Ellen Skuta Kenson Siver James Scharret Stefan Stration Ronald Roberts Linnie Taylor Cynthia Cooper Vails Darla Van Hoey Les E. Weigum Erica Williams Martin Williams Warren Zweigel Acknowledgments ii �Table of Contents Comprehensive Master Plan Resolution ............................................................................. i Acknowledgments ...................................................................................................... ii Table of Contents ...................................... .................................................................. iii 1. Introduction: A Comprehensive Master Plan for a New Century .............................. 1-1 2. Governing Principles, Goals & Recommendations/Strategies ................................... 2-1 3. Population Trends ...................................................................................... 3-1 4. Housing and Residential Character .................................................................. 4-1 5. Economic Development ............................................................................... 5-1 6. Managing Land Use for the Future .................................................................. 6-1 7. Natural and Cultural Resources ..................................................................... 7-1 8. Parks, Open Space and Recreation .................................................................. 8-1 9. Transportation and Circulation ...................................................................... 9-1 10. Public Facilities and Services ....................................................................... 10-1 11. Community Utilities .................................................................................. 11-1 12. Community Image. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .. . . . . . . . . . . 12-1 13. Design Guidelines ..................................................................................... 13-1 14. Stewardship and Implementation .................................................................... 14-1 Maps Follows Page Map 6-1: Existing land Use ........................................................................................ Map 6-2: Future Land Use .......................................................................................... Map 7-1: Natural Features ......................................................................................... Map 8-1: Parks & Open Space.................................................................................... Map 9-1: Existing & Projected Traffic Conditions ............................................................. Map 9-2: Transportation Plan ...................................................................................... Map 9-3: Non-motorized Transportation & Transit............................................................ Map 10-1: Community Facilities ................................................................................. Map 12-1: Community Image..................................................................................... 6-2 6-6 7-2 8-1 9-2 9-7 9-11 10-1 12-5 Appendices Public Opinion Survey Summary Economic Development Support Documentation Southfield ,-- ~- Table of Conte nts iii �City of Southfield Comprehensive Master Plan 1 lntroduction ... A Comprehensive Master Plan for a New Centur • What is the measure of a great first-tier city? • • The height of its buildings? The size of its municipal complex? The number of "Fortune 500" companies within its borders? The winning sports records of its school district teams? Although each of these can contribute to greatness, the ultimate measure of a city's greatness is the quality of life it offers to its residents and property owners. A preferred place to make home Southfield - one community, one city A lively city to enjoy and have fun As a result of the Strategic Plan the community has come together to foster these goals into tangible actions and initiatives that will: Encourage Local Leadership. Encouraging community dialogue and decision making; forge coa1itions and partnerships among corporate and residential owners; and build leadership consensus through community and regional stakeholders. These initiatives have been accomplished by providing dramatic and extensive visual, physical and verbal portrayals of the community. A great sustainable first-tier city (Defined as a city adjacent to or in close proximity to a major city like Detroit. Because they are near the urban core, these cities were among the first suburbs to develop in the metropolitan region, and they are usually among the oldest. Their economics and social networks are often characterized by a strong interdependence with their core city. First-tier cities are not completely urban, nor do they fit the traditional description of "suburban." They share physical, social, economic, and cultural characteristics with both outlying, fastgrowing suburbs and core cities.) connects citizens of a11 ages to great choices in housing, education, employment, services, shopping, parks and natural open space, entertainment and culture as well as to opportunities to live in neighborhoods that are safe secure and vibrant. A great first-tier city can be a ' place that nurtures the body, mind and spirit of those who choose to make the city home - whether it is a resident, business owner or a corporation. Be Competitive. Continue to build on "location location, location" as a key asset; remodeling agi,ng housing stock, and making the community clean and safe. Incentivise the Private Sector. The City clearly understands that recruiting multiple participants: one person, one project is rarely enough. Using inducements to reduce private sector risks, eliminating red tape, expediting development through "green tape," and relaxing some development controls. The City also takes the lead in building public support and consensus while maintaining and strengthening infrastructure and providing extraordinary public safety. T? further advance this great first-tier community, Think and Act Regionally. Continue to participate with other first-tier cities, County and region to solve issues together and work toward regional approaches to economic development, land use and transportation policies. ~1ty leaders embarked on a strategic planning process m 2004 to find new ways to do business, stay focused and be accountable. The City's Strategic Plan concentrates on the current financial state of the City as well as future economic projections. Other conside~ed areas included community image, econoilllc growth, city services and quality d~~elopment/redevelopment. The Strategic Plan's v1s10n was to develop strategies to increase revenue develop initiatives, and decrease expenditures to ' maintain Southfield's strong business center and q~ality neighborhoods. To achieve this vision the City set these goals in place to sustain a viable exciting and prosperous community: ' • Financially sound and sustainable city government • Top quality city services • Quality development and redevelopment Results Orientated, Continuously Asking. Has the quality been improved? Will the deal prove financially sound so that the return on investment pays off? Has the City properly set the stage for private investment? Is the development or redevelopment sustainable? Introduction 1-1 - --- - - --- �City of Southfield Comprehensive Master Plan The dedication to maintain Southfield as a great firsttier City, has been recognized around the country. In October 2007, Forbes Magazine's annual survey named Southfield as one of the nation's most livable metro-area suburbs. This recognition was based on market research conducted by neighborhoodscout.com; a statistics database that measured the education level of residents, home ownership rates, home values, quality of schools and crime. What is a Comprehensive Master Plan? Continued recognition for excellence as a great firsttier city is a main reason for this Comprehensive Master Plan. This Plan describes a new vision for the future of Southfield its neighborhoods and commercial/business districts. Southfield's Zoning Ordinance No. 1543 directs the Planning Department, Planning Commission and City Council to prepare and adopt a Comprehensive Master Plan for the development and improvement of the City. This Comprehensive Master Plan serves as a blueprint for the development and revitalization activities in the City. Implementation of this Plan will ensure that Southfield remains a highly desirable community in which to live, work, visit and learn. This can be accomplished by preserving and enhancing the qualities of the community that the residents, businesses and property owners consider important. The Comprehensive Master Plan is intended to: ■ ■ ■ ■ ■ Establish a pattern for land use which will provide a sustainable community with a diversified tax base to support the desired facilities and services with reasonable tax rates. Provide a legal basis for zoning and other regulations for the type, intensity and timing of development. Ensure that, as development occurs, significant parks and natural open space, cultural and natural features are preserved or enhanced. Recommend improvements to the transportation system including roadway and technology upgrades, traffic management tools to preserve roadway capacity, access management standards, and continued investment in nonmotorized and transit options. Address the desires and needs of the residents, businesses and property owners. ■ Coordinate land use recommendations with anticipated land use changes, infrastructure improvements and surrounding communities. This vision of the City ' s future looks out 15 to 20 years to provide guidance on development-related decisions that must be made on a day-to-day basis. Some of the Plan's recommendations will occur only when market conditions are right or when necessary funding becomes available. Given the current limited availability of public funds and land, the Comprehensive Master Plan is an essential tool in ensuring that Southfield makes the best use of these scarce resources and in preventing the City from pursuing policies or supporting projects that work at cross-purposes. Using the Comprehensive Master Plan The Mayor, City Council, Planning Commission, the public, various agencies, businesses and developers can all use the Plan to help guide and coordinate decisions. The Plan serves to: ■ ■ ■ ■ ■ Guide expectations of those involved in new development and redevelopment, and give the public some degree of certainty about the plans for the future. Suggest where regional coordination is needed along borders, road and natural corridors or pathways that run through several communities; and share services for cost effective attainment of mutual goals. Identify public improvements to roads, streetscapes, gateways, district portals, pathways, parks, utilities/infrastructure and public facilities to support the overall Plan. Assist in review of development proposals - to confirm the proposal meets the goals and recommendations/strategies of the Comprehensive Master Plan. Establish a criterion for reviewing rezoning requests - to confirm the request is consistent with the Future Land Use Plan, the appropriate timing of the change, consistency with the goals and strategies of the Comprehensive Master Plan and potential impacts on Southfield. Introduction 1-2 �City of Southfield Comprehensive Master Plan • Provide a basis for amendments to the Zoning Ordinance and Zoning Map - to help realize plan goals. Comprehensive Master Plan Process The Comprehensive Master Plan is the essential first step in the overa11 community planning process. This Plan will serve as a base for future planning efforts during the upcoming years. An assessment of existing data and documents was conducted first, followed by the development of a preliminary vision, governing principles and goals. Next, the City received input from residents, property and business owners and other community stakeholders. From this input, the plan was refined to state Southfield's vision on important issues and to serve as a guide for future development and policies. The Comprehensive Master Plan is comprised of 14 Chapters: Chapter 1 Chapter 2 Chapter 3 Chapter 4 Chapter 5 Chapter 6 Chapter 7 Chapter 8 Chapter 9 Chapter 10 Chapter 11 Chapter 12 Chapter 13 Chapter 14 Introduction Governing Principles, Goals & Recommendations/Strategies Population Trends Housing & Residential Character Economic Development Managing Land Use for the Future Natural and Cultural Resources Parks, Open Space and Recreation Transportation and Circulation Public Facilities and Services Community Utilities Community Image Design Guidelines Stewardship and Implementation In each Chapter there is an inventory and analysis of the existing and projected trends. The results of this analysis were used in establishing recommendations/strategies to achieve those goals. Public Participation Actively involving all residents and community stakeholders in developing Southfield's Comprehensive Master Plan was an important part of the planning process. The Mayor and City Council strongly believed public participation helps to ensure that the resulting Comprehensive Master Plan accurately reflects the vision, goals and values of the community. The Mayor and City Council endorsed the following procedures designed to foster public participation, open discussions, communication programs/interviews, information services and public meetings where advance notice was pro vided. Project Kick-Off. In June 2006, the project kicked off with a meeting between the Project Consultant Team and the City's Planning Department to review the work plan and a specific work schedule. The kick-off meeting determined that the sub-area planning districts included the City Centre, the Telegraph Road corridor, the Southfield Road corridor, and the Westside Residential area bordered by Telegraph Road, 8 Mile Road , Inkster Road and 10 Mile Road. Planning Commission/City Council Meeting. In the summer of 2006 a joint meeting with the City Council and Planning Commission was held to provide an overview of the comprehensive planning process, purpose and intent of a Comprehensive Master Plan, and the process for community involvement. Community Tours. In the summer of 2006 the Planning Department staff along with members of the consultant team toured and photographed select areas of the community that are in transition, recent development/redevelopment projects and areas that are in the pipeline for development/redevelopment. Residents Public Opinion Surveys and Community Newsletter. In the fall of 2006, a survey and newsletter was mailed to all 35,000 city households. Approximately 3 percent of residents responded to begin framing issues and opportunities for consideration. This led to identification of big picture issues and opportunities, along with some degree of prioritization. An overview and summary of this survey is included in the Appendix. Economic Development Interviews and Meetings. At the end of 2006 through the first several months of 2007 approximately 25 interviews were conducted with area community business leaders, property owners, and representatives from Oakland County, Detroit Regional Chamber, SEMCOG, Southfield Public Schools, Lawrence Technological University, Introduction 1-3 �City of Southfield Comprehensive Master Plan Providence/St. John Hospital, Southfield Community Foundation, Cornerstone Development Authority and the City Centre Advisory Board. The intent of the meetings was to develop an understanding of local real estate and current business interests in Southfield. Driving issues for economic development in the City and the region, future trends and major economic development opportunities were also identified. Many of the interviewees also expressed interest in participating in a business round table. Subarea Workshops. In the summer of 2007 four subarea workshops were conducted in the City Centre, Telegraph Road corridor, Southfield Road corridor and Westside Residential subareas. In all, approximately 190 interested residents, business owners, property owners, citizen investors and other community stakeholders attended these workshops. The workshops provided an opportunity to detail concerns and opportunities from a city-wide perspective, but also to focus on the unique characteristics of each subarea, and to get an account of the strengths, weaknesses, opportunities and challenges of these areas. Comprehensive Master Plan Steering Committee Meetings. Four meetings were held with representatives of the Steering Committee to review findings and recommendations on various chapters of the Comprehensive Master Plan draft. The meetings focused on each chapter of the Comprehensive Master Plan and discussed the vision, goals, recommendations/strategies; gathered additional comments; and suggested recommendations. Comprehensive Master Plan Adoption. On December 17, 2008, the Planning Commission conducted a public hearing on the proposed Comprehensive Master Plan and forwarded a favorable recommendation to City Council. The Mayor and City Council conducted a public hearing and adopted the Comprehensive Master Plan on April 13, 2009. Introduction 1 -4 �City of Southfield Comprehensive Master Plan 2 Governing Principles, Goals & Recommendations/Strategies Southfield's Vision ..... . Declare the Necessity and Secure the Future of Open Space Southfield is a model of a successful urban community. Southfield 's distinctive quality of life is exemplified by its unparalleled physical beauty, culture and diversity. People are its greatest resource. The City is involved in an active partnership with Southfield residents and businesses to foster educational, cultural and economic opportunities in a safe, vibrant and healthy community. The governing principles are guided by the overall community vision and set the foundation for the entire framework of the Comprehensive Master Plan. Southfield ' s vision and its governing principles were based on an evaluation of existing conditions, trends, survey and input at numerous meetings. These principles guided the development of the Future Land Use Plan, goals and recommendations/strategies and provided the fundamental concepts by which physical planning needs to take place. As the foundation of the Comprehensive Master Plan, the vision and principles serve as a constant reminder and guide for land use decisions and future planning. The principles also provide direction to clearly resolve issues or make decisions. Consistent reference to the vision and principles ensures that the concepts of the Comprehensive Master Plan are held in place over time. Open space areas are an essential part of Southfield' s municipal fabric - river corridors, environmentally sensitive areas, neighborhood and community parks, tracts of private lands zoned for minimal development, etc. These parks, and natural open space areas collectively create an open space system of green infrastructure. These areas contribute to Southfield's cultural, health, recreational and economic value, community identity and ultimately its quality of life. This green infrastructure system provides vistas, encourages active recreation, provides natural infrastructure as storm water retention, plant and animal habitat and improved water quality, and is the strongest visual element defining Southfield's sense of place. Comprehensive Master Plan Governing Principles Reuse previously developed land Declare the necessity and secure the future of open spaces Support the economic base Support emerging economic growth sectors Reuse Previously Developed Land Reuse of previously developed lands, including adaptive reuse of existing building stock, directs new investment to sites which have the potential to perform at a higher level than their current state. This results in new investment in the City, maximizes underused sites, and minimizes sprawl to other outlying sites in the region. Strengthen neighborhoods Create and maintain connectivity Encourage a mix of activities, uses and densities Support private actions that contribute to the public realm Take sustainable actions Create efficiencies in delivery of public services Southfield c--cr- - - -- Governing Principles, Goals and Recommendations/Strategies 2-1 �City of Southfield Comprehensive Master Plan other public ways is critical to creating usable systems for pedestrians. Support the Economic Base Supporting Southfield's economic foundation includes maintaining job opportunities and the tax base to ensure sustainability over time. Southfield needs to remain an enticing location for businesses when considering specific location requirements and site competition with changes in real estate values. This economic activity faces change as result of global economic patterns, changing markets, new regulations and aging of extensive infrastructure. Nevertheless, fundamentals remain and the economic contribution, sometimes taken for granted, is significant. Southfield has evolved as a unique mix of land uses, building and housing types and activities. Mixed uses provide sustainable opportunities for a diversity of activity that segregated, uniform use~ do not provide. By mixing uses and densities, active places are created that help lead to sustainable destinations that have a range of purposes. Support Private Actions that Contribute to the Public Realm Support Emerging Economic Growth Sectors Emerging economic sectors add economic, cultural and social diversity thereby keeping Southfield on the map as a desirable place in which to do business. Continued involvement and support of Oakland County's emerging sector strategies and initiatives and Michigan Economic Development Corporation' s business and economic development programs will foster new partnerships and collaborations between existing Southfield businesses and outside companies looking to expand into North America. These emerging sectors can support the tax base and develop a highly skilled workforce while diversifying the economy. Strengthen Neighborhoods Southfield is defined by its neighborhoods, which consist of a blend of lot sizes, housing age, housing types, street design, cultural and religious affiliations, and parks and open space. These distinct neighborhood characteristics should be reinforced through land use, transportation, neighborhood parks and open space, and public service and facilities, which strengthen their identity and contribute to desirable places to live. Regional or local mixed uses should not divide or impact the neighborhood patterns. Create and Maintain Connectivity Connectivity is established through the streets, transit system, sidewalks, bikeways and trails (local and regional). All of these modes of travel should be coordinated to create safe and convenient transportation options. Non-motorized systems should be considered more than recreation, because they are important components of a comprehensive transportation system. Maintaining sidewalks and ~Q_uthfiel~. Encourage a Mix of Activities, Uses and Densities Private building and site construction and the City's development regulations influence activity in adjacent public areas such as parks, plazas, streetscapes, open spaces, etc. Building form, height, setbacks and detailing of building fa9ades affect the adjacent areas. The uses and activity contained in the buildings directly impact the surroundings. Public areas should benefit from adjacent private investment. Take Sustainable Actions Southfield should continue to initiate land use, site design, transportation, building design and materials policies and regulations which reduce consumption of finite resources, generation of solid waste and introduction of toxic materials to land, air and waters. New development should be designed to incorporate "green" technology and the use of modern construction techniques to ensure its sustainability. Create Efficiencies in Delivery of Public Services The costs of public services must be considered in land use decisions. Street construction and maintenance, utilities, fire, police, snow plowing and recreation facilities are services directly related to the physical location of development. Infrastructure should help prescribe development location rather than react to it. Governing Principles, Goals and Recommendations/Strategies 2-2 �City of Southfield Comprehensive Master Plan Goals and Recommendations/Strategies Based on input gathered throughout the process, and an analysis of existing conditions and discussions with key leaders in the City, the following list of goals has been developed to help achieve the vision and governing principles of the City. Following each goal statement are recommendations or strategies that provide more specific direction to accomplish the City's vision. Some of the recommendations and strategies are actively being accomplished by various City departments and should be continued and/or supported to further advance the Plan's goals. Population Trends Goal: Prepare to meet the needs of the future population in specific age groups. Recommendations/Strategies a. Increase, improve or maintain communication with the school district to ensure awareness of major changes in the number of school aged children. Future school expansions and closings should be planned accordingly. b. Encourage economic development and industry recruitment that creates and retains jobs for young adults. C. Continue to foster adequate and affordable housing options, community facilities and services, and ensure health care providers are present in Southfield to serve the needs of the age oriented (senior) population. Goal: Acknowledge the diversity of Southfield's population through sponsored acts or festivities. Recommendations/Strategies a. Keep recognizing and supporting heritage appreciation days, holidays, festivals and other events. b. Provide continued support of the community's heritage and diversity through the future development of interpretive centers/displays and museums. Goal: Support area educational organizations to exceed the County's average education attainment level. Recommendations/Strategies a. Support higher education enrollment efforts through college fairs and other informational workshops. b. Coordinate a partnership with the school distric: to discourage high school drop outs and encourage graduation through incentives and other educational resources . Support adult education courses to encourage high school equivalency diplomas. J C. i d. Support the school district's "career emphasis" school of choice programs. ... Housing and Residential Character Goal: Continue to preserve, protect and enhance the integrity, economic viability and livability of Southfield's neighborhoods. Recommendations/Strategies a. Continue to limit or buffer non-residential intrusions into residential neighborhoods through open space, landscaping and site design. b. Maintain targeting property maintenance code enforcement and rehabilitation efforts in neighborhoods experiencing declines in residential building and site maintenance. c. Develop design standards for infill housing sites within existing residential neighborhoods. d. Educate residents about available property maintenance tools such as home rehabilitation grants, tax credits and loans. e. Continue to construct sidewalks and pathways that link neighborhoods to nearby community facilities and local mixed use districts. Goal: Provide a diverse and table housing stock for a range of housing opportunities for aJI income groups and a quality living environment for all people. Recommendations/Strategies a. Continue to encourage single-family home and lot ownership for all income groups in an effort to maintain the character of Southfield. b. Provide assistance and incentives (whether public expenditure, tax or regulatory) to local nonprofit housing organizations, housing providers and other groups to expand housing opportunities. c. Continue to promote larger lot, upscale housing opportunities in the northern and western parts of the City. d. Improve promoting awareness of the housing and service needs for special groups such as low to moderate-income households, seniors, physically challenged, and families in need of child or adult day care. Goal: Create an identity for all Southfield neighborhood . ,... ~ Recommendations/Strategies - a. Establish defined neighborhoods based on their character, history, and orientation; and develop specific improvement and organization strategies that apply to those areas. b. Continue to promote, develop and support block clubs and neighborhood association . c. Encourage cooperation between community groups and the City. ~outhfield .' Governing Principles, Goals and Recommendations/Strategies 2-3 �City of Southfield Comprehensive Master Plan d. Ile. Incorporate streetscape improvements when developing neighborhood identities. Develop a consistent theme of landscape improvements that will "brand" the community gateways, district portals, City arks and natural o ens ace areas. Economic Development Goal: Business Area Competitiveness: Increase the competitiveness of Southfield's major business areas (corporate office, technology sector, retail/service centers) for high quality business and job development. Recommendations/Strategies a. Strengthen public transit service to the City's major business areas, helping workers access their jobs. b. Continue to work with City Centre's private sector leaders to implement the new master plan recommendations strengthening the City Centre area as the "business hub" of Southfield. C. Create a new Tax Increment Financing (TIF) district or Corridor Improvement Authority (CIA) in the City Centre area. d. Work with private sector leaders in the City's other business areas to implement the Comprehensive Master Plan's recommendations relating to these areas. e. Advance marketing efforts with property owners and realtors in the City's major business areas to attract new businesses and jobs to these locations. f. Remain consistent in identifying the top priority development and redevelopment sites in each business area where development review and approvals can be accelerated as a result of pre-approved uses consistent with the City's new Comprehensive Master Plan. g. Continue to work with businesses and other stakeholders to increase shopping, green space and other desired amenities supporting employers and employees in the City's business areas. h. Work with LTU to enhance the City's image as a center for technology businesses and jobs through a technology marketing initiative . . l. Examine the feasibility of creating a Corridor Improvement District (CID) for the Telegraph Road corridor encouraging technology business development. j. Where appropriate, involve faith-based institutions and organizations in promoting and facilitating neighborhood economic development, with a special focus on helping residents find quality jobs. ,~Goal: Existing Business Competitiveness: Increase the competitiveness of existing Southfield businesses to grow locaJJy. Recommendations/Strategies a. Consider implementing a business needs assessment database using software such as Investigate Synchronist or Executive Pulse, to enhance identification and response to Southfield employer needs. b. Continue to strengthen a more intensive public-private sector existing business retention and expansion program, helping Southfield companies to resolve problems and grow locally. C. Continue to expand local businesses' awareness of available city, county and state business incentive and assistance programs. d. Expand services and incentives to entrepreneurs to start successful new businesses in the City. Work with LTU and key regional entrepreneurial development organizations to accomplish this strategy. e. Create an improved Business Assistance portal on the City's Web site to provide more detailed and user specific information and data to support existing business expansion and new business attraction efforts. Goal: Economic Diver ification: Diversify and grow Southfield's economic ba e in line with new global and technology busine s realities. Recommendations/Strategies a. Develop and implement a marketing strategy with two key components: Overall business image improvement, and target industry and business area marketing. The first component builds the general image of the City as a place for business, and the second markets specific locations within the City for specific industry and business uses and development. b. Step up outreach to Southfield's large corporate employers to identify new business opportunities. C. Keep preparing marketing-oriented development packages, including site identification, incentives, workforce skills, and other information needed by companies in key industry sectors to be encouraged to grow in the City. Goal: Re idential Workforce Competitivenes : Increase educational attainment and raise skills levels of Southfield residents to compete for high quality jobs of the future. Recommendations/Strategies a. Focus all future economic development efforts on increasing the number of high skilled and high wage jobs in Southfield. ~~b. Continue to develop a program to retain existing young talent and attract new young professionals to the City. Work with local employers and LTU to undertake this initiative. Further expand awareness of county and state workforce training and development services by Southfield employers. d. Advance the relationship with LTU and other local higher education institutions to increase the use of local continuing education and academic credit courses and market these programs to Southfield's employers and businesses. -.... r Governing Principles, Goals and Recommendations/Strategies 2-4 �City of Southfield Comprehensive Master Plan Goal: Economic Development Partnership : Grow current and develop new partnerships fostering and accelerating economic development in the City. Recommendations/Strategies a. Encourage the Southfield Community Foundation to increase its financial assets and designate Economic and Community Development as its top future financial investment priority. b. Strengthen the City of Southfield's services and support to economic development by implementing the economic development recommendations of the City' s new Comprehensive Master Plan. c. Keep encouraging the Southfield Economic Leadership Team to strengthen the collaboration among the City, Chamber, LTU, Community Foundation, Cornerstone Development Authority and other groups to get stronger economic development results for Southfield. d. Remain working with the Southfield Area Chamber to strengthen its services in a more defined way to rnpport local economic development. e. Continue to foster partnerships with key outside development groups, such as Oakland County and the state of Michigan. Managing Land Use for the Future Goal: Create a diversified and balanced mixture of land uses that will support the economic vitality, tax base and livability of the City. Recommendations/Strategies a. Improve the process for providing an enticing business environment to retain and attract businesses to expand the economic diversity and economic strength. b. Offer local mixed-use areas such as pharmacies, banks, dry cleaners and convenience stores at main intersections near neighborhoods to provide goods and services compatible with the residential character of the surrounding area. c. Continue to provide a transition from one use or grouping of uses to another through either a hierarchy of uses and/or screening and buffering. d. Continue to foster the revitalization and redevelopment of existing uses or areas which have become obsolete or are showing signs of aging. e. Step up the awareness of existing and future uses along the City's boundaries with other communities. f. Continue the gradual elimination of non-conforming uses and incompatible land use patterns in accordance with the Comprehensive Master Plan. g. Keep coordinating and/or participate with adjacent communities to ensure land use policies and decisions coincide rather than com ete. Goal: Offer unified, well-organized residential neighborhoods that provide a traditional, livable environment for the City' s residents. Recommendations/Strategies a. Distinguish opportunities for high-density residential uses that could include attached single-family homes and more innovative housing options in the City Centre or in areas of concentrated development. b. Offer local mixed-use areas at some major intersections to serve nearby residents. c. Continue to allow local institutional uses, such as local schools and churches, to develop in neighborhoods provided they maintain a scale and intensity compatible with residential uses. Goal: Provide for an appropriate amount of commercial, office and industrial uses, located for convenience and safety, resulting in aesthetic business areas in the City. Recommendations/Strategies a. Continue to create a commercial and office development pattern that is grouped together in strategic locations on arterials that creates concentrations of activity. b. Allow and integrate high density residential development into local and regional mixed-use areas. c. Provide regional commercial development to offer shopping, service, and dining establishments of a larger scale to serve the City and pass-by traffic without adverse impacts on traffic flow or nearby neighborhoods. d. Keep consolidating industrial development to areas separated from residential to minimize impacts and improve the quality of life for residents. e. Continue to promote office and industrial uses to develop in a park setting with coordinated storm water management, circulation, and screening. f. Continue to ensure design reflects the quality and character of Southfield through site and building design standards that ensure proper circulation, access management, landscaping, architectural design and "green" technology. g. Continue to develop enforceable performance standards that regulate the levels of noise, fumes and other impacts of nonresidential development. Governing Principles, Goals and Recommendations/Strategies 2-5 �City of Southfield Comprehensive Master Plan Goal: Promote development and redevelopment of sites and buildings that fulfill the City' desirability of the City for future development. Recommendations/Strategies a. Maintain the ongoing list of public improvement projects and project locations that are targeted priorities for the City. b. Step up the City's resources for incentives and a source of funding to stimulate development and redevelopment of priority areas. c. Continue to work with the Brownfield Redevelopment Authority to encourage development and redevelopment of contaminated and obsolete sites. d. Continue to incorporate land use and development strategies into the Tax Increment Financing Authority planning efforts. e. Offer development incentives for projects employing high-quality design such as exceptional landscaping, architecture and ublic spaces. Natural and Cultural Resources Goal: Regard land as an irreplaceable resource and ensure that its u e does not impair it value for future generations. Recommendations/Strategies a. Continue to map, designate and protect environmental corridors from any new development. b. Implement land use recommendations in the new Comprehensive Master Plan to improve land use patterns and encourage compact and walkable mixed use neighborhoods that make more efficient use of land . c. Recognize the interrelationship of adjacent landscape types and avoid breaking valuable ecological linkages. d. Establish city-wide sustainable policy ordinances. e. Use all practicable methods for increasing vegetative cover, including amendments to existing ordinance and regulations. f. Protect lands having significant natural values within the City' s limits and in outlying areas. Cooperate with other governmental units and agencies to acquire or control valuable environments near the edges of the City where there are multiple political jurisdictions. g. Continue working with Oakland County to develop and promote a county-wide system of natural corridors (i.e. Rouge Green Corridor as a framework to protect the natural environment and scenic values, provide outdoor recreation opportunities and preserve for posterity the nature and diversity of the City's natural resources.) ' h. Identify unique, high quality natural environments and work with property owners, as well as city departments, boards and commissions to protect these environments. 1. Manage natural areas to control and remove noxious and invasive plant species. Prevent planting of invasive ornamental plant materials and enforce the planting of native plant materials so natural buffers thrive along the City's streams and wetlands. Goal: Preserve cultural resources, including landsca es to maintain and enrich community character. Recommendations/Strategies a. Expand creation of public information programs on historic resources. b. Continue to support efforts that encourage the preservation of historic properties. Goal: Balance the City's need for economic rowth and environmental health throu h sustainable use of natural resources. Recommendations/Strategies a. Strive for Southfield to become a leader in energy efficiency and renewable energy. b. Continue to actively support efforts to decrease city employee use of nonrenewable energy resources by using more fuel efficient and cleaner burning motor vehicles. Continue to purchase hybrid vehicles as part of the City's fleet. c. Encourage businesses and industries to use renewable power sources for heating, cooling and lighting. d. Continue to establish regulations to reduce pollution through various environmental controls, working with businesses and industries that have the potential to generate high levels of pollution. Goal: Develop a fundamental vision for the arts and cultural life of the Ci through develo ment of a Cultural Art Plan. Recommendations/Strategies a. Develop specific strategies to incorporate arts and culture into the lives of Southfield residents through increased awareness and accessibility. b. Continue to educate citizens on the benefits of a healthy arts and cultural community so that arts and culture can be an integral component of activities, by developing an economic development strategy for arts and culture. c. Actively pursue an ongoing dialog with local artists to identify and pursue opportunities. d. Strengthen partnerships with local and other arts organizations, businesses, and others to identify and implement artsrelated activities into the community. e. Continue to support the efforts of arts-based organizations in seeking funding for the development of art activities that are o en and accessible to the ublic. Southfield --.-- ~ Governing Principles, Goals and Recommendations/Strategies 2-6 �City of Southfield Comprehensive Master Plan ' Parks, Open Space and Recreation I Goal: Enhance existing park and recreation facilities and expand as needed to meet the evolving interests and needs of Southfield residents. Recommendations/Strategies a. Keep modernizing existing park facilities through upgrades in design, equipment and landscaping to keep all parks safe and attractive. b. Improve accessibility to the park system through a comprehensive pathway system throughout the City. c. Improve barrier free accessibility of the City's park and recreation facilities through accessible pathways, paving of parking lots, and upgrading equipment to meet accessibility standards. d. Prepare a city-wide, non-motorized transportation master plan. e. Continue the installation of entrance/directional/interpretive signage at all the parks that is consistent with city signage. f. Continue on-going maintenance and equipment replacement at all parks on a regular schedule. g. Encourage volunteerism, neighborhood and garden club involvement for park clean-ups and maintenance of public areas. h. Explore additional funding opportunities for park improvements. i. Continue to review the current Parks and Recreation Plan with regular updates every five years. Goal: Develop a unified community-based open space system that protects key natural features and provides valuable recreational opportunitie for appreciation of the City's natural resources. Recommendations/Strategies a. Link neighborhoods, cultural, historical, civic facilities, parks, pathways and other destinations and facilities through open space. b. Continue to protect, acquire and develop parks and public open space along the Rouge Green Corridor, similar to the Carpenter Lake Nature Preserve. c. Create ordinances and impact fees to require and plan open space areas in development and redevelopment projects. d. Capitalize on utility and transportation corridors to create a linear open space system. Goal: Offer a variety of recreation programs and events that promote a high quality of life and encourage interaction of residents. 1Recommendations/Strategies I a. Keep monitoring recreation programs to ensure they meet the desires of residents and accommodate enrollment figures. b. Continue to evaluate programming fees to create a balance between covering the City's costs while maintaining affordability for residents. c. Continue to stay appraised of the latest trends and preferences in recreation and local desires. d. Add to the variety of leisure programs offered, including wellness and fitness classes, in order to meet different interests and skills. e. Continue to expand senior trips and group outings to meet the changing interests of seniors in the community. f. Continue to introduce more multi-generational events into future programming. g. Continue to expand programming specifically for single adults in order to respond to the national trend of increased single-headed households. h. Explore and coordinate with other recreation providers to prevent duplication of services and avoid unnecessary competition. Public Facilities and Services Recommendations/Strategies a. Monitor the efficiency of the City's various departments and offices, as done in the past, to prevent duplication of work. b. Continue to increase coordination and cooperation among departments to streamline processes and ensure consistent application of policies. c. Continue to ensure facilities are conveniently located and accessible for residents. d. Coordinate services and facilities with surrounding communities, Oakland County and major healthcare providers. e. Keep monitoring a comprehensive geographic information system that links information regarding the City's facilities, public rights-of-way and all lots and parcels within the City through mapping and data. f. Continue to regularly evaluate facilities to accommodate improvements and changes in technology. Im rove visibilit of ublic safet throu h increased resence on the street and at civic events. Governing Principles, Goals and Recommendations/Strategies 2-7 �City of Southfield Comprehensive Master Plan ·. Community Utilities Goal: Provide and maintain a high quality, cost effective, energy and re ource efficient public water upply, public wa tewater service, torm water management and household refuse and recyclables collections for the community. Oversee the in tallation of telecommunication facilities and power tran mission lines. Recommendations/Strategies Sanitary Storm Water Management a. Maintain the storm water drainage systems to meet or exceed service levels with an efficient use of resources. b. Provide and maintain a public storm water system capable of conveying storm water from public lands and rights-of-way and discharging it in a manner that protects public health, safety and welfare. c. Encourage reduction of storm water runoff and low-impact development techniques for storm water management wherever such practices are feasible. Sanitary Sewer d. Maintain the wastewater system at acceptable service levels providing comparable service to all citizens. e. Continue to direct the planning, design, construction and repair of public sanitary sewer facilities. Water Supply f. Continue to provide and maintain an adequate supply of safe water for drinking and fire protection, with quality service at a reasonable price. g. Always encourage all water users to practice water conservation techniques to reduce demand for water. h. Provide sufficient water system redundancy to assure adequate service under stressed conditions. Solid Waste Disposal 1. Maintain household refuse and yard waste collection to meet or exceed service levels providing comparable service to all citizens. J. Continue household refuse and yard waste collection at currently acceptable levels. k. Allow well-managed home composting in neighborhoods. Telecommunications Facilities 1. Ensure that telecommunication services are provided throughout the City in rights-of-way and other appropriate locations. m. Provide equitable access for all service providers that use the distribution network in reaching their customers. n. Ensure that telecommunication lines are extended as redevelopment/development occurs. o. Maintain uninterrupted telecommunication service by developing an assertive and funded program to explore the feasibility of installing underground telecommunication lines in neighborhoods and commercial/office districts. Electrical Power p. Continue to ensure that all City residents receive energy services with facilities located in the City rights-of-way. q. Support reliability improvements to the electrical transmission system and balance the needs of citizens who reside ad· acent to those facilities. Governing Principles, Goals and Recommendations/Strategies 2-8 �City of Southfield Comprehensive Master Plan Community Image Goal: Promote commercial and residential development/redevelopment that is carefully considered, aesthetically pleasing, and functional. Recommendations/Strategies a. Adopt new design criteria for development proposals so new projects contribute to the community and complement adjacent development. b. Always ensure that development relates, connects and continues the design quality and site function . Continue to encourage developments surrounding public places to enrich those places and encourage people to use them C. by enhanced architectural elements and building materials. d. Advance the use of building and site design, landscaping and shielded lighting in buffering the visual impact of development on residential areas. e. Continue to incorporate pedestrian amenities into design of public and private development areas. f. Keep encouraging sign design and placement that complements building architecture. Continue to retain existing vegetation within development and consolidate landscaped areas. o0 · h. Continue to preserve and encourage open space as a dominant element of the community' s image through parks, trails, water features and other significant properties that provide public benefit. Goal: Improve the highly visible public parks/open space/roadways to maintain community character and increase public safety. Recommendations/Strategies a. Continue to ensure that public places are designed to provide pedestrian-friendly amenities such as setting, landscaping, kiosks, walkways, pavilions, canopies and awning. b. Consider the edges of public places that abut residential development. C. Continue to provide clear and identifiable systems of sidewalks, walkways and trails. d. Encourage buildings to be sited at or near public walkways without diminishing safe access or space for improvements. e. Design streets to include amenities to enhance community character and provide safe pedestrian places. f. Improve the process of locating community gateways and district portals and associated site improvements. Goal: Enhance the identity and appearance of mixed use/commercial districts and residential neighborhoods. Recommendations/Strategies a. Require development within the districts and neighborhoods to achieve a level of architectural quality and site planning/improvements that enhances the visual image and identity of Southfield. b. Continue to coordinate architectural design, landscape and signs to create a cohesive appearance and complementary functions . C. Continue to require the perimeters of the commercial/mixed use areas to use appropriate plantings, lighting and signs to blend with adjacent development and to buffer adjacent residential neighborhoods. Goal: Protect and enhance Southfield's natural attributes. Recommendations/Strategies a. Continue to recognize the heritage and sustainable environment of the Rouge Green Corridor by continuing to support and/or sponsor events and programs. b. Continue to update the inventory of woodlands and wetlands. C. Step up incentives such as fee waivers and code flexibility to encourage preservation of the City ' s natural resources. d. Improve working jointly with other jurisdictions, agencies, organizations and property owners to preserve natural resources. Southfield ....._,. Governing Principles, Goals and Recommendations/Strategies 2-9 �City of Southfield Comprehensive Master Plan 3 Population Trends Figure 3-1: Historical Population, Southfield Township Goals 120,000 • Prepare to meet the needs of the future population in specific age groups. • Acknowledge the diversity of Southfield's population through sponsored acknowledgments or festivities. • Support area educational organizations to exceed the County's average education attainment level. □ Rest of Original Township D City of Southfield ■ Original Township 8Q,0Q0 +-=====--====== ______, 100,000 C 0 ."@ => 60,000 -+----- 40,000 -+------ Q. 0 c... 20,000 0 -·b ------=.s:.ii11!1!!1 1900 1910 1920 1930 1940 1950 1960 1970 1980 1990 2000 Current Conditions Source: SEMCOG Historical Population Understanding demographic changes over time helps provide a better picture of what the future may hold for a community. Analyzing past and present demographic, social and economic data may help Southfield anticipate future land use patterns and community needs. This Comprehensive Plan uses a wide range of community data as a foundation to provide guidance for both land use and development decisions. It uses the most current information available, including the 2000 U.S. Census of Population and Housing, the 2005 American Community Survey, and local and regional information to accurately reflect current conditions and trends in Southfield. Figure 3-2: Population & Household Trends 90,000 80,000 70,000 • • • • • • ♦ 60,000 50,000 40,000 30,000 20,000 ----- - - - - - - - - ---+-- Population 10,000 ---- Households - 0 Population Trends. In 1950, Southfield Township had approximately 18,500 residents and comprised 36 square miles, containing land now known as the cities of Southfield and Lathrup Village and the Villages of Bingham Hills, Franklin, and Beverly Hills. Between 1950 and 1960, the cities and villages in the Township began incorporating during a period of rapid growth. In 1958, at the time of Southfield's incorporation, the City had approximately 29,000 citizens. By 1970 that number had grown to nearly 70,000. Southfield's population reached more than 75,000 by 1980, but growth was already slowinob . considerably. The historical population growth of Southfield can be seen in Figure 3- I, which depicts the rapid growth spurt of 120 percent between the time of the City's incorporation and 1970. 2005 2010 2015 2020 2025 2030 Source: SEMCOG Regional Forecast population reported by the U.S. Census Bureau for the year 2000; however, the recently released 2035 Forecast for Southeast Michigan by SEMCOG predicts that the population will increase over the next 30 years. As depicted in Figure 3-2, SEMCOG forecasts that the population will increase to approximately 80,600 by 2035, an increase of 3.9 percent over the 2005 population estimate. As of May 2008, the city of Southfield had an estimated 76,400 residents, according to the Southeastern Michigan Council of Governments (SEMCOG). This figure is down 2.5 percent from the Southfield ,.• Population Tre nds 3-1 2035 �City of Southfield Comprehensive Master Plan Household Trends. The U.S. Census Bureau defines a household as all persons inhabiting a housing unit. Households can include one or more families or one or more unrelated persons who share living quarters. Southfield' s number of households is forecasted to increase slightly. This is due in part to a decreasing average household size. Between 2000 and 2030, the average household size is forecasted to decline from 2.27 to 2.01 persons per household, as seen in Figure 3-3. The decrease in household size is more significant than the increase in the number of households, resulting in a declining population overall. Shrinking household size is a national phenomenon as American families are having fewer children on average. Southfield's average household size is smaller than those in Oakland County, metro Detroit and the state of Michigan. This is likely due to the high number of multiple-family housing units, which typically house a higher proportion of childless households. The large number of multi-family households in Southfield is discussed further in Chapter 4. Age. The age distribution of the City's residents has been slowly changing (see Figure 3-4). The aging of the baby-boomer generation greatly impacts the community' s age distribution over time. This effect is seen by the recent reduction in the number of residents in the 35-64 age bracket and increases in the age 65+ age bracket. The share of residents in the 35-64 age group is forecasted to decline significantly as the baby boomer generation advances into the 65+ group. The result of this expected shift is a population that will be equally distributed across the age categories; however, a significantly higher share of residents will be in the highest age bracket, one that generally requires costly public services. Southfield already has a higher percentage of residents in the 65+ age group than Oakland County, metro Detroit, and the state of Michigan, as seen in Table 3-5. As this segment of the population grows, the City must adapt by providing services to meet their changing needs. Figure 3-3: Average Household Size 2 .5 ~ 2.0 ci5 "C :g 1.5 C1) "' ~ 1.0 :, C) ~0.5 0.0 - ' - - - - - - - - - - - - - - - - - - - - - - - - , 1980 1990 2000 2010 2020 2030 2040 Source: SEMCOG Regional Forecast Figure 3-4: Age Distribution, 1990-2030 35,000 30 ,000 25,000 C: 0 ■ o o - ---- 1990 Census 2000 Census 2030 SEMCOG -- :; 20,000 ca :i Q. 0 0. 15,000 10,000 5,000 ,Aqe 0-4 ,Aqe 5-17 ,Aqe 1834 ,Aqe 3564 ,Aqe 65+ Source: SEMCOG Regional Forecast Table 3-5: Retirement Population, 2000 Percentage Community 15 % Southfield 11% Oakland County 12% Metro Detroit 12% Michigan Source: U.S. Census Bureau Population Trends 3-2 �City of Southfield Comprehensive Master Plan Table 3-6: Racial Distribution, 1990-2000 Race. The racial distribution of Southfield residents has experienced a major shift in recent years. In 1990, Southfield had a very balanced racial mix, generally in line with the County as a whole. The population was comprised primarily of white and black residentsi. Between 1990 and 2000, the number of white residents declined by nearly 21 ,000 or over 40 percent, according to the U.S. Census Bureau, as shown in Table 3-6. During the same period, the black population increased by more than 20,000. This significant shift resulted in the black population now comprising more than 54 percent of Southfield residents. This trend is consistent with other communities across the Detroit metro area, as the suburbs of Detroit gained nearly twice as many black residents between 1990 and 2000 than any other racial or ethnic groupii_ Income. Southfield ' s residents are primarily middleclass. In constant dollars, the median household income fell approximately 3 .5 percent over 10 years to $52,468, as seen in Table 3-7. Southfield has a higher median household income than the Detroit metro area as a whole, although the margin is shrinking, as can be seen in Figure 3-8. On the other hand, incomes in Southfield are approximately 15 percent lower than in Oakland County. The County ' s large number of wealthy outer-ring suburbs helps explain this discrepancy. Additionally, the City' s higher proportion of older residents tends to suppress median income because retirees generally have less income than working households. # # % White 51 ,427 % 68 % Black 22 ,053 29 % 42,454 54 % 190 0% 157 0% 1,790 2% 2,416 3% 11 0% 24 0% 275 0% 498 1% 2,3 42 3% American Indian Asian Pacific I lander Other Race NIA Multi-Racial 39% 78 ,322 75 ,746 Total 30,431 Source: SEMCOG Regional Forecast Table 3-7: Median Household Income, 1990-2000 (in 1999 dollars) Community 1990 2000 Southfield Oakland Co. Metro Detroit Source: U.S. Census Bureau 54,380 58, 170 46,584 52,468 61 ,907 49 ,175 Figure 3-8: Median Household Income, 2000 $70,000 • Q) E 0 $60,000 j.- 0 .E ------ $50,000 "O 0 .r:. $40,000 Q) IA ::s 0 ::c C Income varies across neighborhoods. Residents with higher incomes have more choice on where to live. Neighborhoods with high numbers of upper-income residents tend to be more stable. Conversely, those with high concentrations of lower-income residents tend to be less stable and can lead to declining home values and increasing safety concerns. Figure 3-9 shows the variation in median income across the various neighborhoods in Southfield. Most neighborhoods fall in the middle income categories, but several have high concentrations of lower-income or upper-income residents. These areas are generally dispersed throughout the City and no large concentrations of high or low income neighborhoods are found. The neighborhoods in the lowest income bracket contain the high concentrations of multiple-family units in Southfield which includes some of the most affordable housing in the City. 2000 1990 Race cu :s Q) :E $30,000 - -- - - - Southfield $20,000 - . - Oakland Co. Metro Detroit $10,000 $1990 2000 Source: U .S. Census Bureau Figure 3-9: Median Household Income by Neighborhood, 2000 Household Income $35.000 $::)0 600 $50 600 - $66 200 $66 201 - $81 700 >$8"1 700 Source: U.S . Census Bureau Population Trends 3-3 --------- -- - �City of Southfield Comprehensive Master Plan Education. A snapshot of the educational characteristics of the City is important because education levels are strongly related to economic success, particularly as Michigan and metropolitan Detroit transition from a manufacturing economy to one that is largely knowledge-based. Concentrations of educated citizens attract and sustain jobs and tend to provide governments with a higher tax base. The educational attainment of Southfield· s adults is slightly higher than the metro area and slightly lower than Oakland County, as seen in Figure 3-10. Eighty-seven percent of Southfield adults 25-years-old or older have at least a high school diploma, compared to 9 I percent in the County and 87 percent in the metro area. Forty-six percent of residents have a co11ege degree, compared to 49 percent in the County and 34 percent in the metro area. Figure 3-10: Educational Attainment of Adults 25 Years or Older, 2005 100% T D Southfield D Oakland Co . o Detroit tv1etro t f 80% 60% 40% 46% 9% 20% 34% 0% High School Diploma College Degree Graduate Degree Source: U.S. Census Bureau Figure 3-11: School Enrollment of Population Three Years and Older, 2005 School enrollment data gives a slightly different picture of the educational characteristics of the community. A significantly higher proportion (35 percent) of Southfield's population is enrolled in college or graduate school than in the County or metro area, as seen in Figure 3-11 . The relatively high number of colleges and uni versities in Southfield accounts for the high posthigh school enrollment. The high proportion of these students has likely created the environment which Southfield employers find attractive and has made Southfield a major employment center in metro Detroit. Kindergarten & Preschool I Elementary School Middle School I High School College - Graduate School .,_[S ____, 0% D Southfield ■ 5% 10% 15% 20% 25% 30% Oakland County o Detro it Metro Source: U.S. Census Bureau If Southfield can be proactive in enticing students with college degrees to remain in the City after graduation, it will see its share of high schooland college-educated residents rise, ultimately helping to preserve and strengthen its healthy economy. i Fasenfest, D. , Booza, J. , Metzger, K. (2004). Living Together: A New Look at Racial and Ethnic Integration in Metropolitan Neighborhoods, 19902000. Brookings Institution Center on Urban and Metropolitan Policy. ii Brookings Institution. (2003). Detroit In Focus: A Profile from Census 2000. Brookings In titution Center on rban and Metropolitan Policy. $outhfield Population Trends 3-4 �City of Southfield Comprehensive Master Plan 4 Housing and Residential Character Occupancy. Housing occupancy is the percentage of total housing units that are occupied at a given time. The figure can be an indicator of housing stability, with a high percentage generally indicating a stable or growing residential housing market. With little change in population or households and a shrinking average household size, demand for hollsing can be expected to decline. This is reflected in Figure 4-2 which depicts a drop in occupied housing units along with a continuing increase in the housing stock. It is also reflected in the occupancy rate, which declined from 95 percent in 2000 to 89 percent in 2005, as shown in Figure 4-3. Over the same period, Oakland County also experienced a similar decline in occupancy from 96 percent to 93 percent. Goals • Continue to preserve, protect and enhance the integrity, economic viability and livability of Southfield's neighborhoods. • Provide a diverse and stable housing stock offering a range of housing opportunities for all income groups and a quality living environment for all persons. • Create an identity for all Southfield neighborhoods. Current Conditions This Chapter provides background information on housing in Southfield and some comparisons with historical data and the region. The evaluation serves as a basis for the future land use plan and strategies regarding housing and public improvements to support the needs of residents. Figure 4-1: Southfield Residential Construction, 1990-2005 - 350 Net Residential Perm its 5-Year Avg . ~ 300 E ~ 250 0. Planning for housing is critical because nearly 60 percent of land in the City is devoted to residential uses. Also, people seeking a place to live or deciding whether to stay in a community base their decisions in part on the community's housing characteristics such as home values, affordability, services and amenities. - :i 200 C: ~ 150 ·;; ~ 100 ~ 50 0 --L-- - - - - - - - ~ - - - - - - - ~ - - - 1990 Housing Units. According to the U.S. Census Bureau, a housing unit may be a house, an apartment, a group of rooms or a single room. Housing units are occupied by families or individuals who live separately from other families/individuals in the building and have direct access from outside the building or through a common hall. The number of housing units in Southfield has been increasing while population and household growth have been relatively flat. (Chapter 3 Population Trends has a detailed discussion of population characteristics.) Figure 4-1 shows the annual number of net building permits from 1990 to 2005 increased by about 2,000 units. Figure 42 shows the total number of housing units in Southfield over the same period according to the U.S. Census Bureau. Both sources note a slow but gradual increase in total housing units. 1992 1994 1996 1998 2000 2002 2004 Source: SEMCOG Regional Forecast Figure 4-2: Southfield Housing Units and Occupancy, 1990-2005 40 ,000 37,049 35 ,698 35,054 36,000 - - L - - - - - - - - - - - - - ~ 38,000 Cl) 34,000 C: 32,000 C) 30,000 = :::, C: ·; :l 0 :I: 32,908 32,112 _ 28 ,000 --- - 26 ,000 - ------- Housing Units - - - Occupied Units 24,000 22 ,000 20 ,000 1985 1990 1995 2000 2005 Source: U.S. Census Bureau Housing and Residential Character 4-1 2010 �City of Southfield Comprehensive Master Plan Residential construction has been fairly responsive to recent population trends. The net number of residential building permits issued in Southfield peaked in 1998 and has generally been declining since, mirroring the City ' s population change. Certain neighborhoods have more vacant housing units than others. These neighborhoods may face challenges like a housing stock in various state of repairs and low interest in homes relative to home prices. Identifying the location of those neighborhoods helps in addressing their issues and reducing vacancies. The areas with the highest vacancies can be seen in Figure 4-4. These areas are generally south of Northwestern Highway from the City Centre area to Franklin Road ; along I696 west of Telegraph Road; around the Cornerstone Development Authority district; and between Telegraph Road and Beech Woods Park, south of 9 Mile. Figure 4-3: Regional Occupancy Rate, 1990-2005 100% 95 .8% 94.9% (I) 95% ca cc 90% >(.) ---- 91 .6% C ca Q. :::, 85% -- 88 .8% - (.) (.) 0 80% --- - Southfield - - - Oakland Co . 75% 1985 1990 1995 2000 Certain neighborhoods in Southfield are experiencing lower homeownership rates than others. These areas are generally less stable because the residents can '2outhfi~l<1. 2010 Source: U.S. Census Bureau Figure 4-4: Southfield Vacancy Rates, 2000 Vacancy Rate 2000 Block Groups 0% -2 4% Home Ownership. Even with occasional drops in housing value, home ownership is the single largest factor in the generation of wealth for individuals and families. Like occupancy rates, the percentage of owneroccupied housing units can be an indicator of housing stability. In 2005, approximately 58 percent of Southfield residents owned their residence while 42 percent rented . The home ownership rate is up from approximately 54 percent in 1990 and 2000. As Figure 45 shows, home ownership rates are significantly lower in Southfield than in Oakland County. This can be expected given the large portion of multiple-family residential units, particularly apartments, in Southfield. Nevertheless, ownership is rising in Southfield faster than in the County, especially over the last five years, where ownership is up nearly 4 percent. Home ownership is rising despite rising housing costs (noted below) and decreasing median household incomes (noted above in Chapter 3 Population Trends ). 2005 ?"fi 2. 5% - 4 .6% 4 7%- 7 6% - 7.7% - 11 .4% - 11 .5% - 22 .0% Source: U.S . Census Bureau Figure 4-5: Regional Home Ownership Rate, 1990-2005 90% 80% 70% .9.c 60% f?Q) 50% C ~ 0 40% 72 .7% ·----- 74.7% ■ 76.4% -- 54 .1%- -58.0%- - - 53 .9% Q) E 30% :::c: 20% 0 Southfield - - - - ------ Oakland Co .. 10% 0% 1985 1990 1995 2000 2005 2010 Source: U.S . Census Bureau Housing and Residential Character 4-2 �City of Southfield Comprehensive Master Plan easily move out of the neighborhood. Many of these neighborhoods have high numbers of multiple-family units. These areas are highlighted in Figure 4-6 and include the areas around Northland, northwest of the Telegraph/I696 interchange; along Shiawassee east of Beech; between Telegraph and Lahser; the City Centre; and along I-696 on the City's eastern edge. Housing Costs. The cost of housing combined with income determines housing affordability, and housing has been getting more expensive in Southfield. According to the U.S . Census Bureau, the median value of owner-occupied homes in Southfield was $155 ,400 in 2000, up from $107,705 in 1990 (both figures in 2000 dollars). Data from Oakland County indicates that average housing costs have continued to rise from $161,217 in 2001 to $182,820 in 2005. The rising cost of housing, depicted in Figure 4-7, makes it increasingly difficult for potential home buyers to enter the housing market. The recent decline in occupancy rates since 2000, noted above, may hint that the rise in housing prices has been outpacing demand for housing. As of 2005, this decline in occupancy did yet not appear to have slowed the rising cost of housing as might be expected. Figure 4-6: Southfield Homeownership Rates, 2000 Ownership Rate 2000 Block Groups 1111 20 6%-531% 53.2% - 78.8% 78.9% - 93 .3% 93.4%- 100% Source: U.S. Census Bureau Figure 4-7: Southfield Housing Values, 1990-2005 $200 ,000 182 820 $180,000 176 424-=--, $160,000 __________ 161,217, ~ Q) $140,000 - ~ - - - - - - -155,400- - - - - $120,000 + - ---- -- - - - - - ~ $100 ,000 > The most recent housing statistics (September 2006) from the Michigan Association of Realtors® indicate that the rising housing values may be coming to an end. The number of housing sales in 2006 was 21 percent lower than in 2005 in southern Oakland County. This resulted in a 3 percent reduction in average sales price over that period. Statistics from the National Association of Realtors® indicate existing home prices in metro Detroit experienced the worst decline of U.S. urban areas in the third quarter of 2006. As a result, housing values in Southfield may be in the midst of a period of adjustment as housing values dropped in 2007. As it became more expensive to buy a home in Southfield in the first half of the decade, home ownership rates continued to rise, as noted above. However, while housing price increases can generate wealth for those who already own a home, they can increase property taxes and make it more expensive to buy a home. Figure 4-8 portrays the distribution of housing values in Southfield in 2000. Housing values were distributed fairly even, with the great majority of homes valued between $100,000 and $200,000. This general distribution is a reasonable approximation of current conditions despite the fluctuating housing market. ' 0%- 20 5% -+--------------- - - - - - $80,000 ___ 107 ,705 _ _ _ _ _ _ __ $60 ,000 - - - - $40,000 - - - + - - - - - - - - - - fv1edian Price $20 ,000 - + - - - - - _ _ _ _ _ _ ___ __ _ A _v_e_r_a _g _e P_r_ic_e__ _ $0 - ' - - - - - - - - - - - - , - - - - -- - - - 1985 1990 1995 2000 2005 2010 Sources: U.S. Census Bureau, Oakland County Figure 4-8: Southfield Housing Values, 2000 7,000 6,000 >, - 5,190- 5,728 --------- 5,000 (J C C1) 4,000 ::, C" Q) 2 ,752 3,000 2,183 ~ l1. 2,000 1,000 - 153 - 2 s9 - 31 - 17 0 < $50k $50k- $100k- $150k- $200k- $300k- $500k- >$1 M $100k $150k $200k $300k $500k $1 M Value Source: U.S. Census Bureau Housing and Residential Character 4-3 �City of Southfield Comprehensive Master Plan Southfield has a large supply of rental housing, particularly when compared with the region as a whole. Figure 4-9 shows that in 2000, rental housing comprised 46 percent of Southfield ' s occupied housing units, compared to just 25 percent in Oakland County and 28 percent in the metro area. Further, the share of rental housing in Southfield was unchanged since 1990 while simultaneously shrinking in the County and metro area. As the share of rental units increases, a higher percentage of households are impacted by rental rates. In 2000, gross rents for Southfield residents were higher on average than for residents in Oakland County or metropolitan Detroit. Renters appear to be willing to pay a premium to live in Southfield. The median gross rent Southfield residents paid in 2000 was nearly $800 per month, compared to $710 per month in the County and $580 per month in the metro area. Figure 4-10 shows the distribution of gross rent paid by residents of Southfield compared to those of Oakland County and the metro area. A higher share of Southfield households pay higher rents than in the County and metro area, especially in the $750 to $999 per month category. As noted in Chapter 3 Population Trends, the median household income declined slightly between 1990 and 2000 and was lower than that of Oakland County for the entire period. When combined with increasing rents, Southfield renters should be spending a higher portion of their income on rent. This, however, does not appear to be the case. As Figure 4-11 shows, the portion of income spent on rent is generally comparable in Southfield and in the County. The largest discrepancy occurs in the 15-19.9 percent category, where a larger relative portion of Southfield renters are paying a smaller share of their income as rent. This may be related to the poverty rate in Southfield, which is higher than in the rest of the County. Low-income residents are more likely to receive housing assistance, which would lower their rents relative to their incomes. Figure 4-9: Regional Residential Rental Share, 1990-2000 Source: U.S. Census Bureau D Southfield 50% 45% .~ 40% ■ Oakland Co . D Metro Detroit rf - 35% + 30% 25% 45.9% 20% 15% 10% 5% 0% -'--- - ' - - - 45.8% 2000 1990 Figure 4-10: Regional Gross Rent, 2000 45% t--- . D Southfield ■ Oakland Co. D fv1etro Detroit 40% 35% ..,... ~30% ~25% ~20% ~ 0 15% 10% 5% 0% _,__,___...._.__,_____._----'-'__-'---,....._,'-----'_.._._____.____.____._____.___L-1__ Less than $~0 $200to $300to $500to $750to $299 $499 $749 $999 $\000 to $~W Source: U.S. Census Bureau Figure 4-11: Regional Rent as a Percentage of Household Income, 2005 ti) 40% 35% J o Southfield ■ Oakland Co . - - - - - I,,,. .S c 30% + - - - - - - - ~25% ~ 20% o -e ; (1) a. 15% 10% 5% 0% < 15.0% 15.0% - 20.0% - 25.0% - 30.0% > 19.9% 24.9% 29.9% 34.9% 35.0% NA Housing Types. Single-family detached Percent of Household Income residences comprise the largest share of residential housing. In 2000, these types of Source: U.S. Census Bureau housing structures comprised nearly 50 percent of all residences. Nearly half of the remaininob Figure 4-12. According to the 2000 census, housing units were in multiple-family structures with Southfield has an approximate 23 percent lower share 20 or more units. Relative to the surrounding area, of single-family residential units and a much larger detached single-family residential homes comprised a share of multiple-family residential units compared to low _portion and multiple-family residences a high Oakland County and metro Detroit. In particular, the port10n of Southfield's total housing units, as seen in ~outhfield~ ~ HSO0 No cash or more rent Housing and Residential Character 4-4 �City of Southfield Comprehensive Master Plan share of large (i.e. containing 20 or more units) multifamily structures in Southfield is nearly 3.5 times that of the County or metro area. Many of these structures are apartment and condominium towers. The presence of apartment buildings helps explain the high residential rental share noted above and reemphasizes the impact that higher rents have on Southfield' s large rental population. The acres of land devoted to multiple-family residences can be a deceiving statistic; residential densities can vary widely within the multiple-family designation . Age of Existing Housing. Southfield has a diverse mix of housing that has been developed over the course of its history and the City ' s residential architecture reflects the historical growth of the community. In the early 1950s, prior to the City' s incorporation, the township of Southfield was home to approximately 19,000 residents. By the end of the 1970s, the City had more than 75 ,000 residents. This explosive growth is reflected in the age of Southfield 's housing stock. As Figure 4-13 shows, the greatest share of existing housing units were constructed during that period. Afterward, as the population growth flattened , the share of new structures decreased . Only about 8 percent of Southfield homes were built since 1990. Because Southfield is largely built out, the annual number of new structures can be expected to remain low as new development will primarily con ist of redevelopment of existing land. Over time, as newer structures replace older ones and as residential densities increase, the share of newer housing units will begin to increase. As the housing stock continues to age, efforts to preserve and rehabilitate existing units will be critical in preserving property values and maintaining a high quality of life for Southfield ' s residents. The City may want to consider preparing a survey of neighborhoods to document historic resources and evaluate their significance. These historic structures and neighborhoods provide character and a sense of uniqueness to the neighborhood and community. The survey would re ult in recommendations and guidance on improvements and maintenance of these historic residential treasures. Residential Longevity. The length of time that residents live in a home is a measure of a community ' s stability. In 2005 , nearly 50 percent of Southfield residents had moved into their home in 2000 or later. This statistic can be seen in Figure 414. While this figure may seem high, it is in line with U.S. households on the whole. In Southfield, as noted in Chapter 3, the City ' s racial makeup changed significantly sometime after 1990, indicating a large number of residents moved out of the City and an '2Quthfield I I Figure 4-12: Regional Residential Housing Distribution, 2000 1-unit, detached e~~~~~~~~~~~~~~~~~~~~~~~~~~~::~~ !. 1-unrr, attached ~ - 2 untis ·2 3-4 units C) C: 5-9 unrrs ::::, ·;; :, 0 o Southfield ■ Oakland Co . 10-19 units J: □ tv1etro Detroit --- 20+ units -,------- l'vbbile homa 0% 10% 20% 30% 40% 50% 60% 70% 80% Percent of Housing Units Source: U.S . Census Bureau Figure 4-13: Year Built for Southfield Residential Structures, 2005 ..u 14 ,000 l ~ 12 ,000 :l :l 10 ,000 ~ 8 ,000 -.. 0 6 ,000 Q) 4,000 ..0 E :l z 2 ,000 0 ro9 or '940 to '950 to '960 to 'e70 to '980 to 'BOO to 2000 before '949 '959 'B69 '979 '989 '999 to 2004 2005 or after Year Structure Built Source: U.S. Census Bureau Figure 4-14: Year Householder Moved Into Unit, 2005 ~ o J: ~ 5 J: 0 ! E ~ 20 ,000 - - - - - - - - - - - - - - -16,19618 ,000 16,000 14,000 - 4 - - - - - - - - - - - - - - - - --------t 12,000 __,___ _ 10 ,000 - + - - - - - - - - - - - - - 8 ,000 - + - - - - - - - - - - - - - - - - - 6,000 - - - 1 - - - - - - - - 4,000 1,4531,865 2,000 0 ...L---L---'--- -'--.._____ __,____.__ __.,__ _,____ __,____.__ __.,__...__ 1969 or earlier 1970 to 1979 1980 to 1989 1990to 1994 1995 to 1999 Year Household Moved Into Unit Source: U.S. Census Bureau Housing and Residential Character 4-5 2000 or later �City of Southfield Comprehensive Master Pion equally large number moved in. Additionally, renters can be expected to move more frequently than homeowners. These conditions help explain the high frequency of households that moved after 1999. As the housing market slows relocation options residents can be expected to remain in their homes for longer durations, as was the case in the 1990s before the housing boom. Recommendations Southfield' s neighborhoods are diverse in nature, ranging from suburban neighborhoods characterized by unpaved roads and larger lot sizes to urban development with curb and gutter streets and narrow lots. This mixture of housing options aJlows families to grow into larger homes without having to move out of the community. As developments are planned , they should be designed to complement and enhance the existing character of the surrounding neighborhoods. The recommendations of this chapter seek to retain neighborhood character while improving the quality of homes, public facilities and infrastructure. Housing Preservation and Maintenance. The importance of maintaining housing units on a daily basis cannot be overemphasized. To ensure the preservation and maintenance of existing housing by property owners, Southfield should use a variety of basic strategies/programs to improve the appearance and value of existing neighborhoods, as described below. Neighborhood and Information Center (NIC). As part of the Community Relations Department, the City' s Neighborhood and Information Center (NIC) provides a link between City government and Southfield residents. For visitors, home seekers and homeowners, the NIC is a valuable source of information about the City. The Center provides relocation information, welcome packets, school information, as well as information about City services and programs. More than just an information source, the NIC serves as a liaison to City government for residents and neighborhood associations, refers complaints to City departments, and monitors their resolution. The NIC also strengthens existing neighborhood associations and reactivates dormant ones, arranges for neighborhood association block parties, meeting rooms and mailings, ~nd arranges yearly training and workshops for neighborhood leaders. NIC should continue to maintain consistent Sou_thfieJQ. • coordination with the Housing Department and administration of many of the programs and recommendations of this Plan. Housing Programs. The City ' s Housing Department currently administers a variety of optional programs to residents including home repair, ownership encouragement and housing affordability as described below: Section 8. The U.S. Department of Housing and Urban Development (HUD) provides funding for its Housing Choice Voucher (HCV) Program, formerly known as Section 8. The HCV Program subsidizes rent for income-qualified individuals through the Southfield Housing Commission. As a tenant-based program, the Voucher holder is subsidized - not the rental unit. The Program is often referred to as "Finders Keepers" because the family must locate a unit that meets Housing Quality Standards (HQS) established by HUD . Community Development Block Grant (CDBG). The city of Southfield receives CDBG funds annually from HUD. Fund allocations are based on development of viable urban communities by providing proper housing and a suitable living environment, and by expanding economic opportunities, principally for persons of low and moderate income. The CDBG program allows the city of Southfield to develop and implement activities and projects that are uniquely suited and beneficial to Southfield residents within the framework of federal guidelines. The Southfield Home Improvement Program (SHIP). SHIP is a low-interest loan program for income qualified homeowners. The focus of the program concentrates on maintenance of the existing structure as it relates to health and safety issues and minimum housing standards. The city of Southfield participates in the efforts to reduce lead-based paint hazards. It does not get involved with remodeling or updating for cosmetic purposes, additions or new construction projects. Typical improvements include roofs, windows, doors, siding, insulation, heating, electrical , and plumbing repairs. The program is funded by HUD through the CDBG program. CHORE. The city of Southfield's CHORE program has been helping senior adults maintain their homes since its inception in 1983. Funded through the CDBG, CHORE provides an annual spending account for Housing and Residential Character 4-6 �City of Southfield Comprehensive Master Plan each income-qualified senior adult household to be used for labor associated with lawn care, snow removal, window and gutter cleaning, minor plumbing, furnace and electrical repairs. MSHDA. The Michigan State Housing Development Authority (MSHDA) offers low-interest loan programs that give people with lower incomes an opportunity to buy their first home. Other housing programs the City should consider include those for larger-scale housing rehabilitation, housing fa~ade improvements and emergency repair grants. As the demand for these programs increases, the City may have an opportunity to conditionally approve financing for those that follow more extensive guidelines or for those willing to participate in desired community programs. These conditions could include implementing enhanced design improvements (i.e. development of an attractive second floor addition over a simple dormer addition), use of high quality building materials (i.e. use of cement fiberboard siding over vinyl), participation in desired special assessment districts or spearheading development of active community or homeowner's associations. Community/Neighborhood Reinvestment Programs. Continue to work in coordination with local lending institutions and realtors to explore the availability and application of neighborhood investmenUreinvestment programs. Neighborhood Associations. The City encourages the creation of and coordination with neighborhood associations and organizations, including condominium associations. Such organizations can coordinate with the City and develop improvement and organizational strategies that apply to their neighborhood, such as a neighborhood watch program. Neighborhood organizations can also work with the City to set up Special Assessment Districts (SAD) for infrastructure and streetscape improvements such as road and sidewalk maintenance and decorative street lighting. The City, through the NIC and the Southfield Parks and Garden Club, currently issues "Community Pride Awards." Awards are granted to reward residents, condominium associations, apartment complexes and neighborhoods in their efforts to maintain, improve or beautify their neighborhood or development. Annual Neighborhood Beautification Programs (Clean-up Programs). A spring and fall household hazardous waste clean up day provides opportunities for disposal of products that cannot be sent to the landfill. To build on these services, the City should consider curbside pick-up of large-scale trash, debris, and appliances, and possibly expanding their hazardous waste services to include collection sites for the regular disposal of household products such as paints, vehicular fluids and the like. Education Programs. Communit~ ' awareness programs are conducted on topics such as neighborhood blight, annual refuse collection, and comprehensive code enforcement efforts in and around residential neighborhoods. The City's newsletter and Web site should continue to provide information on existing codes and ordinances, clean-up efforts, rehabilitation and other housing assistance programs. Enforcement Practices. The City should continue to review its enforcement policies and procedures to identify ways to improve regulatory enforcement of and compliance with existing laws. This review could also include an analysis of the City's violation management procedures and penalty (fine) structure. Infrastructure Maintenance. A wellmaintained infrastructure is very important to perceived neighborhood quality. Broken sidewalks, streets with potholes and broken curbing all portray images of neighborhood instability, declining property values, and negatively reflect on the community as a whole. It is imperative that "surface infrastructure" is regularly inspected and improved as needed. Traffic Calming. The perception of "neighborhood livability" is strongly influenced by such factors as traffic volumes and speeds. A traffic calming program could be instituted in neighborhoods that have problems with cutthrough traffic, as described in the Transportation Chapter. Neighborhood Safety. Proper planning of neighborhoods can prevent future crime. Traffic calming, street layout and architectural requirements can all enhance safety in a neighborhood. More specifically, roads should be designed to prevent cut-through traffic and encourage lower speeds, and the layout of homes can provide a more pedestrian environment, encourage neighbor interaction and overall awareness, or "eyes on the street." Redevelopment of Outdated Housing. There are a number of neighborhoods with small houses, typically less than 1,000 square feet located on smaller Jots. These homes are outdated and do not Housing and Residential Character 4- 7 �City of Southfield Comprehensive Master Plan offer many of the amenities desired by today's home buyers. In many areas of the City, homes can be expanded as described in the previous section. In those neighborhoods where the housing costs are lower, such as neighborhoods with small aluminum/vinyl siding homes and homes on slabs, gradual redevelopment of the neighborhoods should be encouraged. Any redevelopment should be initiated by property owners and driven by the market, with the City' s role as facilitating or assisting the homeowners. Home, Home on the Ranch. The 1950s style ranch house is witnessing a resurgence, fed by nostalgia for a simpler time. Even the historic preservation movement, which has spent most of its energy fighting to save century-old artifacts, now has its sights on the preserving this vital component of our shared heritage (social, economic and design history), a part of the narrative of American architecture. The City should consider working with the State Historic Preservation Office and its program to develop a historic resources survey for select individual ranch houses and/or districts. The survey could identify and document historic resources that provide character, continuity and a sense of uniqueness to the community, and evaluate their significance and plan for the wise use of the community' s valuable historic residential resources. Multiple-Family Housing. Multiple-family housing is provided throughout the City in a variety of forms. The most commonly found is apartment-style housing, characterized by larger parking lots and buildings with few entrances. Some complexes include a grouping of smaller multiple-family homes, some with individual entrances. More modem approaches to multiple-family housing include townhomes and single-family attached and low-rise condominiums. These are becoming more desirable to those looking for high-quality housing with low maintenance requirements, particularly younger residents, retirees, or families reducing in size. Senior Housing. Providing appropriate senior housing options is increasingly important as the general population ages. Fewer financial resources are available to older residents, and so they need affordable options that are safe, attractive and stimulating. Many seniors live in established neighborhoods, and some find their financial resources strained over time, leaving them to strugole to maintain their homes, or even worse, to heat the~. Others live in multiple-unit complexes or in assisted living facilities. The city of Southfield should ensure local ordinances provide for the retention and development of a variety of housing options, including: Independent living options that include ranchstyle, single-family detached or attached units that are small in size and low in purchase price and maintenance costs. Often these developments offer community amenities, such as walking trails or fitness centers, which support the active lifestyle of early retirees. Apartment style units are also desired for the independence they offer, but are even more affordable. In this setting, resident:; are often closer to local shopping and services, which can be especially helpful to residents with mobility issues or those who no longer drive. Assisted living is similar to apartment style units, but they maintain on-site services for residents, including medical assistance, food service, housekeeping, recreation and sometimes even limited retail or bank services. These developments provide a community within itself where residents are active, but prefer some assistance due to health reasons or when family members live far away. Institutional options are also important in the later stages of life. Most residents needing fulltime care prefer not to move far distances, as this can cause mental stress and trauma. Allowing residents to stay in their home community is important when the decision is made to move to an institutional facility. Buffering between Residential and NonResidential Uses. Limited commercial uses in neighborhoods can provide conveniently located services and enhance neighborhood quality of life. It can negatively impact neighborhoods when not properly screened or when allowed to encroach into the neighborhood area. Commercial and industrial activity tends to infiltrate residential neighborhoods in maturing communities. This can be seen along some of Southfield's main road corridors. Some areas, including residential areas adjacent to commercial properties, may become ripe for conversion to non-residential use. In some cases, this is a reasonable change to provide greater lot size or depth needed for certain types of modem nonresidential uses. When this type of land use change is determined to be appropriate, the City requires site design to limit conflicts with the adjacent neighbors such as: Screening with brick walls supplemented by landscaping. Lighting with downward directed cut-off fixtures to prevent light from spilling onto residential properties. Housing and Residential Character 4-8 �City of Southfield Comprehensive Master Plan Locating and screening waste receptacles and loading areas to minimize noise impacts and protect views from adjoining residential properties. Ensuring building design incorporates architecture that enhances the quality of the neighborhood, with mechanical equipment properly screened and setback to not create noise issues with nearby residential. In some cases, the non-residential use should be designed to have a residential appearance in terms of scale, height, materials and overall design. Housing and Residential Character 4-9 �City of Southfield Comprehensive Master Plan 5 Economic Development Introduction Southfield - because of its location, condition and demographic composition - is uniquely positioned to exert a positive influence on future development/redevelopment in the metropolitan region. Southfield is an economically viable, highly attractive city with community values and a quality of life second to none. The City's approach to seize its economic development potential and to manage its character and appearance will affect its ability to achieve this vision. Southfield is in an enviable position for a community of its size. The City boasts a number of assets and a unique character that is absent from many of metropolitan Detroit's cities and suburbs. These assets include a distinctive and progressive City Centre, a successful Cornerstone Development District, Lawrence Technological University, Oakland Community College and other higher educational institutions that create intelJectual capital that extends beyond students and faculty, as welJ as Providence Hospital, an innovative institution and the largest employer in Southfield. In addition to a strong employment base, quality neighborhoods with parks, balance of jobs, services and housing, established infrastructure, easy access to the metropolitan Detroit region and a sense of place creates conditions under which growth is highly likely. Goals • • ■ • • Business Area Competitiveness: Increase the competitiveness of Southfield's major business areas (corporate office, technology sector, retail/service centers) for high quality business and job development. Existing Business Competitiveness: Increase the competitiveness of existing Southfield businesses to grow locally. Economic Diversification : Diversify and grow Southfield's economic base in line with new global and technology business realities. Residential Workforce Competitiveness: Increase educational attainment and raise skill levels of Southfield residents to compete for high quality jobs of the future. Economic Development Partnerships: Grow current and develop new partnerships fostering and accelerating economic development in the City. and the desire by most businesses today to reduce operating costs and improve productivity. Existing Trends Southfield's demographic base has changed dramatically, reflecting many of the trends facing other first-tier suburbs across the country. Many of these communities have lost ground as a result of urban sprawl and other regional dynamics causing them to experience the same urban problems witnessed by larger inner cities. The City's economic base, while still rich in economic assets and opportunities, faces stiff competition from newer and more nimble regional communities. This base is restructuring as a result of corporate mergers and acquisitions, manufacturing and service industry outsourcing, ~ outhfield As noted in Chapter 3 Population Trends, Southfield's population has been in a gradual decline since 2000 and the age of a typical resident is increasing. In real dollar terms (1999 dollars), Southfield's median family income declined from $54,380 to $52,668 between 1990 and 2000. While Southfield residents showed some improvement in overall educational attainment between 1990 and 2000, there remains much room for improvement. Southfield's unemployment was 7.3 percent in 2005, compared to 3.7 percent in 2000. The number of unemployed residents has increased from 1,639 to 3,053 since 2000. Economic Development 5-1 �City of Southfield Comprehensive Master Plan The workforce residing in Southfield has declined from 43,971 in 2000 to 41,994 in 2005. This drop triggered a drop in the workforce participation rate of the City's residential workforce from 56. l percent in 2000 to 53.7 percent in 2005. 110,412 jobs existed in the City in 2007. By comparison, 114,216 existed in the City in 2002. This suggests that 3.804 jobs were lost in the City over this short time period. Total commercial (office, retail, ervices) and industrial real estate in the City had a total asse sed valuation of $1.634 billion in 2006. The City's total commercial and industrial real estate stock included almost 41 million square feet of space with another estimated 5 million square feet of office scattered in sma11er buildings. Of this total: Office space was 53.5 percent. Industrial space was I 0.4 percent. Flex space was 3.7 percent (office/industrial mix). Retail space and shopping centers were 11.14 percent. Unclassifiable space was 21.4 percent. The City' office building base is aging. Since 1990, only 7.3 percent of the City's office space was built; 8.7 percent of its industrial space; 7. I percent of its retail space; and 12.4 percent of its shopping center space. As of third quarter 2006, Southfield's office market had a 21.5 percent vacancy rate, compared to a 19 .3 percent rate in Farmington Hi11s, a 21.2 percent rate in Livonia, a 23.8 percent rate in ovi, and a 21 .3 percent vacancy rate in Troy. Southfield' office market is predominantly located north of IO Mile Road. Eighteen million quare feet of this space is located north of IO Mile Road and 5.8 million outh of 10 Mile Road. Almost all (99 percent) of Southfield's class A office space is located north of 10 Mile Road. About three quarters of the City class B office space is located north of IO Mile Road. Meanwhile, 60 percent of the City class C office space is located south of 10 Mile Road. ~o_uJhfielcJ_ Lessons from Other First Tier Suburbs The experiences of other first tier suburbs were examined as guidance for this Plan. Some general lessons from that examination are: You Can't Do It Alone. Cooperation with other first tier suburbs and the core city in the region is important to finding effective solution to larger regional issues such as sprawl and inefficient growth. A State Policy Shift is Vital. State support i vital to improving conditions in the first tier suburbs. Convincing the state to invest in existing communities and redevelopment over new communities and new development is imperative. First-tier suburbs should develop a shared policy agenda to gamer state support. Businesses and Developers must be ReEducated. Financial incentives are needed to interest businesses and private developers in investing in first-tier communities rather than developing greenfields in outlying locations. Community-Building is Essential. It is not enough to just increase public and private investment in first tier suburbs. Community leaders must work on community-building in a holistic sense that looks at economic development, housing, infrastructure, land use and zoning, and the many other issues being considered in the Southfield Comprehensive Master Plan. Quality Coupled with Affordable. This appears to be the mantra of many first tier suburbs that are making the "value proposition" that quality development/redevelopment must be encouraged, but affordability must be considered in meeting the need of their re idential base. Stepped Up Economic Development. First-tier communities have increased their assistance to existing busines es, entrepreneurship and new business attraction. A key beginning that must be met is being able to offer busine ses quality building and ites for use. Brownfield cleanup has received significant attention, coupled with more infill development projects. Better Public Transportation. Public transportation is seen as essential to workers, tudents and the elderly living in first-tier communities. Working to make tran it services more acce sible, responsive and safe is important. Economic Development 5-2 �City of Southfield Comprehensive Master Plan Become a Go-To Place: Many first tier communities have increased their attractiveness as destinations such as specialty shopping, fine dining, and entertainment for local and regional residents. Capture Daytime Worker Dollars. This is a lesson for Southfield since the City has many daytime workers who leave the City after work. Meeting these workers' shopping and entertainment needs is important. People Retention and Recruitment. First tier suburbs are working more aggressively at retaining their existing population base and attracting new residents. Having desirable housing, shopping and entertainment amenities is essential to achieving this objective. Reward and Recognize. It is important to continue to visibly recognize and reward private developers, institutions (e.g., hospitals, education), businesses, neighborhoods, and individual residents helping to bring back the social and economic life in the community. First Suburbs Examined: Lakewood, Shaker Heights, Beachwood, and Cleveland Heights (Greater Cleveland area, Ohio); Upper Arlington, Grandview Heights, and Worthington (Columbus area, Orio); Kettering and Oakwood (Dayton area, Ohio); Farmington Hills, Lincoln Park and Warren (Detroit area, Michigan); Overland Park, Kansas and Independence, Missouri (Kansas City area). Top Economic Development Challenges Five economic development challenges grew from the analysis of the City's economic profile and opportunities. Because of their importance, a goal and recommendations/strategies have been identified for each challenge. Southfield's top economic development challenges are: l. Strengthen the competitiveness of the City's existing major business areas (office, industrial/technology and commercial) to bring about new development in these areas. 2. Help existing Southfield business employers become more competitive, enabling them to expand and grow in the City. 3. Encourage and assist with the future diversification of the City's economic base in new growing and innovative industries and occupations. 4. Help Southfield residents gain a greater competitive edge for higher skilled and higher wage employment opportunities in the future. 5. Leverage greater leadership involvement, private and public sector investment and increased access to high quality business and job development opportunities for the City in the future. Current Conditions This existing economic development conditions profile of the city of Southfield is intended to highlight the key economic development and business issues facing the community. It provides the analytic foundation for the strategy part of the economic development element of the Comprehensive Plan. Overall, the information presented in this profile identifies many of the changes that have taken place in the city of Southfield over the last 10-15 years. This profile is presented both in relation to the larger political di visions in the area, as well as, in comparison to some of the neighboring communities and region. When comparing information for the City of Southfield to larger political divisions, comparisons are made to Oakland County and to Southeast Michigan (see Figure 5-1). For the purposes of this analysis, the definition of Southeast Michigan is based on that used by Southeast Michigan Council of Government (SEMCOG) and includes the counties of Livingston, Macomb, Monroe, Oakland, St. Clair, 1 Washtenaw, and Wayne • Demographic Changes Population and Households. Demographic factors and trends are significant influences upon the growth 1 This definition differs slightly from the definition of Metropolitan Statistical Areas used by the U.S. Bureau of the Census. As defined in 2003, the Detroit - Warren - Livonia Metropolitan Statistical Area (MSA) includes two Metropolitan Divisions: Detroit - Livonia - Dearborn Metropolitan Division (Wayne County) and Warren - Farmington Hills - Troy Metropolitan Division (Lapeer, Livingston, Macomb, Oakland, and St. Clair counties). Prior to 2003, the cities of Ann Arbor (Washtenaw County) and Flint (Genesee County) were also included in the Detroit Consolidated Metropolitan Statistical Area (CMSA). These cities, and their respective counties, are currently defined as being their own Metropolitan Statistical Areas. Economic Development 5-3 �City of Southfield Comprehensive Master Plan Income and Poverty. Comparing household incomes in 1990 to those in 2000, it appears that household incomes in the City of Southfield increased; however, the use of income categories over time is deceptive because it is difficult to identify the effects that inflation has on households' real income. Refer to Chapter 3 Population Trends, for a more detailed analysis. of Southfield's economic base. Between 1990 and 2000, the City of Southfield grew in terms of population and households. This growth, however, trailed the growth in Oakland County and Southeast Michigan as a whole, see Chapter 3 Population Trends, for additional analysis. Slow growth in the number of households in the City is important from an economic development standpoint because households are consuming units that support the local economy. F.12ure 5 -1: Populat10n Chan2e: Southeast MI Cities, 2000-2006 Rank 2006 Community Estimated Population 2006 Change in Population 2000-2006 Rank 2000 1 Detroit 868,822 -82,448 l 2 Warren 135,339 -2,908 2 3 Sterlin,g Heights 127,623 3,152 3 4 Ann Arbor 112,530 -1,494 4 5 Dearborn 99,909 2,134 6 6 Livonia 96,531 -4,014 5 7 Clinton Twp 96,144 496 7 8 Canton Twp 85,462 9,096 12 Westland 83,605 -2,997 8 Troy 81,290 331 10 9 10 11 Farmington Hills 80,486 -1,625 9 12 Southfield Macomb Twp 78,009 -313 11 72,824 22,346 Waterford Twp 70,792 -1, 189 23 13 17 14 15 13 14 15 Shelby Twp 71,997 6,838 16 Rochester Hills 69,405 580 17 68,112 606 18 Pontiac West Bloomfield Twp 65,789 929 18 19 Taylor 64,127 -1,741 16 20 St Clair Shores 60,760 -2,336 19 Although redefining the income categories for household income does not, by itself, definitively show decline in resident incomes, it is consistent with other data that show the decline in income and increasing poverty. Data in Figure 5-2 shows that, in 'real' terms (incomes adjusted for inflation), incomes are declining and poverty is increasing within the City. Labor Force While Southfield saw a small growth in its residential labor force during 1990-2000, the City experienced a sharp drop of almost 2,000 workers between 2000 and 2005. The number of residents employed in the City declined during the 2000-2005-period. One explanation of this decline in workforce is the migration of employed workers to other locations. Employment dislocations are a likely explanation for the decline in the number of employed residents over the past five years. A closer examination of local employer cutbacks and relocations is needed to pinpoint the cause of these trends. See Figure 5-3. Between 1990 and 2000, the percent of the population in the City of Southfield between the ages of 18 to 34 declined by 3 percent while those ages 35-64 increased by 4 percent. Though Southfield has a significant concentration of Baby Boomers, the City does not appear to be retaining its Mini Boomers. This is an important future economic issue for the City. According to research by the Brookings Institute and other research groups, the failure to capture the Mini Boomers generation is characteristic of many "inner ring suburbs." Southfield_ Economic Development 5-4 �City of Southfield Comprehensive Master Plan A second important dimension of the local labor force is the participation rate of those people available to work. Figure 5-4 provides data on these trends between 2000 and 2005. This data indicates that the labor force participation rate declined for Southfield, Oakland County and southeast Michigan . Southfield' s labor force participation rate decline was much more severe than Southeast Michigan and about the same as Oakland County. Figure 5-2: Southfield "Real" Income and p overty p·1cture This decline in the City' s labor force participation rate could be attributed to three possible explanations. • The demand for labor, or the specific types of labor skills in Southfield, has declined. • Southfield residents that have Jost jobs have been unable to find replacement jobs. • Workers are exiting the workforce due to their age and contributing to a lower participation rate. Income Category Median Household Income ( 1999 Dollars) Households in Poverty 1990 2000 $54,380 $52,468 1,982 (6%) 2,570 (8%) Persons in Poverty 4,371 (6%) 5,721 (7%) 1gure 5-3 : Lb a or Force Tren ds, 1990-2006 Community 1990 2005 2000 City of Southfield Labor Force 43,405 43,971 41 ,994 Employment 40,495 42,332 38,941 2,910 1,639 3,053 6.7 3.7 7.3 Unemployment Jobless Rate Oakland County Labor Force Employment Industry Trends Unemployment The growth performance of local industries comprising the City ' s economic base is an important driver for local economic development. Jobless Rate Labor Force Employment Unemployment Jobless Rate • • • • • 639,985 656,338 19,446 603,762 6. 1 2.9 5.7 2,304,693 2,501 ,294 2,420,189 2, 124, 125 2,411 ,983 2,251 ,959 180,568 89,311 168,230 7.8 3.6 7.0 36,223 Figure 5-4: Labor Force partic1patlon T ren ds 1990-2005 ' 1990 2000 2005 Community City of Southfield Figure 5-5 describes employment changes in the city of Southfield's major industries between 1997 and 2002. Data in Table 5-5 describes changes in the major industries located in Southfield. Some highlights: Manufacturing declined in the City by 18.6 percent; a loss of 847 jobs. Wholesale trade declined by nearly 36 percent; a loss of 2,457 jobs. Retail trade declined by 16.5 percent; a loss of 1,476 jobs. Real estate declined by 7 .3 percent; a loss of 220 jobs. Accommodations and food services declined by 3.6% percent; a loss of 170 jobs. Educational services declined by 24.5 percent; a loss of 146 jobs. 675,784 Southeast Michigan The data in Figures 5-5 , 5-6 and 5-7 (pg. 5-7) come from the U.S. Economic Censuses of 1997 and 2002. It is important to note that this data only brings us to 2002, and a great deal has changed in the regional and local economies since then. Unfortunatel y, local area industry and employment data is very limited in availability. • 604,989 567,932 37,057 Total Population 75 ,745 78,3 22 78,272 Labor Force 43,405 43,971 41 ,994 Participation Rate 57 .3% 56.1% 53.7 % 1,083,592 1,194,156 1,218,573 604,989 675 ,784 639,985 55 .8% 56.6% 52.5% Total Population 4,590,468 4,833,368 4,908,997 Labor Force 2,304,693 2,501 ,294 2,420,189 50.2% 51.8% 49.3% Oakland County Total Population Labor Force Participation Rate Southeast Michigan Participation Rate • • Administration of waste management and remediation services grew by 52 percent; a gain of 7,900 jobs. Healthcare and social assistance grew by 84 percent; a gain of 6,981 jobs. Economic Development 5-5 �City of Southfield Comprehensive Master Plan • • • Arts, entertainment and recreation grew by 36.6 percent; a gain of 207 jobs. Other services grew in the City by 11.2 percent; a gain of 175 jobs. No data was released for the Information sector, which is unfortunate because this sector is an important one for the City, especially IT-related businesses and jobs. ~9_!.-tthfield Economic Development 5-6 �City of Southfield Comprehensive Master Plan . Base Ch anges, 1997-2002 Fhrure 5-5: Citv of Southfiel dEconormc Employment by Industry, City of Southfield: 1997-2002 NAICS 31-33 42 44-45 51 53 54 56 61 62 71 72 81 Description Manufacturing Wholesale trade Retai I trade Information Real estate & rental & leasing Professional , scientific, & technical services Admin, Support, Waste Mgmt & Remediation Services Educational services Health care & social assistance Arts, entertainment, & recreation Accommodation & food services Other services (except public administration) Number of Emplovees 1997 2002 4,564 6,838 8,925 3,717 4,381 7,449 Change 1997-2002 Percent Number (847) (2,457) (1,476) -18.6% -35.9% -16.5% NA NA NA NA 3,001 13,035 15,152 595 8,302 566 4,739 1,565 2,781 (220) -7.3% NA NA NA 23,053 449 15,283 773 4,569 1,740 7,901 (146) 6,981 207 (170) 175 52.1% -24.5% 84.1% 36.6% -3.6% 11.2% . Base Changes, 1997-2002 umre 560kJ - : a andC ountv Econormc Employment by Industry, OakJand County: 1997-2002 NAICS 31-33 42 44-45 51 53 54 56 61 62 71 72 81 Description Manufacturing Wholesale trade Retail trade Information Real estate & rental & leasing Professional, scientific, & technical services Admin, Support, Waste Mgmt & Remed Serv Educational services Health care & social assistance Arts, entertainment, & recreation Accommodation & food services Other services (except public administration) Number of Emolovees 2002 1997 90,481 45,311 83,826 79,167 42,709 80,791 Change 1997-2002 Number Percent (11,314) (2,602) (3,035) -12.5% -5.7% -3.6% NA NA NA NA 14,568 60,999 88,516 2,464 35,580 6,948 48,174 16,274 16,161 93,633 81,549 3,445 84,553 9,712 49,848 20,942 1,593 32,634 (6,967) 981 48,973 2,764 1,674 4,668 10.9% 53.5% -7.9% 39.8% 137.6% 39.8% 3.5% 28.7% F"urnre 5-7 : SEM"IChill!an Econorrnc Base Changes, 1997-2002 Employment by Industry, Southeast Michigan: 1997-2002 NAICS 31-33 42 44-45 51 53 54 56 61 62 71 72 81 Description Manufacturing Wholesale trade Retail trade Information Real estate & rental & leasing Professional, scientific, & technical services Admin, Support, Waste Mgmt & Remed Serv Educational services Health care & social assistance Arts, entertainment, & recreation Accommodation & food services Other services (except public administration) Number of Employees 2002 1997 380,989 107,361 254,616 339,391 98,924 248,940 Change 1997-2002 Number Percent (41,598) (8,437) (5,676) -10.9% -7.9% -2.2% NA NA NA NA 29,948 113,457 169,739 33,179 3,231 10.8% NA NA NA 168,995 (744) -0.4% NA NA NA NA 98,163 17,717 155,542 51,201 254,431 36,106 160,701 59,349 156,268 18,389 5,159 8,148 159.2% 103.8% 3.3% 15.9% Economic Development 5-7 �City of Southfield Comprehensive Master Plan Data in Figure 5-8 suggests that 110,412 total jobs exist in the City at the present time. By comparison, 114,216 jobs were in the City in 2002, according SEMCOG estimates using the ES-202 data. This suggests that Southfield lost over 3,800 jobs during the last three years. The information also indicates Southfield had 5,443 Information sector jobs, which is a growing industry sector nationally. F'1gure 5-8 : Southfi1eId Econormc 'B ase, 2005 Sector Agriculture, Forestry, Fishing, & Hunting Finance and Insurance Healthcare and Social Services Professional and Technical Services ■ Figure 5-9: Southfield 2005 Employment, Industry Shares Southfield 2005 Total Employment: 110,412: n/a 0 Utilities n/a Manufacturing 3,532 Wholesale Trade 7,351 Retail Trade Transportation & Warehousing 8,619 Information 5,443 Educational Services Health Care and Social Assistance Arts, Entertainment,& Recreation Accommodation and Food Services Other Services (except Public Admin) ■ • Employment Mining Finance & Insurance Real Estate & Rental & Leasing Professional, Scientific, & Technical Services Management of Companies & Enterprises Administrative & Support & Waste Mgmt & Remediation Services Figure 5-9 shows the percentage shares that major industries hold in the City's economic base. The City's three largest industries, based upon Figure 5-9 data are: Public Administration 1% Other Services ( except Public Ad min) 2% Accommodation and 8% 983 7% Retail Trade Arts , Entertainrrent , and Recreation 8% Transportat ion & 1% Warehousing 18,285 3,402 Manufacturing Wholesale Trade 3% Food Services 1% Health Care and Social Assistance Information 17% 5% 16,484 2,669 Edu::ational Services Finance & Insurance 5% 17% Administrative & Support 6,052 5,316 18,644 &WasteMgmt& Remediation Services Real Estate and Rental 5% and Leasing 3% M anag ement of Companies & Enterprises 2% 910 Professional, Scientific, & Techncal Services 8,719 15% 2,369 Public Administration 1,618 Total 110,412 n/a - Data blocked for confidentiality Source: SEMCOG, Michigan ES-202 Data - Southfield --. --,.'--- Economic Development 5-8 �City of Southfield Comprehensive Master Plan Economic Development Framework Economic development is a vitally important priority in Southfield ' s new Comprehensive Master Plan. A healthy, high quality and growing economic base is the foundation for effective community building in the City. Unless the economic life of Southfield is strengthened, the City' s vision for a more vibrant, diverse and successful community will be undermined. and business travel accommodations also make Southfield an ideal location for conventions, conferences and business meetings. • Weak Regional Economy: The economic basis for much of greater Detroit and southeast Michigan have exhibited a pattern of slow economic, market, business and job growth over the past two decades or more. In large part, this slow growth pattern is caused by tht~ longstanding concentration of slowly growing or declining manufacturing industries; most of which still depend heavily on the automotive marketplace. Regional economic development efforts have expanded, and according to the latest annual report of the Economic Development Coalition of Southeast Michigan some progress is being made. In 2007 , the Coalition helped 177 economic development projects create just over 16,000 new jobs and $4 billion in new business investment across the region . Another 9,500 existing jobs were retained through assistance by the Coalition. • First-Tier Suburb Characteristics: The economic and social chailenges facing Southfield are not unfamiliar to America' s other first-tier suburbs, like Beachwood, Cleveland Heights, Shaker Heights, and Lakewood in the Greater Cleveland area. In short, first-tier communities have witnessed many of the same economic and social problems besetting the large central cities on which they border. • Limited Land for Development: A central issue for Southfield, as well as most first-tier suburbs, is a very limited supply of available and developable land for future residential, commercial , office and industrial development. While the City has made considerable efforts in the past to clean-up and recycle its available land supply, much greater attention must be given to this issue, as the plan recommends in Chapter 6 Managing Land Use for the Future. It will be especially important for Southfield to continue planning, improving and developing incentives to existing business areas, such as City Centre, Cornerstone Development Authority District, Northwestern Highway Corridor area, Central Business Park, Bridge Street/Southfield Commerce Center, and American Commerce Centre. • Slipping Community Educational Attainment: For years, Southfield ' s schools were seen as being among the best in the region. While still Southfield stands at an economic crossroads. If the City' s economic base remains on its current slow growth trajectory, business and employment opportunities for residents and the City as a whole will diminish. Southfield will lose stature as a community of choice for resident, office and retail trade development. On the other hand, armed with a strong economic development game plan as part of its new Comprehensive Master Plan, Southfield will be better prepared to weather the economic storm that ravaged both Southeast Michigan and Michigan ' s economies. At present, Southfield still has a chance to give shape to a better economic future for the community and its businesses and residents, but time is running out. The City and its public and private sector economic development partners must work harder and smarter in retaining and expanding existing businesses and jobs, recruiting new job-creating businesses to the City, and accelerating entrepreneurship in new and diverse industry sectors. Examples of these sectors are advanced automation, nanotechnology, advanced medical services, information technology services aimed at established and emerging industries, professional and technical services, and specialty retail trade. Strategic Economic Development Trends The City economic base is currently dominated by the following strategic trends: • Strategic Location: Southfield continues to offer a highly strategic location for businesses and employment within the region. This is an economic development advantage that will continue to work for Southfield for some time in the future. Southfield's central location provides easy access to numerous metro-area arterials freeways and air transportation. Southfield'; central location places it just 20 minutes away from almost every major greater Detroit area destination. The City ' s extensive hotel industry Southfield -7"- --.~ Economic Development 5-9 �City of Southfield Comprehensive Master Plan good in many respects, there has been some slippage in educational outcomes as shifting demographics and other issues have created added pressures for the schools. Southfield must keep its schools strong to ensure that an educated residential workforce exists for the future. Southfield educators must ensure that their graduates possess the essential math, science, writing, reasoning, creative and social skills demanded by employers today. A number of school-business partnerships exist now in the community. These must be maintained, and new ones developed, especially in fast growth career areas like advanced healthcare services, information technology and communications, and business entrepreneurship. ■ ■ ■ Aging Business Real Estate: The City's office building base is aging. Since 1990, only 7 .3 percent of the City's office space was built; 8. 7 percent of its industrial space; 7 .1 percent of its retail space; and 12.4 percent of its shopping center space. These numbers suggest property owners, tenants and the City will need to work closely in the future in improving existing retail, office, and technology/light industrial space, and build new space where existing will not meet future market needs. ■ Weak Retail Sector, Not Aligned to Community Needs in Places: Interviews and Victim of Corporate Restructuring: Many of the business and job losses in Southfield, as well as the surrounding region, have been triggered by corporate restructuring and downsizing and the globalization of the area's once strong manufacturing industries. Fortunately, the City continues to boast a strong corporate base that includes employers like Lear Corporation (world headquarters), Denso International (North American headquarters), BASF, GE, Honda Research and Development America, Eaton Corporation, Sverdrup Technologies, Panasonic Automotive Electronics, Autoliv Electronics, AT&T, Verizon, Sprint, Comcast, IBM, Microsoft, UGS Corporation, Sun Microsystems, and Cisco Systems. Creating a competitive environment for their future growth is a major priority of this plan. ■ office space within the City, Southfield is the home of a large number of corporate and entrepreneurial business office users. Some examples of these companies were listed earlier. The City's office base is its leading economic sector, which makes an important economic contribution directly and indirectly through the jobs and payroll it creates and the taxes it contributes. While some of the City's major office users face major business challenges, most remain strong. Stiff Business/Job Competition: Nearly all Southeast Michigan communities have bolstered their economic development efforts for business retention and expansion, recruitment, and entrepreneurial development. Southfield has an effective economic development effort, but this effort must be expanded in the future to help more businesses, entrepreneurs and job-seekers. A review of economic development efforts in surrounding communities, like Troy, Livonia, Farmington Hills, West Bloomfield, and Novi indicates these communities will give increased attention to developing new office, technology, and retail businesses and jobs. Many of these communities, especially those to the west, are better equipped with available land for future development. Still Strong Office Sector, Despite Some Losses: With over 26 million square feet of (20Uthfi_e ld public meetings point to the need for some realignment and expansion of the City's retail trade base. City residents and employees working in the City point to the need for a wider variety of retail shopping services, including more restaurants, especially higher quality and mid-priced establishments, specialty clothing shops, home furnishing, food and grocery stores, and fitness and wellness related services. Currently, 11-12 percent of the City's business real estate base is retail in nature. Much of this space is located in smaller older shopping strips along the City's major transportation corridors. The future of Northland Mall is a major issue, hopefully an opportunity to strengthen the variety and quality of this retail and consumer services center will become available to residents of the City and region. ■ Neutral to Weakening Economic Image: A positive community image is an important ingredient for economic development. Southfield must give greater attention to building and communicating its business image. At one time, Southfield was well recognized both regionally and nationally as a major thriving office service center. According to interviews and meetings with local and regional business leaders, this image has weakened in some ways as the community has seen a slowing of its Economic Development 5-10 �City of Southfield Comprehensive Master Plan business and residential growth. Southfield is seen as a central place for business, but it is not clear what differentiates Southfield from other community locations in Southeast Michigan. The City's transportation access advantages seem clear enough, but what is less clear is that the City can meet the real estate space needs of employers and that Southfield will not fall prey to the serious social and economic problems besetting other communities in the metro region. An important aspect of Southfield's future business image must be that it can offer quality coupled with affordability. • • • Industrial Sector, Very Small and Growing Slowly: Unlike some of its neighboring communities, Southfield's economic base has never been dominated by manufacturing. Instead, Southfield has relied heavily on its office base as an economic catalyst. It is very unlikely that the City will grow its manufacturing base to any great extent in the future because of the sharp decline in the region's industrial sector and the fact that other Southeast Michigan communities have established themselves already as manufacturing centers. Instead, Southfield's future, beyond office, is technology business related. The City is already off to a good start as a technology center with more than 350 hightechnology, information-technology, and telecommunications firms in Southfield. Need for Greater Business & Industry Diversity: It is clear that increased industry diversification will be important to Southfield's future economic stability. In particular, additional technology sector, entrepreneurial office, research and development and specialty retail businesses will be important to the City attaining its overall economic development goals. While retaining existing corporate office users is vitally important, greater attention must be given to increasing the number and variety of new entrepreneurial businesses. Economic development research by the Kauffman Foundation in Kansas City points to the fact that entrepreneurial businesses that are owned by local residents tend to remain longer in a community than many other types of businesses, such as branches of large office and manufacturing companies. Not Capitalizing Fully on Daytime Worker Dollar: This is a reality for Southfield and many other communities with large daytime populations. Southfield's daytime population is close to 175,000, which points to a large market for desired retail trade and consumer services that currently do not exist in the community. Major office property owners in the community indicate their willingness to work with the City in increasing these types of opportunities. These services must be of the right type and they must be located within an easy walk of the City's major office districts. • Entrepreneurial Sector Weakening: Interviews with local business leaders indicate that the City's entrepreneurial sector is weakening as longstanding locally-owned businesses grow older. While the City has seen some new business starts, it does not appear that these births are growing fast enough. First-tier suburbs like Beachwood, Ohio (located in the Greater Cleveland area) has seen the same trend and is working to combat this by growing new technology related businesses built by local and out of town entrepreneurs. Beachwood is giving major attention to the attraction of Israeli technology startups. The City's large Jewish population is a magnet helping to attract these businesses. Nearly 20 of these startups have landed in the City over the past 4-5 years. Recommendations Taking these important trends i~to account, all signs point to the need for an expanded economic development effort by the City in the future. As discussed in Chapter 2 (Governing Principles, Goals and Recommendations), a multi-faceted action strategy must be adopted by the City. While direct economic development services must be increased, equal attention must be given to sparking economic development through land use, transportation, and housing. Southfield must approach economic development in the future through a more integrated strategy that links planning, zoning, transportation and other City services. In addition, the City must continue to work on strengthening its local business and community partnerships while building even stronger external partnerships with Oakland County, the State of Michigan, various regional economic development groups, and various business associations. The Comprehensive Master Plan can be a powerful tool preparing the City and its partners to strengthen economic development across the City. As a starting Economic Development 5-11 �City of Southfield Comprehensive Master Plan point, the top three economic development goals that should receive the greatest attention: 1. 2. 3. Strengthen the City's major business areas. Help Southfield employers become more competitive. Encourage and assist with local economic diversification. The specific strategies to achieve these goals are identified in Chapter 2. Actions focused on these goals will ensure that Southfield positions itself for not only better immediate economic development opportunities, but longer term initiatives that will foster sufficient job growth, capital investment and revenue generation. These top three goals wilJ provide the City with a stronger foundation for future growth, which is most important. ~uthfielq_ Economic Development 5-12 �City of Southfield Comprehensive Master Plan 6 Managing Land Use for the Future Goals • Create a diversified and balanced mixture of land uses that will support the economic vitality, tax base and livability of the City. • Offer unified , well-organized residential neighborhoods that provide a traditional , livable environment for the City's residents. • Provide for an appropriate amount of commercial , office, and industrial uses, located for convenience and safety, resulting in aesthetic business areas in the City. . Land Use Characteristics Southfield is an urban city that is predominantly developed. In 2005, approximately 4 percent of land in Southfield was undeveloped. Therefore, new development can be expected to occur slowly, with most new development expected to be in the form of redevelopment and infill. Between 1990 and 2000, the City's residential density increased slightly, indicating that new development is occurring at a somewhat higher intensity than in previous stages of Southfield's development. Existing Land Use Table 6-1: Southfield Land Use, 2005 The collection and analysis of existing land use represents one of the most important steps in the Comprehensive Plan update process. The analysis of such information not only identifies what and where particular uses exist, but also provides insight as to where future development might occur, as well as where land use conflicts exist or may develop. Land use planning is the primary tool communities use to correct or avoid land use conflicts and to create sustainable and supportive land use arrangements. Land use conflicts occur when incompatible uses are located adjacent to one another, with various negative short- and long-term impacts. In time, these nuisances can lead to depreciation of both affected properties. Conversely, opportunities for future development that might greatly benefit the general health and welfare of a community can also be identified as part of the same process. Land uses that may be conflicting in proximity may be assets when arranged appropriately. Industrial operations and single-family neighborhoods are a good example of uses that can cause tremendous conflict when located in close proximity but can serve as tremendous assets to a community when located properly. Land Use Acres Agriculture Single-Family Residential Large Lot Medium lot Small Lot/Attached Multiple-Family Residential Low Rise Mid/High Rise Mobile Home Park Commercial/Office Community Commercial Regional Commercial Office Industrial Light Industrial Public/Institutional Recreation/Conservation Transport/Utility/Comm. Extractive Vacant Water Right-of-Way Total Southfield % # 0% 0 40% 6,746 3,465 2,575 706 21% 15% 4% 1,300 8% 7% 1% 0% 12% 3% 3% 6% 2% 1% 8% 5% 1% 0% 4% 0.6% 18% 1,099 200 2,010 560 430 1,020 350 129 1,409 783 231 729 106 3,027 16,819 - Oakland Co. # % 20,359 4% 227,839 39% 13,031 2% 3,520 18,464 1% 3% 17,945 3% 19,683 78,801 6,285 6,091 74,475 35,035 59,018 580,543 3% 14% 1% 1% 13% 6% 10% Source: Oakland County Land Use Program, LSL Planning, Inc. Managing Land Use for the Future 6-1 - �Map 6-1: Existing Land Use Southfield Comprehensive Plan Legend Land Use Residential Single Family (>20,000 sqft) II Single Family (9,000-20,000 sqft) Single Family (<7,500 sqft) II Lathrup Village Multiple Family (Low Rise) Multiple Family (MidiHigh Rise) Commercial/Office Office II Local/Community Commercial Regional Commercial Civic II II Public/Institutional Recreation/Conservation Road Right-of-Way Other II Industrial Light Industrial • Transportation/Utilrty/Communication Water ~ o Vacant 0.5 lllll:::J• :=: 1---0.25 Miles 0 �City of Southfield Comprehensive Master Plan A~ seen in Table 6-1. single-family residential homes comprised the largest portion or land uses in Southfield in 200.S (-W percent). followed by rightsof-way ( 18 percent), commercial and office uses ( 12 percent). multiple-family uses (8 percent) , and public/institutional uses (8 percent) . By comparison, Oakland County was approximately 17 percent undeveloped when com,idering vacant and agricultural lands. ln the County. l:>ingle-family resi<lences comprised approximately 39 percent of the land area, followed by recreation and conservation lands ( 1-1- percent). vacant lands ( 13 percent). and rights-of-way (IO percent). Among the most significant differences in land uses hctween Southfield and Oakland County arc the higher concentration or commercial and office u~cs. transportation rights-of-way, and multiple-family resiliences and the lower concentration of recreation and conservation lands in Southfield. Map 6- l shows the distribution of lan<l uses in Southfiek.l in 1005 . Tabk 6-2 provides definitions of the land use categories used in the map and throughout this Chapter. Agriculture. Agriculture has not hem a significant land use in Southfield in recent decades. Oakland County historical land use data indicates that only -+ acres of Southfield was devoted to agricultural uses in 1966. By 2005. those agricultural lands had disappeared. Single-Family Residential. Single-family residences make up the largest land use in Southfield by a large margin, covering more than twice as many acres as the second largest category. Single-family homes arc fairly evenly distributed thrnughout the community except in the areas northwest or town and along the major thoroughfares where relatively fow singlefamily homes exist. Most ::.ingk-family home~ were constructed in the I %Os and 1970s. These structures have generally Table 6-2: Existing Land Use Categories Agriculture: Land used as cultivated farm land. orchards. or for livestock activity. with or without related farn1 structures. Single-Family: Parceb having three or fewer unit per building in predominately residential use . Large Lot: Single-family residences on parcels larger than 20.000 square feet. Medium Lot: SingJc-family residences on parcels between 9.000 and 20.000 square feel. SmalJ Lot/Attached: Single-family residences on parcels smaller than 9.000 square feet. Multiple-Family: Parcels having four or more units per building in predominately re idcntial use. incluJing apartments. condominiums. row houses, and ten-aces plus any associated streets, service drives. and community area such as yards. clubhouses. anJ pool . Hotels. motcb. campgrounds. and mohile home parks are excluded from this category. Low Rise: Multiple-family structures three stories tall or le~s. Mid/High Rise: Multiple-family structures taller than three ~tories. Commercial/Office: Parcels used for wholesale, retail. office, entertainment, or services, including tho~e uses predominately at street level on multi-functional structure~. plus related contigu )US acce sory uses uc.:h as parking areas and service drive~ . Local/Community Commercial: Parcels with commercial useq not including offices. which primarily serve the local community. Regional Commercial: Parcel - with commercial uses. not including offices. which draw significant user from heyond Southfield. Office: Parcels used prirnarjly for office!:>. including office tower<;. ortice parks. and indi ·idual office building.·. Industrial: Land used predominately for manufacturing or on which matenaJs or article, arc processed or semi-proce scd, hut not retailed, including associated , torage areas, and warehousing. Commercial waste disposal sites. land fill operations, and junk yards are also shown as industrial. Light Industrial: Land used predominantly for wholesale activities. warehouses. and low-intensity industrial operations that have no impact on neighboring parcel · or di tricts. Examples or uses in thi category are warehou es. electronics assembly, small manufacturers, materials packaging, and research laboratories Public/Institutional: Parceb and facilitie~ that are held in the public interest and are usually exempt from real property Laxation plus any s-:rvice drive~ or roads m:-.idc the acLUal parccJ. Examples of this category are churches. educational facilities. governmental nlTiccc;;. hospitals, municipal parking facilities. day care centers, and cemeteries. $.QuthfielQ. Managing Land Use for th e Future 6-2 �- -,---------------Map 6-2: Future Land Use ' t t • Southfield Comprehensive Plan ---rar 1 1n Low-Density Single-Family Single-family homes on lots 20,000 sq. ft. or large r. permits complimentary small scale institutional uses. Moderate-Dens ity S ing le-Fam ily Single-family homes on lots less than 20,000 sq. ft., permits complimentary small scofe institutional uses. Low-Density Multiple-Family Townhouses & multiple-family units, generally under 2 stories. Moderate-Density Multiple-Family Multiple-family units over two stories. Local Mixed-Use r.. 0 E , C'_ity" of Primarily business in nature, mixture of neighborhood commercial service and office with accessory multiple-family uses. ' Lathrup Village Regional Mixed-Use Primarily business in nature, mixture of large scale commercial, service and office with accessory multiple-family uses. Office/Research Corporate and medical offices, research facilities television stations. ' J; Medical/Educational Institutions .r Hospital and college campuses. C ::, Light Industrial O' Wholesale, warehouse and industrial operations with minimal external impacts. c~,;;- E m i l r Industrial 0 i' Wholesale , warehouse and industrial operations. Public Parks and Recreation City owned or operated recreation facilities and open space. Private Parks and Recreation Privately owned or operated recreation facilities and open space. -- ~ 0 Technology Corridor Subarea Concentrated corridor consisting of high -tech office and research , with some support commercial interspersed. City Centre Subarea Mixed-use area that serves as the community meeting place or heart of Southfield. North Southfield Road Subarea Unique area that contains a mixture of multi-cultural retail and services. Cornerstone Development Authority Subarea Regional node for shopping, office, and healthcare services. 0.25 0.5 Miles □ ISL•~'~°''"".:. �City of Southfield Comprehensive Master Plan Recreation/Conservation: Land for which the pnmary purpose i.., for outdoor recreation or natural area conservation. This may include puhlic or private-oVvned parks, outdoor sporting cluhs. golf courses, marinas. campground<.;. or areas for which the primar purpose is preservation and consenation of unde eloped natural areas. Transportation, Utility & Communication: Pared~ that are dedicated entirely to utility or communication facilitie::i. containing above or below-ground utility or communication faci Ii ties. including electric and gas generating plants, tram,mis~ion line::i. booster and transtormer stations. related storage yard~. county drains. detention/retention basins etc. Airports. railroad yards, buildings related to utility and telecommunications companies. waste water treatment planLs. and water worh are included in this category. but road rights-of-wa) or transmission lines and utilities within easements that cross parcels dedicated to another pnmary use i':> not included. Extractive: Parcels that arc primarily useJ for '.->url'acc mining and extraction of materials such as gra\.cl. '.->tone. rnim:rals. ore. soil, or peat. Vacant: Any parcel not included in one ol the above dcfinilions. These include areas nol in a committed primary or accessory use. Vacant lands can be either undeveloped or developed. bul not in active use at the lime or this ~urvey . Water: Areas that are covered by water. Right-Of-Way: Areas thal arc predominately used for vehicular and rail Lransporlation. The:--c areas may also contain pede~trian walkway. utility easements. railroad cro~sings. and/or on-street parking areas. Source: Oal-..lanu County Land Use Program. LSI. Planning. Inc. been developed in subdivisions with curvilinear street patterns and medium lot sizes. Older structures have generally been developed on more grid-like street pallerns and smaller and narrower lots. while newer structures have generally been developed on cul-desacs with large. wide lots. The newest single-family subdivisions have been developed along the City's western boundary along Inkster Road. Multiple-Family Residential. Multiple-family residential land uses include apartments. condominiums. townhouses and nm houses. These land uses comprise approximately l .:t=iO acres or 8 percent or Southfield's h)Lal area. Multiple-family residences arc often developed at significantly higher densities than other land uses and their lanJ consumption is generally low relative lo the numher of housing units. There are two subcategories of multiple-family residences: Low Rise and Mid/High Rise. Low Rise multiple-family parcels make up 7 percent of the City. while mid/high rise parcels make up approximately 1 percent. Mid/high rise parcels, especially apartmenL anJ condominium tower.. can house larger numhers of residents without consuming large parcels of land. As a result, the large number or multiple-family residential units in Southfield is not wc11 reflected by their acreage. Nevertheless, the share of land devoted to multiple-family residential uses is four times greater in Southfield than in Oakland County. Multiple-family residences in Southfield arc largely concentrated around the commercial and office uses. They often help provide buffers between low intensity single-family residential areas and higher intensity commercial and office uses. and can help support the nearby commercial uses. They arc generally accessed from major road thoroughfares. Commercial/Office. As the third largest land use category, commercial and office uses comprise a far larger share of Southfield's land than they do for the County. Commercial and office uses occupy over 2,000 acres of land in Southfield. or 12 percent or the land area. Because these businesses rely on automohile and vehicular access. the commercial and office land uses arc concentrated around the major transportation thoroughfares of M-10, Telegraph Road, and 8 Mile Road. and to a lesser extent along Southfield Road, Lahser Road, Greenfield Road, and portions of IO Mile and 12 Mile Roads. The significant acreage devoted to these land uses ~hows that Southfield is a major employment center for the metro area. Over the next few decades. employment estimates are projected lo grow only slightly before leveling off after 2015. as seen in figure 6-1 (sec next page). This modest growth reflects the largely developed character of the landscape. There are several important employment nodes in Southfield. Many of these were identified in Joel Garreau's 1991 book Edge City. An Edge City is generally described as any secondary city in a major Managing Land Use for the Future 6-3 �City of Southfield Comprehensive Master Plan metropolitan area containing a significant amount of retail and office space and a high enough concentration of jobs that its daytime population is greater than its evening population. Southfield is considered an Edge City, containing more than 26 million square feet of office space, 4 million square feet of retail, with employees from across the metro area commuting to work from other communities. Figure 6-1: Employment Projections 140,000 120,000 - 100,000 --- C: Cl) E > 0 C. E w 80,000 60,000 40,000 - ------ - - -- Industrial. Industrial uses include --------20,000 manufacturing plants and their Q -1--------------------associated warehousing facilities as well 201) "990 2000 2020 2030 2040 as high intensity commercial uses such Source: SEMCOG Regional Forecast as junk yards and waste disposal sites. Southfield has relatively few industrial land uses, comprising approximately 350 acres or 2 percent of the landscape. These uses are provide numerous outdoor recreational opportunities primarily concentrated along 8 Mile road and along to the residents of Southfield and are a significant Telegraph Road, south of 10 Mile. part of the quality of life they enjoy. Light Industrial. Light industrial uses include lowintensity manufacturing, assembly, and packaging of goods, as well as laboratories. Roughly 129 acres of light industrial lands are located in Southfield, making up less than 1% of the total land area. These uses are concentrated along 8 Mile Road, Lahser Road north of 8 Mile Road, and along the Telegraph Road corridor south of 9 Mjle Road. Public/Institutional. Public and institutional land uses are operated in the public interest and are typically exempt from property taxes. These uses include governmental offices, cemeteries, hospitals, educational facilities, and religious organizations. Approximately 1,400 acres (8 percent) in Southfield are devoted to these civic activities. They are well distributed throughout the community, many within residential neighborhoods. The largest public/institutional parcels include the Southfield Municipal Complex, the Lawrence Tech campus, Holy Sepulchre Cemetery, Word of Faith International Christian Center (former Duns Scotus campus), and the Southfield High School campus. Recreation/Conservation. Recreation and conservation land uses include public and private parks, golf courses, and conservation areas. In Southfield, these areas comprise approximately 720 acres or 4 percent of the City. These include the Evergreen and Beech Woods municipal golf courses, Plum Hollow golf course, Bauervic Woods Park, Valley Woods Nature Preserve, and the new Carpenter Lake Nature Preserve. These land uses Transportation, Utility, and Communication. Transportation land uses include state, county, and local road authority facilities as well as transit facilities. Utility land uses include facilities and lands occupied by gas, electric, water and sewer providers. Communication uses include transmission towers and other broadcast and telecommunication facilities and operations. These uses comprise 23 I acres ( I percent) of the land in Southfield. They include the WXYZ, WWJ, and WKBD facilities , the Greyhound Bus terminal, the Oakland County Road Commission yard, the Southeast Oakland Water Authority facilities , and the Detroit Edison hydrogen technology park. Vacant. Vacant land includes those parcels that are not in use and are not an accessory to an adjacent land use, such as a playground or storage yard. This vacant land has not been developed or is not currently in use and is most likely to be the target of future development. At the same time, these lands may be undesirable to developers due to restrictions of wetlands or access. Vacant lands represent approximately 720 acres (4 percent) in Southfield. Water. There are no major lakes in Southfield, so water bodies do not comprise a large portion of the landscape. Water makes up approximately 110 acres of Southfield. Several key waterways, including the Rouge River and its tributaries - Franklin Branch, Pebble Creek, and Evans Creek - flow through the City. Managing land Use for the Future 6-4 �City of Southfield Comprehensive Master Plan Right-of-Way. Transportation rights-of-way are lands owned by public and private transportation organizations for road corridors. Rights-of-way are required for on-street parking, turning lanes, future roadway expansions, highway shoulders, utilities, sidewalks and pathways. They are the second largest land use in Southfield, encompassing over 3,000 acres (18 %). They are only the fourth largest land use in Oakland County, covering 10% of the landscape. The large portion of land devoted to transportation rights-of-way are clearly visible in the land use map, particularly the large areas devoted to Southfield ' s many freeways and interchanges. Land Use Comparison Distribution of land uses in Southfield can be understood further by comparison to the distribution in similar sized cities in the area. The Oakland County cities of Farmington Hills, Troy, Novi, and Pontiac were selected for comparison based on the similarity of their population and land area. Table 62 shows the population, total acreage, and distribution of land uses for Southfield and each of the comparison cities. recreation/conservation land and industrial uses. Determining Factors Southfield has a number of opportunities and limitations that will influence future development. Positive influences on growth include excellent access from I-696, M-10 and Telegraph Road, as well as abundant employment opportunities. While the accessibility and high traffic volumes are a draw for commercial uses, other areas need to maintain a quiet residential setting. The future land use plan should guide the future development pattern of the community into a logical arrangement which maintains the character of Southfield, provides for economic development and ensures adequate services and land for a11 types of lawful land uses where there is a public need and a suitable location(s) in the City. The factors involved in determining future land use include: ■ ■ ■ Southfield stands out most significantly from its neighbors in the share of its land in multiple-family and office/commercial use. It has the highest share in both land uses. This is consistent with the view of Southfield as an employment and population center. Southfield has the smallest share of water, ■ ■ • Consistency with existing land use patterns. Relationship to uses in surrounding communities to ensure compatibility at city boundaries. Reduction in incompatible land use relationships. Creation of suitable land use transitions through intermediary uses like office between singlefamily and larger scale commercial uses. Suitability of the site for different land uses in terms of site size, features and adjacent uses. Maintenance of aesthetic qualities that contribute Table 6-2: Land Use Comparison, 2005 Population 2005 Acreage Agriculture Single-Family Multi-Family Mobile Home Office/Commercial Industrial/Light Industrial Public/Institutional Recreation/Conservation Transp/Util/Comm Extractive Vacant Water Rights-of-Way Southfield 76,818 16,819 0.0% 40.1% 7.7 % 0.0% 11 .9% 2.9% 8.4% 4.7% 1.4% 0.0% 4.2% 0.6% 18.0% Farmington Hills 80,223 21 ,309 0.0% 44.1% 7. 1% 0.2% 6.1% 4.1 % 5.8% 9.6% 0.4% 0.0% 4.1 % 1.1 % 17.4% Troy 81 , 168 21 ,524 0.0% 42.2% 3.7% 0.2% 9.7 % 7.5% 6.3% 5.9% 1.6% 0.0% 4.6% 1.2% 17.0% Novi 53, 115 20,019 0.5 % 24.6% 5.3% 1.5 % 7.7% 5.2% 4.0% 11.7% 1.6% 0.4% 18.7% 5.8% 12.8% Pontiac 67,331 12,98 3 0.0% 24.1% 4.1% 0.5% 6.1% 12.5% 9.9% 5.7% 3.1% 0.0% 14.4% 2.5% 17.1% Sources: US Census Bureau Population Estimates, Oakland County Land Use Program ~uttlfield. Managing Land Use for the Future 6-5 �City of Southfield Comprehensive Master Plan • • • • • • to the community character and quality of Jife. Existing p1anning policies and zoning regulations. Availability of infrastructure including utilities, roads and community facilities. Average daily traffic volumes on adjacent streets. Preservation of natura] features and consideration of the effects of development on the environment. Market conditions for various land uses. Goals of the Plan that express the community character desired by residents. the desired design and access. • • • • Future Land Use Plan Southfield' s future land use plan establishes land use categories, illustrates the location of planned land uses and provides strategies for implementation. This section also provides a rationale for the placement of preferred land uses and the intensity of those uses. The p]an serves as the primary policy guide for future land use decisions, investment in public improvements and coordination of public improvements and private development, recognizing that new situations and opportunities that cannot be foreseen may arise. The p1an presents an idealized future indicated by the growth patterns in the City. The plan, however, also provides practical guidance for local decision-makers regarding current issues. The recommendations in this p]an are designed to be flexible , provided that they support the overal1 governing principles and goals of this plan. Deviations from and changes to the future land use plan should be carefully considered to ensure that consistency with the governing principles and goals of this plan is maintained when making decisions on planning and development matters. Development trends and the character of specific areas may change over time and deviations from the future land use plan may be appropriate where the deviation is not contrary to the governing principles and goals of this plan. A listing of the future land use categories as illustrated on Map 6-2: Future Land Use and a brief summary of each category is listed below, followed by a more detailed description of the location, objective, land uses, and general character description for each category. Descriptions of four more .sp~cific subareas follow the land use category descnpt10ns. These subareas identified during the process warrant a greater level of flexibility in future land uses and a higher level of guidelines detailing ~ uthfield. • • • • • • • • • • • • Low Density Single-Family Residential. Single-family homes on lots 20,000 sq. ft. or larger, permit complimentary small scale institutional uses . Moderate Density Single-Family Residential. Single-family homes on lots less than 20,000 sq . ft. , permit complimentary small scale institutional uses. Low Density Multiple-Family Residential. Townhouses and multiple-family units, generally under 2 stories. Moderate Density Multiple-Family Residential. Multiple-family units over 2 stories. Local Mixed-Use. Primarily business in nature, mixture of neighborhood commercial, service and office with accessory multiple-family uses. Regional Mixed-Use. Primarily business in nature, mixture of large scale commercial, service and office with accessory multiple-family uses. Office/Research. Corporate and medical offices, research facilities, TV stations. Educational/Medical Institutions. Regional college or hospital campuses. Light Industrial. Wholesale, warehouse and industrial operations with minimal external impacts. Industrial. Wholesale, warehouse and industrial operations. Public Parks and Recreation. City owned or operated recreation facilities and open space. Private Parks and Recreation. Privately owned or operated recreation facilities and open space. Technology Corridor Subarea. Concentrated corridor consisting of high-tech office and research. City Centre Subarea. Mixed-use area that serves as the community meeting place or heart of Southfield. North Southfield Road Subarea. Unique area that contains a mixture of multi-cultural retail and services. Cornerstone Development Authority Subarea . Regional shopping and medical office destination. Managing Land Use for the Future 6-6 �City of Southfield Comprehensive Master Plan Low Density Single-Family Residential Single-family homes on lots 20,000 square feet or larger Location. Primarily located in the southwest portion of the City, west of Telegraph Road, south of 11 Mile Road. Pockets also exist between 9 Mile and 10 Mile just east of Telegraph, south of 13 Mile Road between Southfield and Greenfield Roads, and in the neighborhoods surrounding the 12 Mile and Telegraph intersection. Objective. Low Density Single-Family Residential in Southfield should protect the vitality of existing, high-quality neighborhoods. Areas located on natura1ly constrained lands should promote use of an open space cJustered design to allow a reasonable number of homes while preserving the area' s natural resources and creating high-quality neighborhoods. Land Use. This designation is intended to accommodate single-family homes on lots that are half an acre or larger and roughly corresponds with the R-E zoning district. Where natural features constrain the buildable area of a development, clustered development with permanently dedicated open space should be encouraged to preserve Southfield's natural resources. Accessory and support uses such as small to moderate sized churches, parks and schools may be considered, provided they do not disrupt the character of the neighborhoods. Such uses should be considered special land uses within the single-family districts to ensure compatibility. Southfield --;:7'" - - Home occupations in neighborhoods have been an item of discussion in the City. Southfield currently does not allow home occupations, a profession carried on by an occupant of a dwelling as a secondary use which is subservient to the main residential use. Today's business climate lends itself to people working out of their homes, and most communities accommodate it, with some parameters to ensure the residential nature of the neighborhood is protected. Regulations should be considered that permit small scale home occupations provided they do not physically alter the appearance of the dwelling, do not increase traffic volume and do not require additional parking. General Character Description. To protect the vitality and character of the existing Low Density Single-family Residential neighborhoods in the City, development in these areas should continue to follow the traditional neighborhood design principles that currently prevail in these areas. Infill and redevelopment in existing neighborhoods must be compatible with the surrounding environment, including massing, size, spacing and architectural styles that are compatible with the surrounding established residential neighborhoods. Street design in new developments should include an interconnected street system, sidewalks, street trees and adequate lighting. Managing Land Use for the Future 6-7 · �City of Southfield Comprehensive Master Plan A unique low density single-family area is found on Farmbrook Road, north of 12 Mile Road between Franklin and Telegraph Roads . This area has a distinct rural character and potential geological issues that need to be considered during any potential redevelopment. While the density may be increased slightly, homes in this areas should still fall within the low density category and take advantage of the unique water features. The design of Farmbrook Road shall retain its open and rural character. Any redevelopment options should consider clustering the development to retain open space. Managing Land Use for the Future 6-8 �City of Southfield Comprehensive Master Plan Moderate Density Single-Family Residential Single-family homes on lots less than 20,000 ~quare feet Location. The majority of the residential neighborhoods within Southfield fall into this category. Objective. Moderate Density Single-Family Residential development contributes to the goal of providing a larger variety of single-family housing types and price ranges to accommodate residents in all stages of life. This variety should include residential development designed to attract young professionals from other areas to begin and grow their careers. Furthermore, the higher density singlefamily residential development allows for increased walkability and pedestrian connections to nearby commercial, institutional, and civic uses. Land Use. This designation is intended to accommodate single-family residential development on lots that are smaller than half an acre. Lot sizes can range from 7,500 square feet up to 20,000 square feet and corresponds generally with the R-A and R-1 through R-4 zoning districts. Accessory and support uses such as small to moderate sized churches, parks and schools may be considered, provided they do not disrupt the character of established neighborhoods. Such uses should be considered special land uses to ensure compatibility. Home occupations should also be explored, as discussed in the Low Density SingleFamily Residential category discussed on the previous page. Southfield ' - ~----;-- General Character Description. To protect the vitality of the existing Moderate Density Singlefamily Residential neighborhoods in the City, development in these areas should continue to follow the traditional neighborhood design principles that currently prevail in these neighborhoods. Infill and redevelopment must be compatible with the surrounding environment, including the massing, size, spacing and architectural styles that are compatible with the surrounding established residential neighborhoods. Street design in new developments should include an interconnected street system, sidewalks, street trees and adequate lighting. These neighborhoods face many challenges as the lots are often smaller than desired for modem home expansions or new development. Future reinvestment in these neighborhoods will need to provide spacing between homes adequate for emergency service, while maintaining the traditional neighborhood design principles that currently prevail. Managing Land Use for the Future 6-9 �City of Southfield Comprehensive Master Plan One unique area shown for moderate density singlefamily development is along 9 Mile Road, just west of Telegraph Road. In the midst of this residential area are several farm markets. Through the years, these markets have become part of the neighborhood ambiance. The Plan suggests the existing markets should be encouraged to remain, and that minor expansions to the uses would be considered with corresponding improvements to the site to improve appearance and access once conditional zoning is approved. Currently the markets are nonconforming, meaning the land is zoned residential so no other business use is permitted. If the current uses cease, any redevelopment should be residential. Another area that requires additional discussion is the eastern frontage on Evergreen Road between 9 Mile and 10 Mile Roads. Located across the street from the Word of Faith Christian Center and accessed off of a busy north-south arterial in the City, uses other than single-family residential may be appropriate if well designed. Small scale office and multiplefamily uses may be considered along this stretch if the buildings are designed with a residential appearance and are well buffered from the established neighborhood to the east. ~ 11thfield. "' Managing Land Use for the Future 6- 1O �City of Southfield Comprehensive Master Plan Low Density Multiple-Family Residential Townhouses and multiple-family units, generally under two stories Location. Scattered throughout Southfield, Low Density Multiple-family Residential uses are usually found on major roads and abutting non-residential areas. Objective. Low Density Multiple-Family Residential is intended for residential land uses at a higher intensity, or density, than the single-family areas, with the objective to promote a mixture of housing opportunities throughout the City. Multiplefamily residential development allows for increased walkability and pedestrian connections to nearby commercial, institutional, and civic uses. The Low Density Multiple-Family Residential designation offers home ownership possibilities not typical of higher density multiple-family areas. This designation also works well as a transitional use by buffering lower intensity single-family uses from higher intensity commercial uses and roadways with higher traffic volumes. Land Use. Intended land uses within Low Density Multiple-Family Residential areas include attached single-family buildings, duplexes or low density multiple-family developments. This includes townhouses, attached condominiums, apartments and senior housing developments under two stories. The expected density range of this classification is up to 30 units per acre and corresponds with the R-T and R-M zoning districts. General Character Description. Low Density Multiple-family Residential development should include high-quality design that emphasizes pedestrian connections with surrounding uses, provides alternative housing options, and act as a buffer between single-family neighborhoods and higher intensity uses. Future development under this designation should be designed to maintain a neighborhood scale and character so as to limit potential adverse impacts to adjacent single-family areas. New development should possess innovative design elements that are consistent with the residential character of the City such as ranch-style units or stacked condominiums with individual entrances that are more common in owner-occupied units. Some areas will be appropriate for cluster development in order to protect open space and preserve key natural features while still permitting adequate density. The area on the east side of Berg Road north of 8 Mile Road is an example of a site that is suggested for cluster development. Managing Land Use for the Future 6-11 �City of Southfield Comprehensive Master Plan Moderate Density Multiple-Family Residential Multiple-family units over two stories Location. Moderate Density Multiple-Family Residential areas are generally located on major roads such as along Telegraph and Greenfield Roads, Northwestern Highway, or near activity nodes such as Northland Mall and Providence Hospital. Objective. Moderate Density Multiple-Family Residential development in Southfield contributes to the goal of providing a wide variety of housing types and price ranges to accommodate residents of all lifestyles. Multiple-family development provides living options with pedestrian connections to nearby commercial, institutional, and civic uses. They provide both affordable housing in the City and homes for those seeking low and no maintenance ownership opportunities. These developments may also cater to the growing older age segments of the population. General Character Description. Moderate Density Multiple-Family Residential development should possess innovative design elements that are consistent with the character of the City. The design of the multiple-family buildings should complement adjacent single-family neighborhoods, but may feature buildings with first-floor communal entrances that emphasize pedestrian connections with nearby shopping and transportation opportunities. Careful site and building design is needed for these uses to ensure resident safety. Use of Crime Prevention through Environmental Design (CPED) techniques are recommended for sites within this designation. Land Use. Permitted land uses within Moderate Density Multiple-Family Residential areas include a variety of multiple-family developments, with a focus on apartment or loft complexes, and senior housing over two stories in height. The expected density range of this classification is from 30 to 60 units per acre and corresponds with the RMM and RMU zoning districts. Managing Land Use for the Future 6-12 �City of Southfield Comprehensive Master Plan Local Mixed-Use Primarily business in nature, mixture of neighborhood commercial, service and office with accessory multiple-family uses Location. Local Mixed-Use nodes are found strategically throughout the City. Primarily located at intersections of Mile Roads and corresponding north/south arterials, Local Mixed-Use areas are also found along many of the Mile Roads, Greenfield, Southfield, and Lahser Roads. Objective. Local Mixed-Use areas provide convenient and easily accessible businesses and services, along with alternative housing options in a concentrated area. These nodes of activity are intended to include uses that support nearby residential neighborhoods without adversely impacting the residents. The localized, neighborhood configuration of these nodes promote local trips and walkability. Land Use. Uses within Local Mixed-Use areas include a mixture of residential and non-residential uses, both vertically and horizontally. This includes live/work units, upper story residential units, attached townhouses, multiple-family buildings, small-scale retail establishments of less than 20,000 square feet, personal service businesses, restaurants and offices. Businesses considered appropriate should conveniently serve the immediate neighborhoods, within a one-and-a-half-mile radius. General Character Description. With a stronger focus on building form rather than land use, sites within the Local Mixed-Use designation should be integrated into surrounding neighborhoods. This can ~outhfi~-9. be accomplished through traditional design elements that replicate the character of adjacent neighborhoods, promote walkability within the area, and provide shared access whenever possible. Redevelopment should focus on requiring consistent site upgrades as development occurs, including improved site design, access management, building facades and landscaping. Generally, parking areas should be in the rear or side rather than in the front of the building. The scale and size of the developments in these areas should be limited to promote a pedestrian scale environment, minimize traffic impacts and be compatible with adjacent neighborhoods. In addition, adequate buffering shall be provided to minimize noise and light impacts on the residential neighborhoods. A couple of sites exist on Franklin Road, just west of Telegraph that are currently used as single-family homes. Redevelopment of this area should consider low intensity mixed use residential and office, with limited commercial uses. Any redevelopment of these sites will require deep buffers and residential design to be consistent with the neighborhood to its west. Managing Land Use for the Future 6-13 �City of Southfield Comprehensive Master Plan Location. Regional Mixed-Use centers are located around existing nodes of activity at Northland Mall, certain sections of 8 Mile Road, along Northwestern Highway and Telegraph north of I-696. Objective. Regional Mixed-Use uses tend to cater to automobile traffic from a broader market area and provide a wide variety of businesses and services to residents, employees and visitors to the metro Detroit region. These regional nodes of activity are intended to include uses that support residential neighborhoods without adversely impacting the residents. Land Use. Uses within Regional Mixed-Use areas promote a mixture of residential and non-residential uses, both vertically and horizontally. This includes live/work units, apartment complexes, senior housing, a variety of large and small scale retail establishments, personal service businesses, restaurants and offices. These areas may contain hotels, movie theaters, drive-through restaurants and dealerships as well. The larger scale of these areas will require a large amount of floor space and parking, as they cater to a regional market. Southfield --.~ ;;;;;,- General Character Description. Similar to the Local Mixed-Use designation, the focus in the Regional Mixed-Use designation is not particularly on use but on form and layout of the site. Since much of these areas are already developed, the challenge will be in encouraging redevelopment and consistently requiring site upgrades as development occurs. These upgrades include improved site design, access management strategies to improve traffic circulation both in the roadway and between businesses, higher quality and diversified building facades, sustainable landscaping, etc. New development should be of unique design, placement, and architecture, with a mixture of uses to strengthen these existing regional nodes. An existing singlefamily residential node exists on the north side of 12 Mile Road just east of Inkster Road. While the lots near 12 Mile should remain, the north end of this subdivision could be identified for expansion of either multiple-family condos to the west or as office and retail uses along Northwestern Highway. Managing Land Use for the Future 6-14 �City of Southfield Comprehensive Master Plan Office/Research Corporate and medical offices, research facilities. TV stations Location. Office/Research uses are focused along the service drives to 1-696 and M- 10 and within the American Commerce Center on 11 Mile Road. Objective. Office/Research uses are important to the City as they diversify the tax base, balance traffic flow associated with residential/commercial uses, and provide employment opportunities. Land Use. Representative uses include corporate headquarters, research facilities and centers, technology or pilot testing facilities, micro-electronic and biotechnology uses, and certain industrial operations such as pharmaceutical production that are compatible with others uses envisioned within the designation along with a limited amount of commercial uses such as hotels and restaurants. General Character Description. While the definition of Office/Research is somewhat broad, the intent is to concentrate certain compatible uses in a planned, campus-like setting with more extensive landscaping, higher quality architecture and more site amenities than typically found in general industrial areas. Outdoor storage of materials and equipment is limited, with screening required where it is to occur. Ancillary commercial uses should only be permitted if the following criteria could be met: • • • The amount of commercial will not materiaily erode or diminish the property available for the Office/Research uses. The commercial uses would include those to serve both nearby residents and employees and visitors to the Office/Research uses. Traffic impacts should be addressed, as commercial uses tend to generate more traffic than Office/Research uses. Managing Land Use for the Future 6-15 �City of Southfield Comprehensive Master Plan Location. Educational/Medical Institutions include the existing facilities and planned expansion areas around Lawrence Technological University at the Lodge Freeway and IO Mile, Oakland County Community College and Providence Hospita], both located off of 9 Mile in the City's southeast comer. General Character Description. These campuses are park-like settings with integrated site design and access. Future expansion of these facilities should be consistent with the existing campus, respect surrounding land uses, and provide a balanced mixture of uses that minimizes off-site impacts. Objective. These institutions provide local choices for high quality medical and educational opportunities located within the city of Southfield. In addition, they serve as a regional draw for people to come to the City, thereby enhancing the City's local economy. Expansion plans for Lawrence Technological University should be encouraged by the City and should be directed towards the area immediately to the west of the existing campus. Land Use. This category includes regional college and hospital campuses with a complementary mixture of uses. Included in this category are Lawrence Technological University, Oakland County Community Co11ege, Providence Hospital and related offices, residences, and other ancillary uses. Managing Land Use for the Future 6-16 �City of Southfield Comprehensive Master Plan Light Industrial Wholesale, warehouse and industrial operations with minimal external impacts Location. Light Industrial areas are focused in the southern portion of the City, off of 8 Mile Road, at Lahser Road and a small portion on East Street. Objective. Light Industrial is in tended for a variety of lower intensity industrial operations, such as light manufacturing, and assembly, research, and technology and industrial offices. Light Industrial developments are an important source of employment and tax base, and have significantly less impact on surrounding areas than Industrial uses. General Character Description. Redevelopment of Light Industrial areas should include improved site design, access management tools, attractive building facades and significant landscaping to establish a park-like setting. Similarly, new development should take the form of a design-controlled, industrial/ research park, with integrated site planning. The planned industrial centers provide an environment for a mix of office, commercial, light industrial, and research uses within a contro11ed environment. External nuisances, such as noise and odors, should be minimized through design and activity restrictions. Land Use. Appropriate uses for the Light Industrial district include high-tech industries, research laboratories, light assembly operations and corporate offices. Commercial uses that support industrial activities are encouraged in these areas. Heavy, smokestack industries and large warehouse operations dependent on heavy trucking or rail are not intended for this district. Managing Land Use for the Future 6-17 �City of Southfield Comprehensive Master Plan Location. Industrial areas are limited to three distinct areas located off of 8 Mile Road. Objective. Due to the City's access to major transportation routes, industrial uses could play an important role in the economy of the City. While such uses are desirable in terms of tax base and job creation, they must be located appropriately so as to limit adverse impacts to lower intensity uses. Land Use. Appropriate uses for the Industrial district include high-tech industries, research laboratories, light assembly operations and corporate offices. Commercial uses that support industrial activities and provide complementary services are encouraged along major arterial roads. Heavy, smokestack industries and large warehouse operations dependent on heavy trucking or rail are not intended for this district. General Character Description. Areas with Industrial designations require special planning and site design. The operation of these uses may involve heavy truck traffic, outdoor storage, rail access, odors and noise. As with the Light Industrial designation, site design, appearance and buffering are important to ensure that such impacts are limited, especially where they abut residential land uses. Development and redevelopment of these areas should concentrate on minimizing impacts by screening outdoor storage areas and facing overhead doors away from the street or neighboring residential areas so that loading and unloading activities are not visible. Managing Land Use for the Future 6-18 �City of Southfield Comprehensive Master Plan Location. Public Parks and Recreation uses are located throughout Southfield, strategically located to best serve City residents. Objective. Public Parks and Recreation facilities in the City are intended to provide a wide variety of high quality park facilities in locations that are convenient for residents and visitors alike. The City has a separate Parks and Recreation Plan, which more specifically discusses the existing and planned facilitie and outlines goals and objectives for maintaining the City' s Parks system. Land Use. Land uses included in the Public Parks and Recreation category are City-owned or operated recreation facilitie uch as sports field , golf courses playgrounds, pathways and nature trail . picnic areas, and open pace areas. A mixture of pas ive and active recreation is encouraged. General Character Description. Preservation of open space and the availability of recreation facilities are extremely important to City residents. This promotes a higher quality of life and increases the desirability of the City. Parks should continue to be integrated into the City's neighborhoods to create a unified system. The sizes of the spaces should vary depending on their function. eighborhood parks and open space areas should be less than two acres in size and areas serving the community should be upwards of five acres in size. Parks and open spaces should offer opportunities for recreation, picnicking and relaxing. Pedestrian accessibility should be accomplished through sidewalk connections to the neighborhood and pathways throughout the site . Vacant or underutilized ite and sites with significant natural features that are located next to existing parks hould be explored by the City for opportunities for park expansion and to develop a cohesive open pace system. Managing Land Use for the Future 6-19 �City of Southfield Comprehensive Master Plan Location. Private Parks and Recreation uses include existing privately owned facilities including the Plum Hollow Golf Club on the corner of 9 Mile and Lahser Road and the Cranbrook Swim Club on Evergreen Road south of 13 Mile Road. Objective. Private Parks and Recreation facilities in the City provide recreation opportunities that complement those provided by the Parks and Recreation Department and provide residents with greater choices to meet their recreation needs. Land Use. Land uses included in the Private Parks and Recreational category are private recreation facilities such as golf courses, private clubs, athletic fields, and indoor sports facilities. General Character Description. New privately owned recreation facilities should be located so as to be easily accessible to residents and visitors alike, without negative impacts to residential neighborhoods including increased traffic and sound and light pollution. Pedestrian accessibility should be included in the design through sidewalk connections and pathways throughout the sites. If redevelopment of the existing facilities were to occur, the City should evaluate the most desirable reuse of the land that would create the least disturbance to surrounding residential neighborhoods. Managing Land Use for the Future 6-20 �-T-ech~-ology Corridor Subarea ,' -':,;',;'/~~l~,-,: =··:·-·· _,,,_ Concentrated corridor consisting of high-tech office and r:esearch . _ •- . , .~:. _-. ' : • -~~~-~;~~f~~-?1?0~?~~~?)_: :' · . . - ·: >i..~ .: ,._ _ ~ , ;· ,- ·. •• - ; t~.• _;,:~;~~;;~<~ -~--ki.,-~, - . ,;, -~~-~• . :·? ·c·_-:-~~~;~l~' , · · _ ___._....·.-._. ~=-- __ ,-,-'<a••-.:~~~---.;-_"_:-,·_-::-_:---~-~-:\!: . !_,~·;.,=><--~•:~ •.. -~ ;~ ..:·.~~..C. · ... -:_~,·~- :• - ',._. :-_. }{_, :r~~t:~ Location Telegraph Road frontage between 8 Mile Road and I-696, including some southern parcels near 8 Mile Road . Regional Context Telegraph Road (M-24) is one of the major north/south arterials within metropolitan Detroit, connecting 1-94, I-696 and M-59. Spanning over 70 miles from Pontiac, Michigan to Toledo, Ohio ; Telegraph Road travels through numerous, urban, suburban and rural communities and varies significantly in its form throughout its length. Within the city of Southfield, Telegraph Road is a six to eight lane road divided by a wide landscaped median. While much of the frontage on Telegraph is developed, potential exists for future redevelopment and intensification of uses along the corridor. As a result, this corridor was identified as a subarea to guide future investment in the corridor. Objectives • Create a more clustered technology/research & development land use pattern in strategic locations to concentrate activity along this established corridor. • Redevelop vacant and underutilized sites and buildings to uses that complement existing businesses. • Use access management standards to reduce the number of access points, reduce crash potential and improve traffic flow. Shared access systems should also be considered in some cases. • Work with the Michigan Department of Transportation to upgrade the aesthetic appearance and operation of Telegraph Road through median and streetscape improvements. • Encourage more pedestrian activity among sites. • Foster a healthy foundation of commerce, technology/research & development/light industrial businesses and link to higher education institutions found in Southfield (i.e. Lawrence Technological University along Civic Center Drive). • Implement a Special Assessment District (SAD) to provide corridor-wide enhancements and promotion, with specific emphasis on the unique, innovative or cutting-edge users found in the area or a Corridor Improvement Authority to implement and manage private and public improvements/enhancements in the area. • Use sustainable design practices when new and infill deve]opment occurs. • Continue to enhance the Rouge Green Corridor located in the north and south end of the Telegraph Road corridor. • Promote the use of green design principles in building and site design and encourage the development of LEED certified buildings. Land Use The emphasis within this subarea is primarily Office/Research and Technology uses with secondary Regional Mixed-Use retail, services and residential that will attract residents, workers, and visitors from a large service area beyond the boundaries of the City. The intent is to create a concentrated employment center that will complement surrounding existing and planned land uses in this area of the City. Existing commercial uses and R&D uses are interspersed along this corridor and additiona] commercial uses are planned to complement the Office/Research and Technology and serve expressway travelers, workers, and neighborhoods. A diversity of commercial uses is imperative to ensure that this market area is properly served. Limits should be placed on the number of certain uses, such as hotels and automobile service uses, to maintain the necessary variety of businesses. ~uthfiel9_ Managing Land Use for the Future 6-21 �- I City of Southfield Comprehensive Master Plan Technology Corridor Subarea Recommendations Circulation ■ Adopt access management policies to ensure appropriate spacing of driveways that front onto Telegraph Road. Where appropriate, shared access systems should be provided. • Coordinate work efforts with MDOT and Road Commission for Oakland County to obtain grants for roadway-related improvements. Work with MDOT and Road Commission for Oakland County to coordinate and improve timing of traffic lights along Telegraph. Encourage roadway projects by private developers through coordination with MDOT and Road Commission for Oakland County. ■ Incorporate safety/security design techniques for all public places to ensure employees are provided with adequate open spaces. ■ Create a safe system of walkways linking buildings and parking areas to the public sidewalk system. Enhance existing pedestrian and bicycle systems along the Corridor by closing any gaps in the sidewalk system, or installing wider pathways at transit stops or where high pedestrian activity is expected. Coordinate with SMART to add quality bus stops and shelters along the Telegraph Road Corridor and to identify any regional connections needed to help move employees from home to work. ■ Work with area employers, if necessary, to help stagger business hours and work shifts to distribute traffic throughout the day. Technology Corridor Subarea Implement3ition ■ ■ Work with other communities, Oakland County and individuals with vested interest in the commercial success of the Telegraph Road corridor to ensure sufficient funding for marketing. Project the image/brand of the corridor as a safe and exciting place for business. Implementation • Investigate the creation of a Special Assessment District (SAD), similar to the SAD in the area of Telegraph Road and 12 Mile Road, to provide corridor-wide enhancements and promotion, with specific emphasis on the unique, innovative or cutting-edge users found in the area. • Consider the establishment of a Corridor Improvement Authority to stimulate and support private investment to implement needed roadway, landscape and streetscape improvements. Aesthetic Enhancements ■ Buildings should be oriented in a manner that enhances views of the Rouge River and other natural features such as wetlands and woodlands . ■ Screen surface parking from view through the use of trees, shrubs, hedges or berms . ■ Require overhead doors or loading areas to be located so they are not visible from Telegraph Road. ■ Provide intensive frontage landscaping and plantings to provide continuous visual connection along the corridor. • Enhance the image of Telegraph Road through directional signage, City welcome signs, public art, and landscaping at 8 Mile Road and the I-696 embankments. Through consistent code enforcement efforts, encourage a high degree of continued site and landscape maintenance. Where feasible, place utility lines underground or in rear yards to improve visual qualities. ■ Economic Development • Establish partnerships between the public and private sector to assess employment trends and determine educational and training needs that will help generate additional employment opportunities for the Southfield community and the metro Detroit region. • Capitalize on the potential synergy created by directing like employers or compatible industries in proximity to each other. • Identify and improve needed technological improvements including high-speed and wireless Internet services. • Create strategic investment opportunities that will increase tax base, and generate additional revenues to finance actions, which support the Plan's goals. • Identify and coordinate with property owners in areas designated for potential redevelopment projects to assess their willingness to participate on those projects. Marketing • Promote the corridor as a regional employment center and target innovative or high-technology employers seeking a supporting environment. iolJthfielcJ. Managing Land Use for the Future 6-22 �City of Southfield Comprehensive Master Plan City Centre Subarea , '.\lixcd-usc area that serves as the communitJ meeting place or heart of Southfield I Location The City of Southfield Civic Center and the areas generally bounded by 1-696, the Lodge Expressway and Evergreen Road. Introduction The City Centre subarea plan defines a vision and describes expectations for the City Centre and Southfield ' s municipal complex, and its neighborhoods and institutions surrounding these two dynamic centers. The City Centre has always been a source of interest from developers and potential investors; however, during the Comprehensive Master Plan process, serious interest seems to have intensified. It is apparent that the City and its City Centre Advisory Board ' s commitment and strength of Board members have generated that interest, and the City will now have an effective tool for funneling and directing that interest and energy. The purpose of the subarea plan is to establish a framework of objectives and recommendations that will help guide the transformation of the City Centre into a pedestrian-oriented, mixed-use district and create a more meaningful and memorable place that adds to the identity and quality of life in Southfield. City Centre Subarea Goal Create a daytime, evening and weekend activity center that is easily identifiable, pedestrian-oriented, and incorporates a mix of uses and activities. Objectives Create a daytime, evening, and weekend activity center that is easily identifiable, pedestrian-oriented , and incorporates a mix of uses and activities. • Provide an environment conducive to and support of living, working, shopping and entertainment. • Accommodate a variety of densities and scales of development that are sensitive to existing development and its context and the demands of the marketplace. • Enhance roadways, which improves the Subarea's visibility and accessibility. • Provide improved connections from Lawrence Technological University to the City Centre. • Make the City Centre a unique, high amenity destination for local and regional customers. • Establish form-based code requirements that will assist in defining Southfield' s City Centre. • Provide sufficient parking for new mixed-use development and visitors to the City Centre. ., Graphic prepared by Rosetti .l Graphic prepared by Rosetti Issues and Opportunities . C d . . . . 1· . continue to be the location for c . . . R d' I . d th l t' Th e C ity entre nee s to provide local services and convenient shopping afford opportunities for recreallon and socia izmg, • t b . . ommurnty-wide events and celebrations and proJ·ect a strona sense of place. ea I Y recognize as e oca IOn . 1· . . , . . To conunue o ea thnvmg Ct C th . . o . 1 d .th. lki o 1 h 1 w ere peop e enJoy pub ic hfe, the Cny Centre will play a significant role in the image and identity of the entire community. . • or . Y entre ere needs to be a significant presence of worker and resident population ocate w, m easy wa nb . · •• . . nd 1n caies re staurants will st h th . · . ·ct d k t l b d1st ance, creating a cntical popuJation density not only in the daytime but also in the evening. Seeing people on the streets a . . The c· C rengt en e appeal of the City Centre. While a City Centre that is enJoyed by resi ents an wor ers mus a so e · · · Th ' 'd and v1s1cors. ny entre should b b ·1 h . . · · f J ttr O a active to visitors. ere needs to be a balance of local identity with a dynamic destination that benefits both rest ents e ui ton t e local cultural qualities of the City, thus establishing a d1stmctne sense Pace. ~ outhfield_ Managing Land Use for the Future 6-23 �City of Southfield Comprehensive Master Plan I City Centre Subarea Recommendations Parking areas should be located in the rear of properties, where service drive access is available. Land Use The type, range and intensity of activity are at the core of life within the City Centre and its successfulness as a place that is attractive and meets the needs of residents. The City Centre emphasizes new residential uses, strengthens existing offices and can provide new mixed-use, cultural, recreational and civic uses. Provide a diversity of retail, office, residential and civic land uses that complements existing development and establishes the City Centre as a major center of social and economic activity in the community. Encourage retail businesses and mixture of land uses that help generate positive pedestrian activity in the area. Establish patterns of land use and circulation that promote the desired pedestrian character of the area. Support street level uses that are pedestrian-oriented and contribute to the vibrancy along Evergreen Road and Civic Center Drive. Urban Design/Streetscape The subarea plan looks to strengthen the pedestrian scale and character of the City Centre, while balancing the efficient movement of vehicles. • • • • • • Economic Development The vitality of the City Centre is dependent on its economic health. Bustling retail shops, thriving offices, active residential units and enriching cultural, educational and civic facilities would contribute to the energy on the City Centre, making it an area that people like to visit. • Encourage the formation of a Corridor Improvement Authority. The Authority could reserve tax increment revenues for funding capital improvements and economic development programs. Promote public and private cooperative efforts that provide ongoing aesthetic improvement and infrastructure improv( men ts for planned development/redevelopment projects. Give priority or incentives to developers that reflect a unique niche and/or development that is supportive of the City's Municipal Complex improvement and enhancements. Economic shifts and the current regional real estate market will always be a factor in the dynamic development process in Southfield and its City Centre. All of the partners committed to the City Centre will have to stay focused on the task at handcreating a vibrant, active City Centre. The City Centre subarea plan is, in fact the beginning of a lot of hard work and more detailed planning for specific projects and improvements. Improve pedestrian opportunities and create an attractive pedestrian environment within the City Centre . Create safety buffers of street trees, planters and street furniture between walks and the street along both Evergreen Road and Civic Center Drive. Provide widened sidewalks with a special City Centre streetscape design. Develop pedestrian courtyards and other outdoor spaces with planting and street furniture . Develop a City Centre plaza/town square at or near the intersection of Evergreen Road and Civic Center Drive. This grand space will connect the City Centre to the municipal complex and serve as an active and passive space for the community and its programmed events. Encourage pedestrian-oriented building frontages with shops opening to the public sidewalk along sections of Evergreen Road and Civic Center Drive. Through design guidelines and Zoning Ordinance regulations, encourage building designs, intensity and setbacks to be compatible with the desired scale and character of the area. Incorporate public art as an element of development and enhancements . Encourage the design of lighting that enhances the streetscape and facilities nighttime use of the City Centre by pedestrians . Circulation & Parking Circu~ation and parking are keys in upgrading the City Centre. The subarea plan envisions the enhancement of existing streets, ~ffect1ve place~ent of new streets, the provision of centralized public parking and consideration of the phasing of streetscape improvements m order to minimize the impact of construction on existing workers, merchants and residents. Accessible and convenient parking is essential to the health and vitality of the City Centre. Current parking on individual parcels has contributed greatly to the fragmented pattern of activities and to the lack of pedestrian activity. • • • • • • Reduce disruptive traffic movements and high traffic speeds in the City Centre. Evaluate various traffic calming techniques along ~vergreen Road and Civic Center Drive including constructing a median, on-street parking, etc. Establish pattem_s of land use and circulation that promote the desired pedestrian character of the area . Improve pedestnan circulation in the City Centre, including pedestrian walkways between buildings, within parking areas, create ~ stron_g promenade between the City Centre and the municipal complex and its new development, and construct a pedestnan bndge/plaza over the M-10/Norhwestem Highway to connect the City Centre to Lawrence Technological University. Improve circulation access to the City Centre at the Evergreen Road/10 Mile Road/M-10/Northwestern Highway interchange and at the 1-696 Freeway and Evergreen Road interchange. To further i~prove the accessibility in and around the City Centre, the City should work with the Michigan Department of Tr~nsportatlon ~o_study a two way traffic option for the M-10/Northwestern Highway service drives from Evergreen Road/lO Mile Road to ClVlc Center Drive. Dev~lop a parking district(s) located within a quarter mile from various nodes of development to help satisfy parking needs and 1~ an accepta~J~ walking distance to access a parking facility/structure while providing a more cohesive City Centre. Provide opportunmes for shared parking facilities in the City Centre and develop parking regulations to assure that adequate and reasonable standards are provided. Managing Land Use for the Future 6 -24 �.. 111 City of Southfield Comprehensive Master Plan Location Southfield Road frontage between 12 Mile and 13 Mile Roads. Regional Context Southfield Road is one of the major north/south arterials within metropolitan Detroit, connecting 1-94, 1-696 and 1-75. Spanning from Dearborn to Birmingham, Southfield Road travels through nine communities and varies from a divided eight-lane highway to a two-lane residential street. Within the city of Southfield, Southfield Freeway ends north of 9 Mile Road and maintains a five-lane design through Southfield and Lathrup Village. While most of the frontage on Southfield is primarily developed, there has been significant reinvestment within the northern section, between 12 Mile and 13 Mile Roads including a Home Depot, Target, a new residential condominium complex and single-family home subdivision on the former manufactured housing site, plus new multi -cultural restaurants and shops. Birm ingham Beverly Hills Lathrup Village Southfield Detro it Objectives I 96 • Establish a land use pattern that characterizes the North Southfield Road Corridor as a unique destination consisting of compatible yet diversified uses. • Plan for a safe, efficient circulation system that provides sufficient access by all modes of transportation between nodes of activity within the Dearborn corridor and the adjacent residential neighborhoods. • Establish open space and beautification efforts to create an identifiable character for the subarea, which will reflect a pleasant, appealing atmosphere for working, shopping and residing in the north Southfield Road area. Allen Park • Develop a specific Corridor Overlay Zoning District and consolidate regulations into one concise set of reasonable and consistent standards for incoln Park new development and redevelopment. Ecorse • Maintain the diverse, identifiable character of the corridor, while promoting vitality through private sector investment. • Encourage the acquisition, demolition and reuse of those properties that, by virtue of their location, condition, or value, no longer function at their highest economic potential. • Enhance the visual and aesthetic qualities of the corridor through streetscape, landscape, roadway improvements and portals. • Establish the mechanisms necessary to achieve the recommendations for the North Southfield Road Corridor Subarea. Land Use The corridor will consist of concentrated nodes of activity, primarily commercial and office, compact enough to create critical mass of business activity, with ancillary multiple-family residential uses, similar to the Local Mixed-Use designation. Southfield is known as a culturally diverse community in the region; however, it lacks a true multi-cultural destination. The North Southfield Road Subarea has the potential to be that multi-cultural retail, service, office and cultural community center that c~l~brates the diversity of the City's residents and its neighborhoods. To encourage multiple destination trips, new development and redevelopment will be designed to enhance accessibiltty of both vehicles and pedestrians. Market conditions, the mix of uses and the expected level of activity would determine the size and focus of each use. In general, the maxi~um size of retail uses should be limited to 75,000 square feet, or mid box uses such as grocers, electronics, office and clothing stores. Big box uses should not be permitted, except as de cnbed below, due to the shallow lot depths, proximity to residential uses, and the need to create a synergy of uses. The St. Bede Church and Southfield Plaza Retail Center are two large sites that could be redeveloped in the future. Because of their size aod l~c~tion on the corridor, these sites have the ability to be redeveloped as a mixed-use center, if desired by the City. Design of any new mid box retail, and any redevelopme_nt of lhe two ex'. stmg Target and Home Depot stores should consider development of "out lots" with buildings fronting Southfield Road to minimize the presence of large parking lots and mcrease pedeStnan comfort and activity along the corridor. Managing Land Use for the Future 6-25 �City of Southfield Comprehensive Master Plan Circulation Assess existing traffic patterns and pursue improvements that will increase facility carrying capacity and traveling convenience, such as the planned median along Southfield Road. • For this commercial corridor, where high traffic volumes and high frequency of turning movements are expected, more aggressive access management policies that limit the number of driveways, or consolidate drives into a few strategically placed entrances from Southfield Road are recommended. MDOT recommends 30 access points along this mile stretch, where today there are roughly 50 access points. Coordinate with SMART to add quality bus stops and shelters along the Southfield Road Corridor. Minimize or calm the impacts of increased traffic and activity levels on residential street that feed into Southfield Road. Create safe, appealing and efficient pedestrian walkways linking activity nodes and parking areas to the public sidewalk system. Encourage the development of a complete pedestrian and bicycle system through the corridor. • Coordinate work efforts with MDOT and the Road Commission for Oakland County to obtain grants for roadway- and median-related improvements. Encourage roadway projects by private developers through coordination with MDOT and Road Commission for Oakland County. Incorporate safety/security design techniques for all public places and for proposed public/private redevelopment projects. Implementation • Devel~p reasonable site design standards and sign regulations for new development and redevelopment within the corridor. • Estabhsh programs that provide incentives for voluntary compliance with new construction and retrofitting of existing signs and structures. • Commit resources to staff and support the creation of a Corridor Improvement Authority, Public Act 280 of 2005 in conj_unction with Lat~up Vi1lage, Beverly Hills, and Birmingham to establish an Authority along this mu1ti-jurisdictional ~om~or. !he Authonty could reserve tax increment revenues for funding capital improvements and other programs 1dent1fied m the Subarea Plan. Tax increment revenues could be leveraged through grants, bonds ,Jr other financial mechanisms to expedite implementation. • Advocate approval of development proposals that meet stated criteria and actively participate in the site plan approval process. • Overse~ the planning pro_cess and develop appropriate administrative policies for implementing the Plan effectively. The Au~honty would work with the Planning Commissions to actively facilitate and expedite approval of private development proJects that further the goals and strategies of the subarea. • Promote effective communication and a cohesive, cooperative spirit among various public and private leaders with the three other communities and the County, using the venues and talents of existing civic organizations and committee. Aesthetic Enhancements Provide treet trees, landscaping and plantings to provide continuous visual connections and proper pedestrian comfort along the entire corridor. Encourage existing development to plant additional trees and shrubs, and provide guidelines for new development and redevelopment that require extensive landscape installation at time of development. • Provide special paving, decorative walkway , pedestrian lighting and other physical elements that give the corridor aesthetic improvements and a means of creating a consistent brand/image. • Build gateways and a unified wayfinding/sign system to enhance the identity of the corridor. Through consistent code enforcement efforts, encourage a high degree of continued site and landscape maintenance. When undertaking streetscape improvements, new private construction and building rehabilitation/redevelopment; place utility lines underground where feasible to improve visual qualities. Economic Development • Establish partnerships between the public and private sectors for the purpose of understanding the mutual benefits of proposed redevelopment projects. • Expand the economic base of the corridor by retaining existing jobs while creating new diverse employment opportunities. Improvements that advance traffic safety and efficiency, pedestrian access, and enhance the character of the area will help to accomplish this task. • Create investment strategies that will increase tax base, and generate additional revenues to finance actions, which support the Plan's goals. • Identify and coordinate with property owners in areas designated for potential redevelopment projects to assess their willingness to participate on those projects. • Encourage partnerships among property owners and private and public sector groups in order to implement proposed redevelopment projects, which will achieve the Plan's goals. • Provide creative incentives to private sector participants in redevelopment projects and programs. Marketing • Promote the corridor as having unique, multi-cultural economic activities and market its assets. • Work with other communities, Oakland County and individuals with vested interest in the commercial success of the Southfield Road corridor to ensure sufficient funding for marketing. • Project the image/brand of the corridor as a safe and exciting place for business and family oriented patronage. . • Promote the corridor as a unique center of activities that include a full range of multi-cultural commercial, office, community and residential and neighborhood facilities as well as entertainment. ~ outhfield. Managing Land Use for the Future 6-26 �City of Southfield Comprehensive Master Plan Cornerstone Development Authority Subarea A vital Medical and Regional Shopping destination for the City or Region. Location The Cornerstone District is located in the southeast comer of Southfield. The district is approximately one square mile, bounded by Mt. Vernon to the north, Greenfield Road to the east, 8 Mile Road to the south and Southfield Road to the west. . . CDA 's Strategic Plan 2008-2013 .....Buildfng a Vision for Tomorrow I The largest land area in the District includes the Northland Shopping Center. Built in the 1950s, Northland was one of America's first enclosed shopping centers. The District is also home to the Millennium Centre, Oakland Community College, _ Providence/Saint John's Hospital (Southfield's largest employer), and Oakland Regional Hospital. Medical offices, com~ercial and higher density residential uses are also included in this District. Since 2000. the District has seen residential growth, part1cularl~ m owner-occupied units, through new and converted condominiums. Since the inception of the Cornerstone Development Authonty (CDA). the District has seen more than $160 million in development/redevelopment construction. Finance Mechanism The CDA alono with the City is the driver that facilitates improvements and enhancements in the Cornerstone District. The CDA was created in 1988 by the Southfield City Council in accordance with the Downtown Development Authority, P.A. 197 of 1975. The CDA's operations are funded through a 2-mill tax levy and Tax Increment Finance (TIF) revenues. Using TIF revenues, the CDA has orchestrated over $1 million in public roadway, strectscapc, gateway and landscape improvements. The CDA has had numerous successes, including completing most of the priorities in its June 2000 Development Plan and Tax Increment Finance Plan. The Board recognized the need for an updated strategic plan to guide its efforts, and the importance of detailing a vision for the District's future. In April 2008, the CDA completed a Strategic Plan 2008-2013 that reestablished an overall plan for the District, specifically considering input from stakeholders and the effects of changes in the economy, population and housing trends. The CDA reconfirmed its mission and found the existing mission statement, with minor revisions, still relevant and an accurate representation of the CDA' s core values and reason for being. The CDA' s vision for the District as illustrated on this page is a Concepl Master Plan of key recommendations of this Strateoic Plan. Today the District is a mature urban plan that includes some mixing of uses. The Plan envisions the District of tomorr~w as: Fully walkable, fine grain mixed use plan with retail, services, office, residential and other uses blended in a compatible and vital mix Able to build on the strengths of the health care, higher education and retail sectors present in the District. Attractive public and private spaces should be created and blighting elements removed. Opportunities to increase development density, particularly by redeveloping under-utilized parking areas, vacant land, or obsolete buildings and sites. Today the CDA maintains focus on attracting retailers and restaurants to the area and filling a demand by area residents and employees for goods and services close to home and work . In addition, the CDA continues to improve the District through prop~rty acquisition, redevelopment and renovation , landscaping and infrastructure improvements, events and promotion and investment m strategic planning and design for the District. Objectives Previous Planning Efforts Over the years the CDA has initiated several planning and economic development studies for the area including a 1999 Master Plan, a Market Assessment Report, a study to explore a Minor League Ballpark on the Northland Shopping Center site, a Trade Area Profile, a Public Enhancement Plan, and a District Gateway Improvement Plan. In 2005, the CDA Board developed a Mission Statement and a list of Strategic Objectives that has guided the CDA through these past several years. • • • CDA's 2005-2007 Strategic Plan Mission Statement To enhance the environment by making the area in which people feel comfortable and secure as a place to live, work, shop, learn and be entertained, and to strengthen the economic vitality and physical appearance. Strategic Objectives Strengthen the economic vitality • Attraction of businesses • Reuse of vacant land • Maintain or rehabilitate commercial stock • Retain current occupancy Secure and Comfortable Community • Upgrade public property • Upgrade security presence Northland Shopping Center • Facilitate improvement of the property Millennium Centre Establish Centre as an independent arts and events venue ~uthfield. Connections - Create clear, attractive and well-functioning connections between Oakland Community College, Providence Hospital, Northland Center and throughout the District. A balanced transportation system should accommodate vehicles, pedestrians and non-motorized travel. District Character - Enhance the overall character of the District as a vibrant mixed use place with entertainment, destination retail, office and support services, focused on J.L. Hudson Drive corridor and Northland Center. ~nfrastructure and Aesthetics - Continue to implement streetscape, landscaping, lighting, infrastructure and aesthetic improvements to ensure the district is an attractive, welcoming, distinctive and comfortable place. • Dev~lopment/Redevelopment - Facilitate development, redevelopment and reinvestment in the District's properties consistent with the Plan, including potential expansions of the Providence Hospital and Oakland Community College campuses. • Economic Health and Vitality- Support and enhance targeted strategies of business and economic development programs and incentives for recruitment, retention, development and redevelopment. Recommendations Connections • • • Develop a new pedestrian/bike/vehicular connector between Oakland Community College, the Mi11ennium Centre, and J.L. Hudson Drive. Create a walkable District with sidewalks along all public streets. Expand the Oakland Community College/Millennium Centre connector to Providence Hospital, Northland Center and other destinations via linkages of public activity spaces, green spaces and walkways. District Character • Enhance the Districts physical layout. • ES tablish Millennium Centre as a premier and self-sufficient entertainment venue. Managing Land Use for the Future 6-27 �City of Southfield Comprehensive Master Plan Infrastructure and Aesthetics • Ensure the infrastructure is maintained. ■ Enhance the gateways and image intersections. • Continue streetscape improvements. • Encourage quality site landscaping. • Promote a more user-friendly parking system. ■ Enhance and improve safety and security. • Improve and enhance transit amenities and investigate a trolley system between City Centre and the District. Development and Redevelopment ■ Support Providence Hospital, Oakland Community College and Northland Center investments in the District. ■ Accomplish the reuse or redevelopment of the Ramada Inn and site as a mixed use " town and gown" area. ■ Enhance the economic viability of the 8 Mile area. Economic Health and Vitality ■ Use the economic development tools to promote the District's economy. • Enhance the human capital of the District. ■ Improve the public's perception of the District and reinforce that it is a good place to do business. ■ Effectively coordinate and administer the Plan . Map S: Concept Master Plan lmag t: Imcr:,t.:ction Map prepared by Mc Kenna Associates Southfield / * Gat e,;;a> Po tent,.d Rcde,dopm<.i 1 ~i L Coru 1::ct1on Managing land Use for the Future 6-28 �City of Southfield Comprehensive Master Plan 7 Natural and Cultural Resources Goals • Regard land as an irreplaceable resource and ensure that its use does not impair its value for future generations. • Preserve cultural resources, including landscapes to maintain and enrich community character. • Balance the City's need for economic growth and environmental health through sustainable use of natural resources. • Develop a fundamental vision for the arts and cultural life of the City through development of a Cultural Arts Plan. Current Conditions Southfield is an international City bustling with people from a rich array of cultural, racial, ethnic and religious backgrounds. Growing up in such an international environment helps make Southfield children "globally prepared," (i.e. knowledgeable about cultures, customs and traditions). Some of Southfield's most recognizable landmarks demonstrate the City's diversity, from the golddomed St. John's Armenian church to the landmark edifice of Congregation Shaarey Zedek synagogue, all among the most beautiful religious architecture in the metro area. Historic and Cultural Sites Analysis The Burgh Historic Park/District. Since the development of the gazebo and fountain courtyards and the relocation and renovation of the 1854 Church, the Burgh site has become very popular for both public and private events. The Burgh Historical Park is one of Southfield's hidden gems. Located on the northeast comer of Civic Center Drive and Berg Road, the park features renovated tum of the century buildings nestled within beautiful manicured lawns and abundant flower gardens offering a perfect escape from the hustle and bustle of the City. An extensive site master plan was recently completed, including: • • • • • • • • • • • • • • • Sitework around the Park's House Renovation of the Park's House Renovation and expansion of the Art Center Renovation of the Simmons House Site signage program Replace and expand parking lot with permeable pavement Enclose dumpster Development of the east side of site Carousel and related site work Expanded flower gardens Conservatory Second parking lot Croquet Court Outdoor dinning terrace Arbor Southfield Historical Society. The Southfield Historical Society was established in 1965 for the purpose of encouraging the preservation of records, pictures, structures, and other objects of local historical significance, as well as sponsoring programs to carry out these purposes. The Historical Museum has a collection of artifacts donated by citizens of the City and other benefactors. The museum does not have a library; however, they have pamphlets, maps, photographs and old newspapers relating to Southfield's early people and events. These offer significant information about local architecture and geography, early settlers, town sites and businesses. The Southfield Historical Society should consider developing a public education program to interpret the City's historic resources to the community. Natural and Cultural Resources 7-1 �City of Southfield Comprehensive Master Plan The Southfield Historical Society conducts tours of the Burgh Historical Park. Tours of the Burgh are arranged by appointment only. The tour includes: as memorials for a nominal fee. This division is also responsible for maintaining all trees on City rights-ofway. • • The Southfield Forestry Division is responsible for the care, maintenance and removal, if necessary, of all vegetation in rights-of-way. The Division staff also includes trained arborists and horticulturists that are able to answer most citizen tree and landscape questions. • • The Old Town Hall The Historical Museum (on the state registry of historic buildings) The first Fire Station in Southfield A walk around the Burgh site The Society also encourages tours of the Mary Thompson House and Farm. Code House. The Code House is considered to be one of the finest examples of Greek Revival architecture in Oakland County. The Code House was restored a few years ago. It could be converted for lease to a small business or for group use for private meetings and events. Parking facilities would also be required. The balance of the site could be developed as a passive use neighborhood park complimentary to the Burgh site as well as Civic Center Drive's high level of pedestrian use. Mary Thompson Farm. The Southfield Historical Society occasionally opens the house for public tours and displays furniture and artifacts of Mary Thompson's life. Senior community gardens on the property continue to remain popular. The Senior Gardens at the Mary Thompson Farm provide plots to more than one hundred enthusiastic gardeners who offer tours to school and scouting groups. The Senior Gardens have been recognized as one of the best community gardens in the nation by the John Deere Company and have received numerous awards from the Michigan State Fair. The house is now home to the Southfield Community Foundation which provides a daily presence to the property. Natural Resources Parks, Forestry and Environmental Programs. The Parks, Forestry and Environmental Division is responsible for all park maintenance and forestry operations and is involved in a number of beautification and environmental improvement programs for the City. Forestry Programs. The City offers, at cost, a tree planting program for Southfield residents. Trees are purchased for either spring or fall planting by the City forester and delivered to the homeowner for planting. For an additional fee, crews wilJ plant the tree for the resident on the City's rights-of-way. The Tree Memorial program alJows residents to dedicate trees Rouge Green Corridor Programs. The City and the community continues to be involved in the annual Rouge Green Corridor cleanup along with corporate volunteers, removing debris and clearing log jams to keep the river flowing freely. Each spring Parks and Recreation holds a Fishing Derby that allows a sport fishing opportunity in an urban environment. Meandering through the southeast corner of Oakland County, the main branch of the Rouge Green Corridor paints a green band through neighborhoods and business districts in the west side of the City. See following Map 7-1. Over the past 15 years, efforts at improving the river's water quality have paid off, inspiring a regional environmental planning effort - the Rouge Green Corridor. This segment of the Rouge Green Corridor, and its tributaries, runs through Birmingham, Beverly Hills and Southfield. Improving residents' awareness of the Rouge Green Corridor is one way of helping everyone see the value that the Corridor and its tributaries contribute to our daily lives. The purpose of this project is to provide local communities with tools to identify and facilitate the promotion, protection and enhancement of "Riparian Green Corridors" as unique community assets in the Rouge Green Corridor watershed and throughout watersheds in Southeast Michigan. The project is part of a larger partner-based initiative that includes the cities of Birmingham, Beverly Hills, and Southfield; the Southeast Oakland County Water Authority; Oakland County Planning & Economic Development Services; Oakland County Drain Commissioner's Office; Friends of the Rouge; and the Oakland Land Conservancy. Environmental Programs. The Parks, Forestry and Environmental Division are involved with island beautification, special planting projects and working with residents on home planting projects. In the spring months, this division holds the City's Arbor Day festivities by working with local schools and the annual Fishing Derby on the Rouge Green Corridor. Natural and Cultural Resources 7-2 �Map 7-1: Natural Features 13 Mile Road Southfield Comprehensive Plan 24 r----- ------------------------ JOHN ILLER BEDFO D WOODS •I I I ----• 12 Mile Road Legend I ..... --. ,.-___ _ I ,-J I I SI I I I I I I -----· 1 S 0 C: ,-+ ::r City Limits Roads (/) =, : (I) TALPAPAR (I) a: ;;o 0: :;o Interstate/Freeway 0 Major Road Q) a.. 0 Q) a.. Local Road 11 Mile Road Private Road 0:2, FEMA Floodplains Waterbodies • - O 0.25 Wetlands Parks 0.5 1 ,-c::::111.:::=i••••- Miles Data Sources: City of Southfield MCGI �City of Southfield Comprehensive Master Plan 8 Parks, Open Space and Recreation Goals Beech Woods Park and Recreation Center • Existing park and recreation facilities will be enhanced and expanded as needed to meet the evolving interests and needs of Southfield residents. • Southfield will have a unified communitybased open space system that protects key natural features and provides valuable opportunities for appreciation of the City's natural resources. • The City of Southfield will offer a variety of recreation programs and events that promote a high quality of life and encourage interaction of its residents. Current Conditions City Facilities. The city of Southfield contains nearly 800 acres of parks and natural open space. The majority of this land is included in community or neighborhood parkland or historical sites, with the remaining acres categorized as open space and undeveloped parklands. Many of the parklands are nature preserves or incorporate significant areas of open space. These sites total nearly 400 acres. Other parkland (386.24 acres) is developed as community parks, and just under 84 acres is dedicated to neighborhood parks and recreation centers. All parkland and open space are depicted on Map 8-1 . Table 8-1 identifies the acreages of parkland and open space by category, as further described on the following pages. 81.38 Civic Center Park 157.00 Inglenook Park 42.79 Total Bedford Woods Park 281.17 14.71 Brace Park (Lease) 4.01 Cit Centre Plaza (Ri ht of wa ) 0.72 Civic Center Drive Park 2.18 Eleven Mile/Greenfield Park 0.66 0.73 Freeway Park (Right of way) 9 .00 John Grace Park and Recreation Center 4.61 John R. Miller Park 8.79 Lahser Woods Park 15 .80 Pebble Creek Park 16.27 Robbie Gage Park 16.97 Seminole Street Park 0.63 Simms Park 4.05 Stratford Woods Commons 5.29 Nature Preserves Bauervic Woods 80.45 Ca enter Lake 42.36 Horsetail Woods 22.60 Hunters Lane Woods 22.31 23 .70 Industrial Park 3.11 Lincoln Woods 10.27 Valle Woods 128.38 Total 333.18 Total Parkland and Oprn Spacr 7MU7 * Historic and Cultural Sites are discussed in Chapter 7. Source: City of Southfield Parks and Recreation Department, LSL Planning Parks, Open Space and Recreation 8-1 �--Map 8-1: Parks & Open Space Southfield Comprehensive Plan -0 0:: Community Parks II II II II J 12 Mile Rd 'I [" ' "' -- -·----· - - ·-- --·---- .. ! I j i◄ - c Cl) Cl) c5 I j i,,, 20 ~ ~ :er•=r - .. ··------------------j 17 3, CIVIC CENTER 4, INGLENOOK II II II II II II II 11 11 13, ROBBIE GAGE • 14, SEMINOLE STREET PARKLET 11 11 15, SIMMS PARK 5, BEDFORD WOODS 6, BRACE PARK 7, CITY CENTRE PLAZA 8, FREEWAY PARK 9, JOHN GRACE PARK & RECREATION CENTER 10, JOHN R MILLER PARK 11 , LAHSERWOODS PARK 12, PEBBLE CREEK PARK 16, STRATFORD WOODS COMMONS Historical & Cultural Sites j i i l i l i ! i i . 19 2, CATALPA PARK Neighborhood Parks & Recreation Centers i ! i ! l i 1, BEECH WOODS 17, CODE HOUSE 18 1JM 18, PIONEER CEMETERY ePj iJJ 24 19, SOUTHFIELD CEMETERY -0 20, THE BURGH HISTORIC PARK 0:: -0 Q) 21 , MARY THOMPSON FARM .;::: .c: ::i Nature Preserves 0 en 22, BAUERVIC WOODS NATURE PRESERVE i ! i 23, BRIDGE STREET NATURE PRESERVE 24, CARPENTER LAKE NATURE PRESERVE Text 25, HORSETAIL WOODS • 26, HUNTERS LANE WOODS 28, LINCOLN WOODS NATURE PRESERVE "O 0:: ..c 29, VALLEY WOODS NATURE PRESERVE a. -, e Ol ?! i I Cl) iI ~ C, g -- ! 25 ! ~ 23 j / Rd ___ ______ .. ----·--·--··--·-··--·----··-··--·--·--·-· -----·--·-.----------------·-··-··-·--·--··--·--·--·-····-8 Mile . - ·-- ~ r i -·-··-·· ----------··----··-··-·---·--·-------- i -- - .1 O 0.25 0.5 Miles 1 inch equals 3,000 feet □ . LSL Planning, I~ eommu11,o- ,,,_.,,,co,u.;m,no ~J:rt,~2!! Data Sources: MCGI, City of Southfield �City of Southfield Comprehensive Master Plan Parkland. The city of Southfield classifies its parklands into four categories as follows: Community Parks - Community parks of at least 40 acres in size are intended to provide the entire community with leisure opportunities. As shown in Table 8-2, Southfield' s community parks contain a wide variety of recreational facilities to meet the diverse needs of all residents. Some parks include larger natural areas, while others contain such improvements as parking and areas for both active and passive recreation. Neighborhood Parks and Recreation Centers Neighborhood parks, less than 40 acres in size, are typically multi-purpose facilities which serve as the focus of recreation for their more proximate neighborhood. Table 8-3 shows these facilities include an array of amenities including small parking areas, playlots, seating and picnic facilities, and athletic facilities such as ballfields or basketball courts. Historic and Cultural Sites - Southfield's historic and cultural sites are primarily used for passive activities and specialized recreation such as the gazebo concert series and senior gardens. These facilities are specifically described in Chapter 7 Natural and Cultural Resources. Nature Preserves - In addition to the 385 plus acres of open space contained in the community and neighborhood parks, the City owns an additional 333 acres of natural open space, contained in eight natural preserves. Table 8-4 summarizes the trail and parking amenities available at each of these parks. In all, eight nature preserves exist to provide additional natural open space for resident's enjoyment. Much of the City's open space is found in the Valley Woods Nature Preserve, which follows Southfield Bauervic Woods y 18 gr Playlot, Picnic Area with 10 tables & 4 grills y 42 pv Accessible Fishing Platforms, Interpretive Si nage Bridge Street Carpenter Lake Horsetail Woods Hunters Lane Woods Industrial Park Lincoln Woods Y Valley Woods Y Total 3 Urban Fishery Project 18 gr 42 V Source: City of Southfield Parks and Recreation Department and LSL Planning the Main Branch of the Rouge River. The City has been proactive in obtaining environmentally sensitive lands along this corridor and throughout Southfield. The City is a partner in the Rouge Green Corridor project. This project focuses on developing a multi-community management plan for preserving and protecting the natural river green way of the main branch of the Rouge River through Southfield, Beverly Hills and Birmingham and for educating the public about the resource and its importance for recreation and water quality in the region. Parks, Open Space and Recreation 8-2 �__:_9)_ _ _ _ _ _ __ Beech Woods Park & Recreation Center I - I - I I I - I - I - I 300pv Catalpa Park I - I 2 I - I - I - I - I 168 gr I City of Southfield Comprehensive .Mast I shelter 21 tables I grill y - - - - - 6 y 4 - I I I Civic Center Park I I Inglenook Park I I 2 1 I 4 I I I 1 I I I 3 I I I in I y I I I 216 pv I I Sports Arena, Field House/Gym, Locker Rooms, Meeting Room, Snack Bar, Wellness Center, Pro-Shop, 75 Lighted Tee Driving Range - I I 1,036 pv I I n Miracle Field, Spray Pool, Water Slide, I Parks & Rec Building, Admin. Offices, I shelter 48 tables 6 grills I 15 tables I y y I y I I y I I - I o~t I - I 5 7 I - I I y Multi-Purpose Rooms, Meeting Rooms, Exhibition Hall, Wood Shop, Mechanic Area, Sports Arena, Locker Rooms, Snack Bar, Pro-Shop, Commercial Kitchen, Plaza I - I Concession Building, Miller Barn Source: City of Southfield Parks and Recreation Department and LSL Planning S0utl'}field~ t , ,,/, f,;•r 11/l:' Parks, Open Space and Recreation 8-3 �_. • Bedford Woods Park I I I 12s gr Brace Park 2 - - - 29 pv - City Centre Plaza - I 6 tables I grill I - City of Southfield Comprehensive Mas~ , y I I I I I I I 3 I I n y I Festival Plaza I Civic Center Drive Park Eleven Mile/Greenfield Park Ever reen/1-696 Park Freeway Park John Grace Park & Recreation Center l John R. Miller Park 2 I Lahser Woods Park Seminole Street Park I I I I Simms Park I Stratford Woods Commons I I 51 pv 1 86pv 1 Pedestrian Plaza, Seating, Gardens Rec. Center, Library, MultiPu ose Room, Meeting Rooms y 4 tables 3 grills I 15 gr I J shelter 84 pv I 20 tables I gtill I I y 12 tables I Pebble Creek Park Robbie Gage Park I y y 17 pv I I I I I l shelter 4 tables 1 grill I I I I 7 tables y I I y I y I y I I I y I I I I I I I I 1 I I I y I y I , r l Source: City of Southfield Parks and Recreation Department and LSL Planning 50uthfield :,7·'• 1lr:"c,,11,, 11 Parks, Open Space and Recreation 8-4 �City of Southfield Comprehensive Master Plan Educational Facilities Public. A significant portion of public recreation and open space in Southfield is provided by school sites. The Southfield Public School district has 15 school properties, totaling more than 245 acres, within the cities of Southfield or Lathrup Village. These facilities serve the enrolled student population and supplement the broader range of public recreational opportunities provided by the City. In addition to the physical grounds, Southfield Community Education, a part of Southfield Public Schools, offers area residents a number of educational and enrichment programs. Private. Twelve private schools located in Southfield provide varying levels of recreational facilities . Typical recreational facilities include play lots, athletic facilities , and open space for their students. Colleges. The Lawrence Technological University Campus and Oakland Community College' s Southfield campus, provide a variety of recreation facilities including an athletics building, tennis courts and softball diamonds. Facilities are reserved for students and faculty. Private Facilities The private sector addresses more regional recreation needs of the population. Commercial. Commercial recreational facilities are generally open to the public, but typically charge fees for use and/or membership and are not accessible to all residents. Also, in contrast to City or school facilities, commercial recreation resources serve customers from areas beyond Southfield. Private commercial recreation facilities in Southfield include: Bowling. Plum Hollow Lanes, Southfield Bowl Entertainment. Star Theater, Millennium Theater (City-owned), Jeepers (Indoor amusement park and arcade at Northland) Exercise and Athletic Clubs. Baily's, Curves, Fitness Factory, Franklin Athletic Club , Fitness USA Supercenters, Grunt Personal Training Studio, It Figures of Southfield, Powerhouse Gym Golf. Plum Hollow Golf Course (Private) Swim Clubs. Cranbrook Swim Club, Village Swim Club (Lathrup Village) Multiple-Family Residential Complexes. The majority of multiple-family complexes, including rental apartments, townhouses and condominiums, provide their tenants and owners with on-site recreational facilities. Swimming pools, clubhouses, fitness centers and weight rooms, tot lots, tennis courts or on-site natural open space may be provided. Facilities in these complexes are not available to the general public. These recreational facilities are important because they provide recreational opportunities within close proximity to the population residing in the complexes. In addition, these facilities supplement municipal recreation resources in the vicinity. Nature Preserves. The city of Southfield encourages environmentally sensitive design for new projects being built in Southfield. A premiere example of privately developed nature preservation is located just north of Eleven Mile within the American Commerce Center. The office development features a boardwalk over protected wetlands and interpretive nature signage which is open to the public. Regional Facilities Regional parks offer unique natural features that are particularly suited for outdoor recreation, such as wildlife viewing and nature study, fishing , boating, hiking and trail use. Many also include active play areas such as ballfields or courts. There are several regional recreational opportunities located within a short drive of Southfield, provided by Oakland County, Wayne County, the Huron-Clinton Metropolitan Authority, the Michigan Department of Natural Resources and other sources. Oakland County Park Facilities. Since 1966, more than 6,000 acres of land have been acquired by the Oakland County Park System with assistance from state and federal governments. To date, there are 11 County parks which range in size from 125 acres to 1,088 acres. Only Glen Oaks, Red Oaks and Lyon Oaks are located in the southern half of the County; however, Southfield is conveniently situated within a short drive of the following facilities: Glen Oaks (Farmington Hills) Lyon Oaks (west of Wixom) Red Oaks (Madison Heights) Waterford Oaks (northwest of Pontiac) White Lake Oaks (White Lake Twp.) Parks, Open Space and Recreation 8-5 �City of Southfield Comprehensive Master Plan Wayne County Park Facilities. The Wayne County Park System has more than 7,500 acres of public recreation land throughout 10 parks. The Wayne County parks listed below are conveniently located within a short distance of Southfield; and provide athletic fields, golf courses, swimming pools, trails, playgrounds and picnic shelters. Bell Creek (Redford Township) Chandler Park Family Aquatic Center (Detroit) Hines Park (Northville to Detroit) Inkster Valley Golf Course (Inkster) Lola Valley (Redford Township) Lower Rouge Parkway (Inkster) Warren Valley Golf Course (Dearborn Heights) William P. Holliday Forest and Wildlife Preserve (Westland) Other Regional Opportunities. Several other recreational facilities exist throughout the region, most of which are provided by the state of Michigan or the Huron-Clinton Metropolitan Authority. The parks provide a full range of recreational and educational opportunities, including playgrounds, picnicking, hiking, golf, biking, winter sports, golf, water-related activities, camping, boating, hunting, fishing, skiing, horseback riding, and special programs. Huron-Clinton Metropolitan Authority Facilities . The Huron-Clinton Metropolitan Authority (HCMA) is a regional park district that encompasses the counties of Wayne, Oakland, Macomb, Washtenaw and Livingston. The HCMA regional parks located within a short drive of Southfield include Huron Meadows Metropark (Brighton), Indian Springs Metropark (White Lake), and Kensington Metropark (Milford Twp.). the citizens of Southfield and the surrounding areas. The state parks in the region include Dodge No. 4 State Park (Waterford), Highland Recreation Area (White Lake), Island Lake Recreation Area (Brighton), Maybury State Park. (Northville), Michigan State Fairgrounds (Detroit), Pontiac Lake Recreation Area (Waterford), and Proud Lake Recreation Area (Wixom). Programming Southfield Parks and Recreation offers more than 1,000 different classes, programs and special events for people of all ages and interests throughout the year. Athletics, cultural arts, and senior citizen programming represent major components of Southfield's offerings. The types of activities currently offered include: Adult Programs. Arts, athletics, dance classes, fitness, special interest classes. Children's Activities. After school drop-in, arts and crafts, athletics, dance classes, martial arts, school break activities and specialty camps. Concerts, Plays and More. Eat to the Beat Lunchtime Concerts, Kids Koncerts Series, Metropolitan Singers, Smooth Jazz Festival (cosponsor), SRO Productions. Fun for All Ages. Classes and athletics. Senior Programs. Art, athletics, dance, fitness and trips. Special Events. Arbor Day, Boo at the Burgh, Daddy-Daughter and Mother-Son Dances, EGGS'travaganza, Family Pool Parties, Fishing Derby, Holiday Tree Lighting, Movie Night at the Pool, Native American Festival & Mini PowWow, Snow Drop/Ride with Santa, Star Spangled Southfield Festival, Teen Jam and Therapeutic Halloween Party. Sports. Baseball, basketball, cheerleading, football, golf, figure skating, hockey, soccer, softball, swimming and tennis. More than 300,000 people attend Southfieldsponsored or co-sponsored events annually. The vast majority of these events take place on the Civic Center site, either in the Pavilion, at the ballfields or the arena and pool. Other locations include Beech Woods, Mary Thompson Farm and the Burgh site. Michigan State Facilities. There are several Michigan State Parks in southeast Michigan totaling more than 55,000 acres of recreational lands that provide recreational opportunities to Many public events are also held at the Pavilion, which are sponsored by outside groups and organizations including art exhibits, antique shows and international festivals, as well as trade shows and business meetings. Parks, Open Space and Recreation 8-6 �City of Southfield Comprehensive Master Plan Sidewalks and Multi-Use Pathways A comprehensive pathway system adds to the overall quality of life for residents by providing access to various community facilities and parks and by offering a source of recreation for residents that bike, jog or walk. Chapter 9 Transportation and Circulation details the type and location of pathways that currently exist or are proposed to be provided in the future. In addition to the City, Oakland County envisions an interconnected trail system throughout the region for enjoyment of outdoor and fitness activities . The County Parks and Recreation and the Oakland Trails Advisory Council are teaming up to expand and coordinate a network of trails. Recommendations The City will prepare an update to its Parks and Recreation Master Plan following adoption of this Plan. The Parks and Recreation Master Plan guides future improvements, investments and changes to parks and recreation in the City. The development of the updated Parks and Recreation Plan should build upon the goals and recommendations of this Plan. Park and Facilities Analysis Increased development and higher than normal use levels due to Southfield's location within the metropolitan area puts a high demand on the City' s park resources. Currently, the City maintains nearly 800 acres of parks and natural open space. Where possible, the City should continue to acquire property according to the criteria of the Parks and Recreation Master Plan. The City should also continue to modernize and update existing facilities and maximize the use of existing parkland. The City has a both a large number and wide variety of recreation facilities to meet the diverse needs of residents. Based on local demand, additional facilities have been identified that would best serve City residents as follows: Playgrounds. Southfield is recognized for high quality playgrounds. New or renovated playgrounds could be located at several existing parks to help alleviate any deficiencies. Many play areas have been replaced and upgraded in recent years. A few neighborhood parks are scheduled for upgrades within the next few years. Pathways. As the popularity of jogging, hiking, cycling and rollerblading increases, so does the demand for multi-modal pathways. Add ttional onand off-street pathways are needed to create a comprehensive system in the City. Refer to Chapter 9 Transportation and Circulation for pathway recommendations. Sports Fields. There is a demand to light fields for fall sports such as flag football. Currently participants are forced to go to the adjacent community of Oak Park to meet this need. Softball Fields. While the number of softball fields is sufficient to meet demand, the City only has one lighted field and annual1y turns teams away. The City needs to increase the mount of lighted fields that are available. Basketball Courts. Indoor basketball courts have been successful at Beech Woods Arena. The addition of outdoor basketball courts are considered where they do not conflict with other uses. Volleyball Courts. The growing sport of sand volleyball has increased demand for this amenity, particularly at picnic areas and neighborhood parks. An increase in the number of courts at the Civic Center and other neighborhood locations will help to meet this demand. Soccer Fields. The increasing popularity of soccer has caused increased demand for the number of fields. The City is able to adequately handle the current demand for soccer due to the number of fields at various schools and at Catalpa Oaks and Miller parks. Swimming Pools. The City has no indoor pool available for year-round use and offers little in the way of family water-play activities. The pools at the two high schools have limited availability for general public use and have accessibility problems. None of the pools in the City meet new competitive standards. The development of a modem indoor pool at one of the community center locations should be investigated. Parks, Open Space and Recreation 8-7 �City of Southfield Comprehensive Master Plan • Park Improvements Each park in the Southfield system has a different level of development, from the extensive level of development of Civic Center or Freeway Park to the minimal development of Valley Woods Nature Preserve. Many parks such as Lahser Woods or Miller, were developed many years ago. They are now in need of redevelopment. Because the parks vary considerably, it is necessary to look at each one individually to identify specific items for park improvement. All new park development should feature sustainable or "green" design and operation. • • • Renovated parking and circulation with permeable pavement and bioswales. Improved site pathway system. New landscaping, irrigation and site lighting. New site furnishings. Brace Park. Brace Park is a leased parcel from the Southfield School District. As a result, there are no plans to invest in capital improvements at this park. Bridge Street Nature Preserve. Minor development of trails and picnic tables along the river could be developed for area residents and employees. The site could also be used to pick-up canoes dropped off at 12 Mile Road. Bauervic Woods Park. At 80 acres in size, Bauervic Woods is one of the largest parks in Southfield. Consisting almost entirely of woodlands and wetlands, extensive recreation facility development is precluded for this nature preserve. A new concept park plan is required that should include goals to: Carpenter Lake Nature Preserve. The newest park in the Southfield park system, Carpenter Lake opened in 2008 with an interpretive trail system and viewing and fishing platforms. Future plans for the park include the development of a nature center. • • • • Civic Center. The Civic Center is the primary parks and recreation site for the City, as well as the center for municipal government. Recent and anticipated redevelopment of the Civic Center will result in significant relocation and improvement of facilities . Possible improvements to this site include: • • • Improve public access. Expand and improve parking. Expand picnic area with shelters. Expand trail system with handicapped accessible portion and interpretive and directional signage. Improve park signage. Install pathways along site frontage and to park features. Develop restroom facilities. Bedford Woods Park. Future plans for the park include: • • • • • • • • • • Renovate play area. Pave parking Jots and trails. Additional trail to north end of park. Construct picnic shelter and picnic area. Improve park signage. Install sand volleyball court. Renovate tennis courts. Add park benches. Develop new soccer fields . Landscaping. Beech Woods Park. Beech Woods Park is extensively developed but is in need of major redevelopment. A new concept park plan has been developed which features sustainable design that includes: • • Expanded picnic area. Improved park signage. (§outhfield • • • • • • • • • • • New community center including indoor pool and aquatic center. Enhancements to the ice arena . Relocation of the Parks and Recreation administrative offices. Miracle Field. Tennis center/restroom building . Wildlife habitat demonstration area, picnic area and trail development at pond. Improvements to the site pathway system Interpretive nature trails in preserve area . Improve the picnic area . Improved and lighted ballfields . Play area renovation . Freeway Park. Freeway Park is a passive-use park built as part of the I-696 freeway construction to provide for pedestrian circulation across the highway . Improvements planned for Freeway Park include: • • Overall modernization of site including new seating, signage, landscaping and lighting. New playground equipment with safety surfacing. Horsetail Woods Nature Preserve. Primarily a nature preserve, the park is the only public open Parks, Open Space and Recreation 8-8 �City of Southfield Comprehensive Master Plan space for residents along Berg Road just north of 8 Mile. A nature trail could be developed at this site in the future. Additional land to the south would encompass a larger natural area for preservation. Hunters Lane Woods. Hunters Lane Woods is the only parkland on Berg Road between 9 Mile and 10 Mile Roads but contains some floodplain property. The site could be developed as a neighborhood park in the future and include a smalJ picnic area, playground and pathway system. Some consideration should also be given to redesign the private road which now bisects the property into a cul-de-sac design, which requires agreement from the neighborhood . Inglenook Park. Inglenook Park is one of Southfield's most popular parks. Opened in 1985 , the park is in need of redevelopment including: • • • • • • • • • Improve picnic facilities. Improved site pathway system . Landscape improvements . Improved park signage . Redevelop fitness trail. Site furnishings . Lighting for ballfields. Additional parking. Ballfield shelter. John Grace Community Park and Recreation Center. Future improvements are limited to new park signage. John R. Miller Park. Goals for future improvements are as follows: • • • • • New playground equipment. Improve site pathway system. Improve park signage . Landscape. Replace fencing around tennis courts and neighborhood to the west. Lahser Woods Park. Lahser Woods Park is a relatively old park which needs completely redeveloped. Including: Lincoln Woods Nature Preserve. The City should coordinate development of this site with the adjacent elementary and junior high schools to develop an environmental education program and interpretive trail system. MDOT developed a wet prairie habitat and pond on both Lincoln Woods and MDOT property to the east which features re-created native grass habitats. This MDOT property will ultimately be incorporated into Lincoln Woods and is currently under City management. The interpretive trail system would allow public access to a u Jique and a sensitive environment after a five-year establishment period. Pebble Creek Park. This would also be a good location for installation of a sand volleyball court as a companion facility with the picnic area. The playground is in poor condition and does not meet current standards for accessibility and needs to be replaced. Supplemental tree planting, particularly mature trees in the picnic area, should also be planned. The newly opened American Drive exit ramp from I-696 caused the relocation of the park's entrance; therefore, improved signage and access is needed. Robbie Gage Park. Robbie Gage Park is currently undeveloped. Future enhancements are planned for neighborhood use including: • • • • • Seminole Street Park. Seminole Park's play equipment is in need of replacement. Park signage is also recommended at this park . Simms Park. Simms Park could benefit from new tot lot play equipment. Stratford Woods Commons. Primarily a passive use park with a walkway through the center, this site requires updating to include: • • • • • • • Pave parking lot. Improve site pathway system. Landscape improvement package. Park benches. Improve park signage. Renovate tennis court. New playground equipment. Parking lot. Picnic area . Trails . Park signage . • • • • Replace playground to ADA and CPSC standards . Improve site pathway system . Improve park signage . Landscaping and drainage improvements . Site furnishings . Valley Woods. Valley Woods is one of Southfield' s most significant properties. A linear park, the first S0uthfield Parks, Open Space and Recreation 8-9 �City of Southfield Comprehensive Master Plan phase of trail development along the Rouge Green Corridor was completed in 1995. Future plans include a trail system to be developed along the banks of the Rouge Green Corridor from 10 Mile to 12 Mile Road. A proposed canoe drop at 12 Mile with pick ups at 10 Mile and again at 8 Mile Roads would provide unique recreational opportunities in the City on a seasonal basis. Fish habitat improvements and stream bank erosion reparations, which run from Telegraph Road to I-696, should be extended through the river's length to improve water quality and fishing opportunities for Southfield residents. There is also a need for better pedestrian access from Civic Center Drive. Land Acquisition Southfield is a highly developed community with relatively little vacant land. Much of the vacant land is suitable only for limited recreational development due to a high incidence of wetlands, floodplain or mature woodlands. Vacant land should be investigated by the city of Southfield to maintain a comprehensive open space system and develop active parks in underserved neighborhoods. The City should continue to acquire land along the Rouge River and its tributaries. • • • • • Oakland County should be considered for acquisition whenever they become available. Property south of Horsetail Woods which is environmentally sensitive and on the Evans Branch of the Rouge Green Corridor. Property along the Rouge Green Corridor, particularly that which is contiguous to Valley Woods. Property at the rear portion of the WXYT property. It is the only Southfield property identified as significant on the Mid1igan Natural Feature Inventory listed with the Natural Conservancy. Acquisitions of property contiguous to existing parkland, school sites or portions thereof. Properties which possess significant natural resource and scenic values such as wetlands, mature woodlands, and floodplains. Each property would be evaluated individually for quality and suitability for parkland. The Michigan Natural Resources Trust Fund has been the primary source of a11 acquisitions in the past along with landowner donation of local match requirements; however, other sources of funding will continue to be sought. As an alternative to acquiring the additional properties, the City should consider the use of conservation easements with access. This ensures the long term preservation of natural features and open space, while providing recreational access through pathways or nature trails. The following is a list of acquisition proposals; some specific, some general, which represent the Parks and Recreation Department's priorities for land acquisition. The program is intended to be flexible and is dependent on the property owner's willingness to sell to the City and in most situations wait for outside funding to become available. • • Properties suitable for neighborhood or community park development in Sections 20, 21, 26, 27, 29 and 35. Large parcels along the Rouge Green Corridor with significant natural features as identified in the Green Infrastructure Plan prepared by ~pythfield. Parks, Open Space and Recreation 8-10 �City of Southfield Comprehensive Master Plan Transportation and Circulation Goals • Maintain and improve safety and efficiency in the transportation system to support Comprehensive Master Plan goals, land use patterns and ensure that Southfield remains an attractiye place to live, work, learn, play and visit. • Improve the visual appearance of the City through street and related improvements. Increasing strain on funding makes improving the transportation system increasingly difficult and increases pressure for cost-effective decisions. Concepts such as access management, advanced traffic signal technology, interchange/driveway redesign, and public education are cost-effective methods that can contribute to congestic n reduction and improved traffic flow. • Provide a high-quality system that provides safe and efficient access to all areas of the community for all users. • Provide alternatives to the automobile through multi-modal transportation options which connect neighborhoods, schools, the library, businesses and other activity areas. Introduction In Southfield and communities across the country, transportation is no longer just a way to serve the needs of new development. Transportation investments can act as a catalyst for desired redevelopment of land uses. Reconstruction of a roadway with elements such as medians, or combined with the installation of a streetscape enhancement system, can attract other quality development and cause a resurgence in activity and economic development and investment. One goal of this plan is to provide a high-quality system that provides safe and efficient access to all areas of the community for a wide variety of users, such as drivers, pedestrians, bicyclists and transit riders. Developing an efficient transportation system that meets the needs of various users requires an evaluation of existing conditions, needs and opportunities. In particular, this Chapter focuses on how changes to transportation can verify or support other goals, such as the Future Land Use Plan. A high-quality transportation system has supported the growth and development of Southfield and will remain a key ingredient in the City's future. Southfield's location along several freeways has attracted residents and businesses, making Southfield the "Center of it All," but the configuration of freeways favors traffic moving through the City and does not provide convenient access to key destinations in the City. The automobile is the dominant mode of transportation and, thus, most transportation planning efforts focus on improving the street system for automobiles. However, providing a "multi-modal" transportation system (vehicles, pedestrian, bicyclist, and transit) provides access for those citizens unable or unwilling to drive such as seniors, children, and those who do not own a car. Current Conditions ~oythfield. Access to transportation has been a key factor in Southfield's land use development pattern. Southfield has an established street system that includes a hierarchy of streets from local residential streets to high-capacity expressways. The expressways, such as I-696, M-10, and M-39, provide access to the primary transportation links in the Detroit metro area, including I-96, I-94, I-75, and the region's airports. The City's major commercial and cultural centers such as the City Centre have located near expressways, but navigating from the expressway to destinations in the City is circuitous and confusing, rather than clear and convenient. The expressways provide access to other employment centers and residential areas throughout the metro area but primarily function to move traffic through the City. Transportation and Circulation 9-1 �City of Southfield Comprehensive Master Plan Street Jurisdiction Design, construction, maintenance, and improvements to the transportation system are managed by a number of governmental bodies. The Federal Highway Administration (FHW A) has ultimate jurisdiction over many of the City's interstates and U.S. Highway routes, which include I696 and US-24 (Telegraph Road). The Michigan Department of Transportation (MDOT) administers these highways for the FHW A and also has jurisdiction over many of the City's other highest volume roadways, including M-10 (Lodge Freeway and Northwestern Highway), M-39 (Southfield Freeway), and M-102 (8 Mile Road). Several major streets are under the jurisdiction of the Road Commission for Oakland County (IO Mile, 12 Mile, Greenfield, Southfield, and Lahser Roads). The remaining streets in Southfield are major, local, and neighborhood streets under city jurisdiction (with some streets on private property). While the majority of Southfield's streets are under the City's jurisdiction, the highest-capacity roadways are not. This warrants proactive coordination with all jurisdictions as being critical to achieve the City's improvements to the transportation system. Figure 9-1: Roadway Jurisdiction Jurisdiction -State City - C ounty Private such as daily and peak-hour traffic volume, capacity, location in relation to other streets, and the primary traffic served (through or local). The hierarchy recognizes that certain streets are intended to accommodate through traffic at higher speeds and volumes while others are intended to handle local traffic in smaller volumes and at lower speeds. Southfield's streets are classified by MDOT into five primary categories: Freeways, Principal Arterials, Minor Arterials, Collectors, and Local Streets. These classifications are summarized below ar.d Map 9-1 illustrates the current street classification. Freeways. Freeways or expressways are designed to carry very high volumes (70,000 - 183,000 vehicles average per day) of through traffic over long distances at high speeds. Freeways in Southfield include I-696, M-10 east of 12 Mile Road (Northwestern Highway & Lodge Freeway), and M39 south of M-10 (Southfield Freeway). Principal Arterials. Principal arterials are major through streets that carry high traffic volumes (20,000 -93,000 vehicles average per day) through the City and to major local destinations at relatively high speeds. These streets often link traffic to freeways, providing local access to the regional roadway system. Principal arterials typically have five or more lanes or a median, and because of their high traffic volumes often are fronted by commercial and office uses. The traffic movements for theses uses can conflict with the primary purpose of a principal arterial to move through traffic. The principal arterials in Southfield are: Source: Michigan Department of Transportation • Street Classification • MDOT classifies streets according to the National Functional Classification (NFC). Street classes are generally designated based on a number of factors Southfield • • • Telegraph Road (US-24) 8 Mile Road 12 Mile Road Greenfield Road Southfield Road (north of M-10) Transportation and Circulation 9-2 �City of Southfield Comprehensive Master Plan • Northwestern Highway (M-10, west of Telegraph Road) Minor Arterials. Compared to the streets classified above or below, minor arterials serve moderate traffic volumes (10,000- 40,000 vehicles average per day) over moderate lengths and are designed to accommodate slower speeds than major arterials but higher than local streets. Minor arterials often link the major arterials. Minor arterials include: • • • • • • • • • Inkster Road Lahser Road Evergreen Road 9 Mile Road 10 Mile Road 13 Mile Road Franklin Road Civic Center Drive 11 Mi le Road (certain portions) Collector Streets. Collectors are so defined because these are streets that "collect" traffic from a series of local streets and connect with the arterials. Collectors may resemble local streets in appearance, but they usually have a wider right-of-way, wider pavement, and higher speed limits than local streets. Southfield streets classified as collectors include: • • • • • • Berg Road Beck Road Shiawassee Avenue Central Park Drive Lincoln A venue Mount Vernon Avenue Local Streets. The majority of streets in Southfield are local streets. These streets connect individual properties and homes to the larger transportation system. Local streets are not intended to serve through traffic. These streets include typical public subdivision streets as well as certain private streets. Maintenance, upkeep, and the eventual reconstruction of the many private streets are the responsibility of the individual or homeowners groups. Traffic Operations Most street improvements are intended to address a capacity deficiency (high traffic volumes resulting in excessive delay), a correctable crash pattern and/or a need for road maintenance. This Plan includes a long-range thoroughfare plan intended to address the key needs of today, but also anticipate future needs as land uses change and traffic volumes increase. Some of the key data applicable to long-term thoroughfare planning are listed below. Any maintenance, such as repaving, is not part of this long-range plan, but should be part of the city, county, and state on-going capital improvement programs. Traffic Counts. Traffic counts identify the most heavily traveled roadways and the most common routes to destinations. Map 9-1 shows the most recent traffic count data from MDOT and the Road Commission for Oakland County for the 20 most heavily traveled street segments in Southfield. Not surprisingly, I-696, M-10 (Lodge Freeway), M-39 (Southfield Freeway), Telegraph Road (US-24), and Southfield Road are the most heavily traveled roadways. These roadways are major regional freeways that transport people through Southfield from other suburbs to major employment centers in Southfield and the rest of Southeastern Michigan. Crashes. Crashes (traffic accidents) are one factor used to identify where problems exist in the roadway network. High crash locations, or the number of crashes related to the volumes (a ratio), may indicate the need for improvements especially where there is a trend for a particular type of crash (e.g. rear-end collision). Map 9-1 identifies intersections with the highest number of crashes in 2005 and the average number of crashes from 2001 to 2005. High crash locations may indicate the need for improvements to reduce the potential for crashes, such as intersection widening, changes to signal timing, restrictions on some turning movements, or changes to access along the street. The top six highest crash locations, by total number of reported crashes, are all located along either Telegraph Road or Southfield Road. Mostly due to the extremely high volumes of traffic on these two Principal Arterials, the top location with over 100 crashes is Telegraph at 12 Mile Road, and the next four highest are along Southfield at 13, 12, 10, and 9 ½ Mile Roads, respectively. Air Transportation The Detroit Metropolitan Wayne County Airport (DTW) is located approximately 20 miles southwest of Southfield. DTW provides commercial and charter passenger links to destinations across the nation and world and serves cargo airlines. DTW is a major metropolitan airport and a hub for Northwest Airlines. Proximity to a major airline hub makes Southfield accessible from anywhere in the world for business and pleasure trips. Smaller airports located within 35 miles of Southfield serve charter and freight flights, including Detroit City Airport, Transportation and Circulation 9-3 �City of Southfield Comprehensive Master Plan Oakland Troy Airport, Oakland County International Airport in Waterford, and Willow Run Airport in Ypsilanti. Recommendations Proper planning for the transportation system in Southfield is important to provide proper access to various destinations, but can also impact the safety of travel. The character of a street is dictated by both the design and aesthetics of a corridor. Aesthetic features such as streetscape elements and trees along the street and parking location, building setbacks, business signage, and building design outside of the right-of-way also play an important role in the function of a street. These factors must be integral to the planning process as they often affect how people use the transportation system. It is important that area streets foster safe travel for all modes (methods) of transportation and are easy to navigate. As mentioned above, street design elements in the City reinforce a desired image, and can cause motorists to drive at certain speeds. For example, residential streets should include design elements that make drivers intuitively travel at a low speed, and major commercial corridors should not be excessively wide so as to encourage speeds in excess of the posted limit. In many places in Southfield, the street system is properly designed, while in other cases, transportation improvements outlined in this Plan need to be considered to meet the Plan' s goals. This Plan relies on a range of approaches to help ensure the future transportation system operates safely and efficiently while staying within the context of the character of the City. The provision of alternative travel options can improve traffic flow and safety by diverting automobile traffic into other modes such as pedestrian, bicycle, or public transit. These alternatives must be attractive and cost-effective in order to be relevant. This Plan identifies ways to encourage use of altemati ve travel options to reduce automobile traffic, provide access to transportation for those without automobiles, and provide recreational opportunities for all residents. This Plan examines current and projected transportation problems, including whether street segments have traffic exceeding its capacity, intersections that have long delays at peak periods and the condition and age of the street. Based ~ o~thfield primarily on this analysis, the Plan outlines street expansion (additional lanes), intersection expansions, and corridor improvement projects such as reconstruction, adding a median, access management, gateway improvements, and corridor enhancement. In addition to traditional addition of lanes along a street segment or at an intersection, alternative roadway treatments and alternative intersection treatments should be considered in unique circumstances, including the following: • Street treatments o Narrow Median o Wide Median/Boulevard o Road Diet (reduction in through traffic lanes with provision of onstreet parking, bike lanes, and/or median) • Intersection Treatments o Roundabouts o Dual Left-Turn Lanes o Textured Pavement/Crosswalks Traffic conditions, including crashes, delay, and congestion, need to be monitored regularly to adjust the prioritization of recommended projects in this Plan. 7-lane to 4-lane boulevard conversion on Livernois in Detroit, Ml Standards for Street and Intersection Improvements. Street capacity refers to the ability of a roadway to accommodate expected traffic volumes with an acceptable amount of travel delay. Traffic engineers measure this capacity through a comparison of the volume of traffic on the road during the peak travel hour to the designed capacity (the amount of traffic the road is designed to accommodate). This comparison determines the Transportation and Circulation 9-4 �City of Southfield Comprehensive Master Plan amount of congestion on the street, or the average delay per vehicle, which is then translated into a "level-of-service" rating that is indicated by a letter grading system (from A to F) or a "volume-tocapacity ratio" (V/C). Streets and intersections with current or projected poor traffic operations (usually areas with a level of service D or below) should be evaluated to determine any benefits of improvements. Maintaining a level of service D or better for street segments and intersections is the standard for the City. While opportunities may exist to expand roadways in Southfield, this Plan promotes use of cost-effective transportation and land use tools over more costly projects. Planned/Programmed Major Improvement Projects. While some funds for maintenance and minor improvement projects are provided by the state and federal government directly to the City, major improvements to the transportation system in Southeast Michigan must be included in the SEMCOG 25-year Regional Transportation Plan (RTP). Placement on the RTP project listing is required to secure federal funding, and requires consistency with regional planning goals. The highest priority projects are taken from the RTP and added to short-term (5-years or sooner) regional and state Transportation Improvement Programs (TIPs), where they are assigned funding. Once funded, the projects can proceed. Projects that are not selected for the RTP or TIP can still proceed, given initiative and funding by the City and/or Road Commission for Oakland County. In addition to general resurfacing, reconstruction, rehabilitation, road preservation and safety improvement efforts funded by the city's and county's share of federal funding, the following projects are already listed on the SEMCOG RTP or TIP: Table 9-1: Planned Major Road Improvements Roadway Proposed Work Limits Year RTP Projects Southfield Road 9-1/2 Mile to llMile M-10 SB Over Rouge River Southfield Road 12 Mile to 13 Mile 9 Mile Road Lahser Road Lahser Road Lahser Road Beech to Telegraph JO Mile to 10-1/2 Mile 11 Mile to 12Mile 8-1/2 Mile to 9Mile Widen from 5 Lanes to 6 Lane Boulevard Replace Bridge Deck Reconfigure from 5 Lanes to 4 Lane Boulevard Widen from 2 to 3 Lanes Widen from 2 to 5 Lanes Widen from 4 to 5 Lanes Widen from 2 to 5 Lanes 2011-2015 2006-2010 2006-2010, 2011-2015 2006-2010, 2016-2020 2021-2025 2021-2025 2021-2025 TIP Projects 13 Mile Rd US-24 1-696 Southfield Rd US-24 Southfield to Greenfield J2Mile Road to N. of Quarton EB&WB over Inkster At 10 Mile Rd& 11 Mile Rd 8 Mile (M102) to 12 Mile Road Resurface and widen from 2 to 3 Lanes 2008 Patch & overlay 2009 or later Rehab bridge 2008 Upgrade signals using box span configuration 2008 Patch & overlay 2008 Source: SEMCOG Recommended Improvement and Enhancement Projects. In addition to embracing the major planned projects listed in the RTP and TIP, this Plan recommends numerous transportation and land use projects across the City to support Plan goals. These projects, described in detail in the remainder of this Chapter, fa]l under the following categories: • • • • • • • • • • Access Management Corridor Character Gateways Visual Corridors Natural Corridors Enhancement Corridors Traffic Calming Transit-Oriented Design Transit Service Non-Motorized Transportation In addition to specific recommendations and programs, the Plan also discusses implementation "2outhfield Transportation and Circulation 9-5 �City of Southfield Comprehensive Master Plan tools, including funding sources throughout the Chapter. Access Management. Numerous national and statewide studies demonstrate that access management can reduce the potential for crashes, and help preserve the street' s ability to carry traffic. Access management is a set of techniques used to reduce the overall number of access points and improve the spacing intervals between them, especially in relation to access points across the street and those close to signalized intersections. When implemented, access management often significantly reduces the number and likelihood of access-related conflicts, improves traffic flow, and solidifies a corridor's business sustainability and non-motorized safety. ■ ■ Location/spacing of traffic signals. Shared access systems (connections between land uses, shared driveways, frontage roads or rear service drives) . ~;:.S:IT - l I .., Access management involves tools to appropriately space access points or restrict problematic turning movements. These tools include the following: ■ ■ ■ ■ Adequate spacing of access points along the same side of the street. Alignment or spacing from access points on the opposite side of the street. Placing commercial driveways a sufficient distance from intersections to minimize impact to intersection operations. Geometric design such as channelized right turns to restrict certain turning movements (usually left turns) by use of a raised island, ~outhfielct~ I - - FRONTAGE ~OAD J :;, ~ .. L · r-- I REAR SERVICE DRIVE Southfield's formal access management program should build upon widely accepted best practices for access management. A task force of public and private experts developed the MDOT "Access Management Guidebook" to establish the tools, techniques, and standards used by MDOT on all roads under its jurisdiction. A city-wide access management ordinance should be established to establish specific standards for access spacing and design applied in every site plan review. The ordinance could also pull in specific recommendations of other transportation studies and access management corridor plans to provide more specific guidance to the planning commission or zoning board of appeals when making access-related decisions. r l PARKING LOT CROSS ACCESS Rear service drives and shared driveways are important techniques to reduce the number of access points, especially near cross streets. l· l • t:===::::::I I I "-:till I lc·h.1 I :r L-!::::::=::::-::::-fl I! UL IJ ",''!~ The success of different types of shared drives, roads, and parking connections are dependent on lot depth, building placement, and parking configuration. Application of access management can provide several benefits to motorists, land uses, and nonmotorists in the City. The fo11owing is a list of benefits often resulting from aggressive access management policies and specific access management standards in City ordinance language. Transportation and Circulation 9-6 �City of Southfield Comprehensive Master Plan ■ ■ ■ ■ ■ ■ ■ ■ ■ Reduce crashes and crash potential. Preserve or increase roadway capacity and the useful life of roads. Decrease travel time and congestion. Improve access to and from properties. Ensure reasonable access to properties (though not necessarily direct access nor the number of driveways preferred by the landowner/developer). Coordinate land use (site plan) and transportation (access permit) decisions for projects that need both city and MDOT or Road Commission for Oakland County approval. Improve environment for pedestrians and bicyclists (fewer driveways to cross). Improve air quality by reducing congestion and delays. Maintain travel efficiency and related economic prosperity. Based on factors including high volumes, crash concentrations, congestion, and a proliferation of poorly spaced driveways, several specific corridor sections (illustrated on Map 9-2) have been identified as having the greatest need for aggressive access management. While this plan also recommends citywide access management standards in an ordinance, these corridors require a proactive approach from the City to improve access and ensure the City's corridors remain vibrant as development and redevelopment occur: ■ ■ ■ ■ ■ ■ ■ ■ Both the specific recommendations in the Telegraph and Southfield Road corridor subarea plans in this Plan, and the standards in the city-wide ordinance, will be implemented gradually and incrementally over the next 10-20 years as redevelopment and growth continues. Establishing these standards lays the framework for better access related decisions and will continue to benefit the City for years to come. Corridor Character Gateways and Portals. Intended to help in creating identity for the community as a whole, as well as each individual district, gateways and portals are visual icons that are designed to attract attention and portray an image or message. Portals create district identity, form a sense of belonging for those who visit or live there, and create additional opportunities for aesthetic enhancement around the community. The general principle is to establish portals at entrances to and within the unique districts whereby creating a theme/brand that can be portrayed in the district's streetscape, gateway markers, street and pedestrian lighting, etc. by using a select style of materials, colors, placement, etc. A 'gateway' is the entranceway to a city and creates the initial visual impression about a city's character and identity. Gateway corridors for Southfield have been identified in order to prioritize enhancement projects. These routes include the following: • Gateways. Based on traffic counts, functional classification and other characteristics, Southfield's primary gateways were identified. Some of these locations lack unified, aesthetic features and do little to distinguish Southfield from other communities in the region. The general principles used to establish formal gateways include improvements to the roadways, such as well designed landscaped medians and landscaped freeway embankments, significant entry monuments, upgraded lighting standards, wayfinding signage and well-maintained and attractive adjacent properties. See Map 12-1 Community Image Improvements for location of Gateways. • Portals. These routes are important links into the City or into major activity areas. Many of these routes lack character and, similar to gateways, design features and appearance along these streets should reinforce the image of a quality district. These portals can also provide wayfinding information to destination points. Telegraph Road/US-24 Southfield Road Northwestern Highway/M-10, Inkster to 12 Mile Road 11 Mile Road/Lahser Road intersection vicinity Evergreen Road, 11 Mile Road to 10 Mile Road 10 Mile Road, Evergreen Road to Southfield Road 8 Mile Road, Telegraph Road to Greenfield Road Greenfield Road, north of 11 Mile Road to 10 Mile Road A city-wide access management ordinance that incorporates the access management corridor plans will empower the planning commission to use these specific plans, in lieu of more general standards, when making decisions along these select corridors. ~outhfield Tra nsportation and Circulation 9-7 �City of Southfield Comprehensive Master Plan See Map 12-1 Community image improvements for location of portals. The City should continue to improve the appearance, including signage, landscaping, and streetscape, at and along these gateways with a consistent image to clearly identify when a visitor enters and exits the city. Visual appearance entering the City Centre area from the northwest along M-10 Lodge Freeway. Visual Corridors. Like gateways, the views along primary street corridors provide important visual impressions about a city's character and identity. The primary visual corridors in Southfield are foe highways such as I-696, US-24, M-10, and M-39. Secondary visual corridors are Greenfield, Evergreen Southfield, Lahser, Civic Center, and the Mile roads. Many primary visual corridors in Southfield are flanked by a hodgepodge of building types, signs, and lighting fixtures that vary from attractive to unattractive. Since the views along these roads influence motorists' impression of Southfield, views along these corridors are very important. Views can be improved through a variety of techniques including more attention in the design or reconstruction of roads, lighting landscaping, and amenities within the right-of-way. Design of private projects can be improved through design guidelines and other regulatory techniques applied to new development. The City should upgrade the aesthetic appearance of these visual corridors through the use of streetscape improvements, tree preservation, and improved landscaping and site design standards. Many of the corridors abut rear yards of the adjacent properties, where design standards don't require as much 'curb appeal.' Design standards along these corridors should include separate standards for property lines that abut the right-of-way. Natural Corridors. While gateways and other visual corridors in the City establish the character and identity along prominent routes, several other major routes form natural corridors around the City. In contrast to the streetscape improvements and more urban character goals of the visual corridors, natural corridors are akin to Natural Beauty Roads in more rural communities; these are roads with large, mature trees providing a vegetative canopy and natural setting along significant lengths. These natural corridors, or "shady lanes" as they have been called, include 9 Mile Road west of Lahser, Berg, Beech, l 0 Mile Road west of Telegraph Evergreen Road between 8 and 9 Mile Roads, and Inkster south of 10 Mile Road. The City should emphasize preservation of natural features and incorporation of natural greenbelts, landscaping, and building design and placement compatible with the natural setting along these corridors. Enhancement Corridors. Two main corridor sections in Southfield would benefit greatly from coordinated corridor enhancement: Telegraph Road and Southfield Road. A section of each of these streets is a corridor subarea which discusses the land use and transportation issues and opportunities in more detail and establishes objectives and detailed future land use that guide development. Both corridors have also been identified as having the greatest need for access management. Telegraph Road (US-24): Telegraph Road is Southfield's main north-south road in the western half of the City. It is already an 8-lane boulevard with a wide median, designed to be wide enough to accommodate indirect "Michigan" left-turns at major intersections. Some sections of the street have coordinated landscaping and signage, but coordinated design and character elements are needed for its entire length. The City should evaluate the benefits of forming a new city improvement authority for Telegraph and extending invitations to neighboring communities immediately adjacent to Southfield. Southfield Road: Southfield Road is the main north-south road in the eastern half of Southfield. The street is a 5 to 7 lane cross-section with a mix of office, commercial, and residential developed piecemeal over the last 25 years. ew infill development and the potential for future redevelopment presents a opportunity to encourage common design elements and help create a stronger sense of identity and character along this important section of Southfield Road. A planned improvement project to convert the center turn lane area into a landscaped median will also provide additional opportunities for Transportation and Circulation 9-8 �City of Southfield Comprehensive Master Plan unifying streetscape elements and access management. As Southfield's adjacent neighbors along Southfield Road have similar plans to upgrade their segments with a median, the City should seize this opportunity to evaluate the benefits of forming a Southfield Road Corridor Improvement Authority jointly with Lathrup Village, Beverly Hills, Birmingham, and the Road Commission for Oakland County. Traffic Calming. Balancing safety and accessibility for all modes of transportation includes harmonizing the roadway and non-motorized facilities with the surrounding development. Traffic calming measures (i.e. physical changes in the road design) often cause drivers to reduce speeds and be more attentive by affecting the driver's psychological frame of mind. Statistics show that 85 percent of vehicle-topedestrian crashes will result in death to the pedestrian if a vehicle is traveling at 40 mph, versus only a 15 percent rate if a vehicle is traveling at 20 mph. The reduction of speeds in areas designed or intended to encourage pedestrian and bicycle use through speed limits and traffic calming will improve both safety statistics and the perception of safety for all users. While many traditional traffic calming programs have been aimed at taming high-speed cut-through traffic in residential areas, traffic calming is also effective along major roadways to encourage pedestrian and bicycle use and reduce speeds. A number of factors need to be considered with any traffic calming measures or programs, such as traffic volumes, cost, maintenance and impact on emergency access. The City should include traffic calming elements in its transportation standards that evaluate the benefits and opportunities for implementing traffic calming measures in the City. Transit-Oriented Development (TOD) There are opportunities within the City at several locations to make corridors and development areas more transit friendly by adopting Transit-Oriented Development (TOD) standards for development. Future growth and redevelopment of commercial employment centers should strongly consider the inclusion of a mixture of residential, commercial, and institutional uses designed to promote convenient non-motorized access to transit facilities and between residential, retail, and office uses. National data from numerous studies shows automobile traffic in and around TOD is often IO percent or more less than similar developments designed with a suburban style separation of uses. TOD strategies support the City's goal to create a more livable and walkable community. TOD and transit-oriented corridors consist of land use patterns that promote travel by transit, bicycle, walking and ridesharing, and encourage concentration of mixed use development along transportation corridors serviced by transit. A conceptual design of a typical TOD layout is provided below. Elements of TOD include: • • Some common traffic calming techniques: • • • • • Street Narrowing, Slow Points, or Chokers Medians and Boulevards Streetscape Enhancements Perimeter Treatments • Development of a highly desirable community with cultural amenities, easy walking distance to goods and services, access to regional and local trail systems, and the opportunity to live and work in the same area. Heightened sense of community through increased pedestrian activity and development at a more human scale. Clustered development with transit access offering better access to goods and services . Enhanced marketability of new development and enhanced property values . Transportation and Circulation 9-9 �City of Southfield Comprehensive Master Plan • • Stronger inter-modal connections, providing opportunities for pedestrians and bicyclists to better link with transit and the regional trail system. Increased economic development opportunities in attractive commercial and employment locations. Transit Service Transit service is an important component of the transportation system because it offers another transportation option for the community and increases mobility for those who are unable to drive. Transit increases the overall capacity of the transportation system, which supports the Plan's goal to maintain and improve the transportation system without excessive road widening. The City's efforts in improving the transit system should be focused on the most cost-effective methods to increase ridership in the existing bus systems. Southfield is served by two main public transit operators: the Suburban Mobility Authority for Regional Transportation (SMART), and the Detroit Department of Transportation (DDOT). SMART is the regional transit provider that serves many suburban communities in southeastern Michigan, including Southfield. SMART offers a fixed-route bus system and an advanced reservation curb-to-curb connector. Several SMART bus lines serve Southfield and a major SMART hub and park and ride lot are located at Northland Mall. DDOT offers bus service for the city of Detroit that serves several locations in Southfield: Northland Mall, Providence Hospital, and the 8 Mile corridor between Lahser and Greenfield roads (see Map 9-3). SMART and DDOT routes are frequently reviewed and adjusted by each transit service provider based on ridership counts and transit-supportive land uses can increase the demand for transit services. In addition to the two major transit providers, Transportation of Southfield Seniors (TOSS) provides advance reservation door-to-door service within Southfield and to and from its adjacent communities. Greyhound Bus links Southfield to communities throughout and beyond the region from a station at the corner of Lahser and 11 Mile at interchange of 1-696 and M-10. This station serves as a hub connecting local transit and automobiles with destinations across the country. Rt·novation or expansion of the station property in the future as a true multi-modal station in the future could support the City's goal of improving the transportation system without costly road widening. Key features could include bike racks or bike parking with bike route information, taxi stand, SMART bus information center and stop, and space to accommodate other transit providers such as DDOT or future regional enhanced transit services. Convenient access to transit is an important component of the City's Transportation Plan. Consistent with the City's goals, developing the City with a multi-modal transportation system will help maintain the long term health and sustainability of the community. The city of Southfield should consider transit needs (routes, shelters, park and ride) when evaluating development projects. In order to have the critical mass to make public transit viable, the density of development needs to be sufficient to support transit. Shopping and employment destinations need to be designed to be transit-oriented (and pedestrian oriented). A common standard sited by transit authorities is a threshold of seven dwelling units per acre or seven jobs per acre to create the critical mass to make transit viable. A diffused land use pattern near transit lines reduces ridership and the effectiveness of the system. In addition, low density development limits the ability for those who need transit service to easily access it. Where practical, the City should cluster the higher density development within a walkable distance (generally a quarter mile) from a transit route. Within mixed use areas, the highest intensity uses, such as retail and personal service uses, should be located closest to the transit route(s), with the remaining uses radiating out at a decreasing intensity. In addition, the city can help encourage transit use by ensuring that sites along transit routes are designed to be pedestrian-friendly, are located along routes accessing key destinations, and have bus shelters to make transit even more convenient for residents and workers. Transportation and Circulation 9-10 �City of Southfield Comprehensive Master Plan New or enhanced transit facilities (including new stops, shelters, or park and ride) should be considered where large commercial or residential developments are proposed along existing routes. Route networks and service areas should be examined for potential improvements if a large development is proposed where transit service is not provided. Design considerations are needed to ensure all residents and workers, including those who are disabled, have safe access to all transit stops. Stops with higher than average use should be 'enhanced' and include amenities such as a bus shelter, benches, signage, route information, and wider sidewalks, which all provide a more attractive environment and encourage the use of the transit system. Bus shelters have been shown to increase ridership compared to a stop without a sheltered area to wait for a bus, but maintenance (such as repair of damaged structures, trash collection) may require a joint effort between the City and transit provider. The City and SMART/DDOT should work together to identify locations and maintenance options for 'enhanced' bus stops. Any changes to routing, frequency, stop locations, and stop amenities must be coordinated with SMART and/or DDOT (or other relevant transportation agency). A highly accessible and convenient transit system requires a well integrated non-motorized network and transit oriented development patterns, which are discussed in more detail in this chapter. Non-Motorized Transportation Non-motorized transportation (sidewalks, bike lanes, pathways) not only helps meet the overall goal of a healthy community but also provides an alternate mode of travel. An interconnected system of bike routes, bike lanes, sidewalks, and pathways not only provide residents an alternative travel option for shorter trips, they also provide more convenient access to transit facilities, recreation opportunities, improve connections throughout the City, help reduce isolation, and can even help reduce traffic volumes. A more walkable community also has significant health benefits for its residents. The City should consider preparing a city-wide non-motorized transportation plan. A primary goal of non-motorized pathways is the connection of residential areas to parks, schools, and employment, shopping, and entertainment centers. Non-motorized transportation can provide health benefits by providing local, convenient facilities for ~outhfield exercise to allow users to be active and through the potential for reduced automobile emissions. While a majority of the City's non-motorized facilities are sidewalks, Southfield maintains a designated network of bicycle routes throughout the City. Primarily located along major streets, the system contains over 32 miles of bicycle routes that are contiguous, uninterrupted paths that connect destinations across the City as illustrated on Map 9-3. While most of the routes in the system are internal to the City, Nine Mile and Shiawassee routes terminate on the west at the city's border with Farmington Hills, and Evergreen route terminates on the north at the city's border with Beverly Hills. These routes offer the potential Jinks to communities beyond Southfield's borders. The City's bicycle routes are made of four distinct pathway types: Asphalt bike paths, 8 feet in width, marked with bike route signs (5 3/8 mi). Concrete sidewalk, 5 feet in width, marked with bike route signs (15 3/4 mi). Asphalt paved shoulder, 5 feet in width, marked with bike route signs (4 1/2 mi). Roadway (concrete or asphalt) marked with bike route signs (6 3/4 mi). Although not widely used in Southfield, on-street bike lanes, located adjacent to the vehicular portion of a road, may be used to accommodate higher-speed non-motorized travel. Sidewalks generally accommodate foot traffic and shorter bicycle trips, while pathways are known to accommodate both foot Transportation and Circulation 9-11 �City of Southfield Comprehensive Master Plan and wheeled, non-motorized travel. The function of each bike route (or new bike routes) should be considered when designing the type and width of facilities. The residents in Southfield have expressed a desire for more recreational pathways and local parks. To accomplish this, the City should capitalize on existing natural corridors, such as the Rouge River, to provide such resources. The natural, comforting environments of river corridors, coupled with the separation from vehicular traffic, make these corridors ideal for a pathway system. The watercourses often link Southfield with other communities, and provide the opportunity for future connections with other regional trails. In addition, river corridors are often associated with the regional detention basins that exist throughout the City. These sites, when properly designed, have the potential to become recreational destinations located conveniently along a pathway route. Throughout the community, the system of sidewalks and pathways should be continually upgraded and expanded. All new development and redevelopment should require sidewalks on both sides of the street, and standards and design criteria should be developed to ensure safe, convenient connections between internal circulation and public non-motorized facilities. The non-motorized transportation system should be expanded and upgraded taking into consideration the following factors: Connectivity. To establish connections between the Southfield pathways system and the greater regional pathways network, the City must coordinate with neighboring communities. Oakland County Parks and Recreation has developed a plan to create and expand a regional network of paths and trails. While no proposed pathways are indicated for Southfield, the City should actively pursue connection of Southfield's bike routes to those of neighboring communities, including Lathrup Village, Berkley, Oak Park, Huntington Woods and Detroit. provides a vision for future improvements. The City maintains a fairly well connected system, but the system is limited and has gaps in connecting key areas. Any new development in the City should be required to construct or improve the pathways along the site frontage, or contribute to a fund to expand and improve the City's bike route network. Continuity. Maintaining an interconnected system of sidewalks, leading to community or r1~gional pathways, enhances the pedestrian and nonmotorized environment. The City should vigorously pursue filling in gaps in the system that act as barriers. While City funds may be used for this purpose, the community in general should also share in this commitment. Options to accomplish this include requiring the installation of pathways along major roads and sidewalks throughout the interior of new projects or for residential lots that have not maintained or installed their sidewalks, requiring an escrow or performance guarantee when transfer of property ownership occurs. Continuity also refers to making critical connections throughout the system. This includes ensuring that sidewalks internal to a neighborhood maintain a connection to the main road or other pathway systems, and that commercial or civic destinations include non-motorized (and transit) connections and amenities for users. Accessibility. Children, young adults, seniors and disabled residents often rely on the non-motorized transportation system and public transit as their primary means of travel. Their unique needs must be considered when designing them. When considering improvements to these systems, the following considerations should be included: • • • • Map 9-3 shows recommended bike path/bike route improvements throughout the City. It illustrates the location of existing bike path/bike routes, and Southfield Require a safe non-motorized link between internal site amenities and the public nonmotorized system in regulations and when reviewing developments. Emphasize linking areas with high concentrations of senior or child/teen residents with facilities that serve them, such as senior centers, recreational facilities, churches and schools. Pedestrian signals that produce an audible sound to indicate signal changes to assist disabled and hard of hearing residents crossing at critical intersections. Maintain a consistent intersection design, so disabled users can easily anticipate where a bench, pedestrian crossing button, or shelter is located. Transportation and Circulation 9-12 �City of Southfield Comprehensive Master Plan ■ Install textured materials, such as brick or stamped concrete, at the edges of sidewalks to indicate where the walk ends and the motorized travel lanes of the road begin. One of the most important destinations for children and teens is school, both for regular class time and extracurricular activities. MDOT has a special program, described in detail below, to encourage and assist communities in evaluating and improving nonmotorized routes to schools. Safe Routes to School. Particular attention to safety is needed near schools. Schools in the Southfield Public School District should seek this funding source as a way to encourage walking or biking to school by providing a safer environment for children. The "Safe Routes to School" program, managed by the Michigan Department of Transportation, is expected to gain momentum because it offers state money for physical improvements and programs aimed at increasing students' use of the non-motorized system as a means to and from school. While the program requires each school to prepare an action plan in order to qualify for funding, the City SAFE ROUTES can assist in coordination and to School enginee1ing assistance for ,,r11:•,.;t r-~.1·•1tr.<:.-11r schools wishing to participate. Convenience. While people will walk farther distances for exercise/recreation purposes, the average pedestrian will not walk more than 15 minutes or a quarter mile to reach their destination. Therefore, convenient routes must be offered to encourage more pedestrian activity as an alternative to driving. This includes considerations for road crossings, conflicts with others using the same pathway, continuity of the pathway, and directness of the route. Inconvenient systems can encourage unsafe activity or use of non-designated pathways or crossings. Where the City wishes to increase pedestrian activity, it should ensure that continuous pathways are provided that offer numerous, safe crossings that bring the pedestrian to the forefront of consideration, rather than making the automobile the priority. Safety. Without a safe pedestrian system, it will not be used to its maximum. Elements such as lighting, proper maintenance, and proper crossing enhancements will bring comfort to sidewalk and pathway users, which will encourage more use. Where high pedestrian activity exists or is ~puthfield J 1' . encouraged, the City should work toward reducing the posted speed limits to reduce the severity or likelihood of serious injury or death in these types of crashes. A combination of these factors, along with the other elements that follow, should be used to increase the safety of the entire system. In addition, an annual sidewalk repair program is used to identify problems and repair existing sidewalks to provide a safe and accessible sidewalk network. This program is effective and should continue. Crosswalk Improvements. User safety is of particular concern where sidewalks and pathways intersect with motorized travel routes. Safety hazards exist where the non-motorized system crosses individual driveways, or where they meet at a road intersection. In these areas, the following improvements should be considered. ■ ■ ■ ■ ■ Pavement markings should clearly indicate to motorists where pedestrian activity will occur. Vehicles are not permitted to block these areas. Maintain clear vision zones at all intersections. This can increase visibility for motorists, pedestrians and bikers, all of whom need to be aware of potential conflicts. Narrow the roadway at crossing points by installing road medians or raised islands within the roadway to create a safe haven for pedestrians and bikers, or by eliminating onstreet parking and extending the sidewalk closer to the road. This wiJl reduce the number of lanes a pedestrian must cross and increases their perceived safety. These elements can also enhance the aesthetic environment by providing planting areas or resting areas. Provide adequate lighting at intersections so pedestrians and bikers are safe at all hours. Include overhead flashers to indicate nonsignalized crossing points. Mid-block crossings Transportation and Circulation 9-13 �City of Southfield Comprehensive Master Plan • • can be further enhanced by using pavement markings and signage at the motorists' eye level. Consider restrictions of right turns on red at high volume intersections, as most motorists fail to consider the pedestrian when turning. Include medians in the design or redesign of intersections, especially where a high volume of pedestrian activity is expected. Medians provide safer crosswalk options for all residents. On-Street Bike Lanes vs. Separated Paths. While not widely recognized, design of sidewalks and pathways can discourage use by bicyclists. Bicycles using sidewalks or shared pathways often encounter slow pedestrians, multiple driveways and intersection signals that interrupt their flow. These factors can Buffers. Landscaped buffers consisting of street trees or other streetscape elements create a separation between motorized and non-motorized activity. They also provide a physical barrier to protect pedestrians on the sidewalks from vehicles, and breaks in landscaping indicate to motorists where driveway and non-signalized intersections are located and where pedestrians are likely to cross. Buffers should not be confused with setbacks, as larger setbacks are not necessarily endorsed as a way to improve pedestrian safety because they can decrease visibil1ty from motorized traffic. Implementation In addition to specific measures outlined above, general implementation tools such as funding sources and impact studies will play an important role in realizing benefits proposed by this plan. During the plan process, citizens and the Advisory Committee identified a desire for more bike paths and sidewalks in the City, as part of a healthy Southfield initiative. Transportation Funding Pathway Bicycle Lane slow their speed, and discourage bicycle activity. Alternatively, on-street bike lanes allow bikers to travel at higher speeds, and give them the right-of-way over intersecting traffic and pedestrians. Bikers using designated on-street lanes share the road with motorists and are more visible to them. The City should consider adding bike lanes along routes commonly used by bicyclists. Bike lanes require some public education during the initial stages of use, but can provide desirable travel alternatives in the long-term. ~l_!thfield The primary source of City funding for roadway improvements is the Michigan Transportation Fund (MTF), established by Public Act 51 of 19 51, as amended. This program is administered jointly by the Department of Transportation and the Department of State. State revenue from fuel taxes, vehicle registration taxes, sales taxes from auto related sources, and other vehicle fees are provided to local road agencies in accordance with statutory formula. This is the primary funding source for both the City and the Road Commission. There are also federal transportation funds available for transportation improvements through a variety of programs including the Federal Highway Trust Fund, National Highway System, Surface Transportation Program, State and Community Highway Safety Grants and Congestion Mitigation and Air Quality Improvement Program (CMAQ). These funds are allocated to road agencies by SEMCOG through the long range regional transportation planning process and the Five-Year Transportation Improvement Plan (TIP). Federal transportation legislation also established a fund for specific transportation enhancement activities, such as non-motorized or streetscape improvements. Funds from the Surface Transportation Program (STP) are set aside for these activities and can include a number of transportation Transportation and Circulation 9-14 �City of Southfield Comprehensive Master Plan enhancement activities including historic preservation, landscaping and beautification, bike paths, roadway improvements, environmental mitigation to address water pollution due to highway runoff and other similar projects. Each year funds become available for allocation based on competitive needs. Requests are solicited and screened for application completeness at the local level, screened for project merit at the regional level and finally selected for action at the state level by MDOT. MDOT also offers a Transportation Economic Development Fund (TEDF) to assist in the funding of highway, road, and street projects necessary to support economic growth. The program's mission is to enhance the ability of the state to compete in an international economy, to serve as a catalyst for economic growth, and to improve the quality of life enjoyed by Michigan residents. Specifically, the program is intended to create or retain jobs and encourage private sector investment. The fund, administered through the Michigan Department of Transportation Office of Economic Development, in conjunction with the president of the Michigan Strategic Fund, provides a means for state government, local agencies and businesses to work together to meet the often extensive and urgent demands placed upon the transportation system by economic development throughout the state. Those eligible to apply for funds are MDOT, Road Commission for Oakland County and the City. There are several types of TEDF grants available. Roadway improvements in Southfield could qualify under Categories A and C. • Category A is intended to improve the network of highway services essential to economic competitiveness; improve accessibility to target industries as a catalyst for economic growth; support private initiatives that create or retain jobs; and encourage economic development and redevelopment efforts that improve the health, safety, and welfare of Michigan citizens. A 20 percent local match is required. Category C is intended to promote increased economic potential and improve the quality of life by reducing urban traffic congestion levels. The project must reduce traffic congestion on county primary or city major streets within urban counties (counties with a population greater than 400,000). There are also other local programs that can be used as a source of funding for roadway improvements. The City has the Cornerstone Development Authority (CDA) that provides funding mechanisms for infrastructure improvements within the CDA district, such as Tax Increment Financing (TIP). The property tax revenue captured by the City within the TIP district can be used to finance improvements established in the overall CDA plan. The City may also establish a Local Development Finance Authority (LDFA) to fund infrastructure improvements in industrial areas. Similar to the CDA, the LDFA can use Tax Incremen' Financing to fund infrastructure improvements. Traffic Safety Board. Similar to other successful communities in the region, Southfield should form a Traffic Safety Board (also known as a Traffic Review Board) comprised of members appointed by the City Council. With the support of staff from the engineering department, this board would review citizen complaints and comments, development and redevelopment, and proposed transportation projects to consider all land use and transportation impacts, consult standards, and ultimately make decisions on driveway locations, circulation of developments, and transportation improvement projects. The Board would use many of the tools outlined in this Chapter, including access management, traffic calming, gateway and portal treatments, and traffic impact studies. In order for the City to mitigate anticipated traffic impacts of a proposed project, they must understand how much traffic will be generated. A traffic impact study should be required for a rezoning request or proposed project that would generate traffic above a specified threshold. In Michigan, this threshold is typically 50 or more directional (one-way) trips in the peak hour or 500 trips expected in an average day. In reviewing traffic impact studies, established sources such as the Institute of Transportation Engineers (ITE) Trip Generation Manual or "Evaluating Traffic Impact Studies: A Recommended Practice for Michigan Communities" should be referenced to determine how the projected traffic will impact the City's transportation system. Roadways must be designed to meet the needs of all modes of travel and to support the availability and use of alternate modes of transportation. As the City continues to develop and redevelop, a more pedestrian and transit-oriented streetscape should be favored over the sole convenience of automobiles. In addition to a reduction in the expected vehicular level of service, developers should be encouraged to improve the adequacy of sidewalks, pathways, bike lanes and transit convenience and access. Transportation and Circulation 9-15 �City of Southfield Comprehensive Master Plan 10 Public Facilities and Services City Government Goal • Southfield will offer high quality and efficient public services for residents. Introduction The city of Southfield offers a range of public facilities to its residents and businesses. The quality, availability, and cost of these elements are among the factors influencing growth and redevelopment in the City. Residential, commercial, and especially industrial users make location decisions based. in part, upon the ability of a municipality to meet their present and future needs in the most cost effective way possible. As competition for new development/redevelopment among communities grows and as technology advances, citizens and business owners will expect more from local government. To keep pace with these demands, Southfield must continually upgrade and diversify its facilities and services. Public facilities and services include educational and religious institutions, library facilities, public safety, parks (discussed in Chapter 8 Open Space and Recreation), sewer, water and refuse removal (discussed in Chapter 11 Community Utilities), all of which are provided to serve the needs of residents and businesses m Southfield. See following Map 101. These are all organized and operated on a daily basis by city departments. Citizens also influence these services through participation in commissions, boards and election to City Council. The basic form of local government in Southfield is Council-Administrator. The Administrator is responsible for overseeing the everyday mechanics of City government and reports directly to the sevenmember City Council. City Council is ~he local legislative body which determines City policy, makes decisions on zoning, ordinances, and legislative matters. The Mayor, the ceremonial head of City government, makes recommendations to Council and is the City's representative to all other legislative bodies. City Departments. The City of Southfield City Hall is located on Evergreen in the Municipal Center complex. The building houses offices for most City Departments and boards and commissions. At the time this plan was prepared, the City had 26 departments under the Mayor, City Council and the City Administrator. Many of those departments will have a direct or support role in implementation of this plan. Boards and Commissions. Southfield has an active citizen population that participates in a number of different boards and commissions. Citizens may become members of these groups either through appointment or by election. At the time the plan was prepared, these bodies included, but are not limited to: Brownfield Redevelopment Authority City Centre Advisory Board City Council Commission on Senior Adults Cornerstone Development Authority Economic Development Corporation Historic District Commission Historic Designation Advisory Board Housing Commission Library Board Local Development Finance Authority Parent-Youth Guidance Commission Parks and Recreation Commission Planning Commission Tax Increment Finance Authority Total Living Commission Veterans Commission Zoning Board of Appeals Public Facilities and Services 10-1 �Map 10-1: Community Facilities Southfield Comprehensive Plan (/) 0 C ~ ::::n (l) a: ;:o C. ----------·-· 1-··--------------------------------- ' r·---------------------------------- ; : i Legend i L-----, Q 4 L------- 6 12 Mil Rd Police Fire I i ns _nn i Public Schools I 9 _,.. Civic Center (City Hall, Library) 12 i, ___ C) 1, ADLAI STEVENSON ELEMENTARY cil (l) 1 :::, ffi1 2, ALICE M BIRNEY MIDDLE SCHOOL ::0 3, ARTHUR ASHE ACADEMY 0: C. 4, ARTHUR H VANDENBERG ELEMENTARY i 5, BRACE LEDERLE ELEMENTARY SCHOOL i !'------------ 7, MACARTHUR K-8 UNIVERSITY ACADEMY 6, BUSSEY CENTER i 8, DWIGHT D EISENHOWER SCHOOL 9, FRED D LEONHARD ELEMENTARY , 15 10, GLENN LEVEY MIDDLE SCHOOL I ' - i l. 8 11 , GLENN SCHOENHALS ELEMENTARY 12, HELEN MCINTYRE ELEMENTARY 13, JOHN F KENNEDY ELEMENTARY C/) 0 c:: 14, MARY THOMPSON MIDDLE SCHOOL (l) 15, MORRIS ADLER ELEMENTARY ~ ::::n 0: 3 ::0 16, SOUTHFIELD LATHRUP HIGH SCHOOL C. ~ 13 17, SOUTHFIELD HIGH SCHOOL Religious Institutions 10 Rd • Private Schools • Colleges & Universities 5 "C ::i" -;,:- a:: (/) ..c a. ~ w Af .'.l. 7 g O> Q) ~ O 0.25 0.5 Miles 1 inch equals 3,000 feet 8 Mile Rd �City of Southfield Comprehensive Master Plan Other Agencies and Jurisdictions. Southfield includes a host of outside agencies that require ongoing coordination and communication. Two key agencies are the Michigan Department of Transportation (MDOT) and Oakland County. The County interacts with the City in many facets including the drain and road commissions; parks and recreation, planning, and economic development departments; and court system. The Department is among the busiest in the County and still manages to maintain an average response time of less than four minutes to any address. In 2008 there were five fire stations, two located on 9 Mile, two on 12 Mile, and one on Lahser Road as depicted on Map 10-1. Public Safety The City of Southfield Public Safety Group includes the police and fire departments and is committed to providing the best possible service, protection and prevention by providing ongoing training for personnel and keeping current with community needs. As a result, Southfield's Public Safety response system is considered one of the best in Michigan. Fire. The Southfield Fire Department was the first in Michigan to offer advanced life support (paramedic) when it initiated the service in 1972. Since then, it has continued to be a leader in emergency medical service, with the most modem training and equipment available. Southfield offers a full-service Fire Department which has the dual ability to fight fires and provide paramedic service. It also supplies technically trained special rescue teams such as hazardous materials, high-rise, confined space and trench rescue. Soutl~/'ield Fire Department Mission ".. to prm•ide the citizens and visitors of Soutl~field with the highest quality fire prevention, emergency medical care andj'ire protection available. We accomplish this mission by intense training, thorough preparation, prompt professional response and a positiJ,e, caring attitude toward those we are sworn to protect." S uthfield Police. The City of Southfield Police Department is an integral part of the Public Safety Group. The Southfield Police Mission "We believe in the dignity and worth of all people. We stand.for providing fair and equal enforcement<~{ the law for all. We are committed to a professional approach to law enforcement and supporting the needs of our community. We shall strive tu make 0111· department exude the trust and CUl{{idence of the commw,ity through community-oriented policing, continual comprehem;ive training, and by selection and retention of quality personnel who will best represent the police profession." department, based out of the Municipal Center, provides a full range of quality services which include marked and unmarked patrol units, investigative staff, and crime prevention services. Numerous accolades and awards have been bestowed on the police department by various organizations. Emergency Management. Emergency Management has been in the Southfield community for many years. Formally termed Civil Defense, Emergency Management was designed to meet the current needs of residents with regard to early warning and safety in cases of natural or man-made disasters. While many communities rely upon County and State agencies, Southfield has an independent Emergency Management Division to serve its residents directly. Public facilities and Services 10-2 �City of Southfield Comprehensive Master Plan Library Facilities The Southfield Public Library is located within the Municipal Center complex on Evergreen Road. The library has been a dependable community resource and center for intellectual freedom since its conception with a collection of 300 books at its founding in I 844. Since that time, the library has steadily grown and now offers an unsurpassed collection of print and media, all easily accessed within a world-class building constructed in 2003. All residents of Southfield and Lathrup Village are eligible for a Southfield library card, which provides access to the library's off-site, web-based information sources. In addition, Southfield is a part of The Library Network (TLN) which permits residents to use libraries in other metro Detroit communities who have formed reciprocal borrowing agreements. The Southfield Public Library offers a full array of modern library services. Beyond a great print collection, residents can enjoy music CDs, DVDs, well-equipped computer labs, and wi-fi throughout the building. Below is sampling of the types of amenities available at the library: The Bookends Cafe Friends Book Sales Drive-Up Services Express Check Out Stations Books by Mail English Language Learning Instruction System Foreign Language Collection Literacy Collection In 2008, the Southfield Public School district had 17 school sites located near and within the neighborhoods, and accessible by school bus or walking and biking. They include: Adler Elementary School Birney Middle School Brace-Lederle K-8 School Bussey Center for Early Childhood Education Eisenhower Elementary School Kennedy Elementary School Leonhard Elementary School Levey Middle School MacArthur K-8 University Academy McIntyre Elementary School Schoenhals Elementary School Southfield High School Southfield-Lathrup High School Southfield Regional Academic Campus (SRAC) Stevenson Elementary School Thompson Middle School Vandenberg Elementary School ,- Farmington r' Public ._ , Southfield Public Schools Schools - -1 ll L,; --~ Educational Facilities Public. The majority of Southfield residents, and all of Lathrup Village, are served by Southfield Public Schools. A small segment of the population in the northeast comer of the City attends Birmingham Public Schools, while some in the southeast comer attend Oak Park Schools. ~ uthfield I f: arencevillf? Schools -. I I l _ i lOak Park- -- - ~ -Schools' - - - - - - - - -·-· - Source: Oakland County Planning and Economic Development Services While enrollment in the district has declined in the past four years, a trend that is expected to continue, MEAP scores continue to improve. See Figure 10-1 on the following page. MEAP scores increased each year and are comparable with state averages. The graduation rate for the graduating class of 2005 was Public Facilities and Services 10-3 �City of Southfield Comprehensive Master Plan 84.5 percent, which is just slightly under the state average of 87 .7 percent. Private and Charter. In addition to the public schools, there are a number of other charter, private and parochial schools at all levels in the area. At the time this plan was prepared there were 18. Figure 10-1: Southfield Public Schools Total District Enrollment Trends 2007 3 2008 3 2004 1 2005 1 20062 10, 102 10,121 9,484 Official Fall Counts 2 Total 9/27/06 Count Day 3 Projected Enrollment Method 2 Source: Southfield Public Schools 9,020 8,568 Charter schools in Southfield enrolled over 3,500 Southfield students in the Fall of 2006, while nearly 1,300 Southfield students attended private schools both in the city of Southfield and across the metro Detroit area. Colleges and Universities. The city of Southfield is home to many institutions of higher learning, including these two notable higher educational institutions: ■ Lawrence Technological University (LTU). This private university occupies 125 acres in the City. LTU enrolls nearly 5,000 students in more than 60 degree programs at the associate' s, bachelor's, master' s, and doctorate degree levels in Colleges of Architecture and Design, Arts and Sciences, Engineering, and Management. Oakland Community College (OCC) . With eight campuses in southeast Michigan, OCC has an enrollment over 70,000. The Southfield Campus focuses on the health profession and offers 15 programs ranging from health professions and technologies and nursing to diagnostic medical sonography and nuclear medicine technology. Religious Institutions Southfield has a diverse population with varied spiritual interests. As a result, the City contains more than 50 religious institutions and places of worship. ~';:lthfield Public facilities and Services 10-4 �City of Southfield Comprehensive Master Plan Recommendations City Government. The City currently offers a wellorganized structure to handle the demanding daily issues of a mature community. The responsibility of implementing various recommendations will fall on different departments and include different jurisdictions. In the years following adoption of this Plan, it will be important that all of the departments coordinate on a regular basis regarding the implementation status. These efforts should be organized in a way so everyone is communicating efficiently and duplication of efforts is avoided. A Capital Improvements Plan (CIP) is a means of coordinating the long-term projects of each department with a priority level and funding source. CIPs typically cover five-year periods and are updated annually. ease citizens will feel. This will, in turn , garner longterm stability among residents and business owners and assist with residential and economic growth. Library, Educational and Religious Institutions. Institutional resources such as libraries, schools and places of worship enrich the lives of citizens and are important in attracting new businesses and residents to the region. Institutional resources should be showcased consistently as this plan is implemented. While development of institutional facil ·ties many times falls out of the City' s jurisdiction, the City should work with the appropriate agencies to maintain a high quality of services and ensure convenient access to the facilities . Most importantly, the city of Southfield should work to highlight these facilities in promotional materials to help market the City. There will be occasions where strategies and recommendations are inconsistently defined or interpreted, therefore is it important that regular ' training ' sessions be held. These sessions will help to ensure consistent interpretation of goals, brainstorming implementation strategies and conflict resolution. Public Safety. The fire and police departments are important resources in implementing this plan and building upon the assets and quality of life in the City. Both departments should continue to use their current programs and services to improve neighborhood and business safety and increase the feeling of safety throughout the community. The Southfield Police Department has specific priorities for the future including: • • • Continue implementation of non-traditional police management concepts, or the private sector approach to governmental management. That is, increase the level of service by viewing the public and police employees as customers and addressing their needs. Develop and encourage a leadership style that will support a high level of service by retaining and developing our personnel. Continue community policing programs, partnerships between police, business, schools, and citizens, designed not only to solve crime, but to help solve related problems. For all public safety elements, it is important to remember that the more open and visible these departments and efforts are to the public, the more at Southfield ~ -. . Public Facilities and Services 10-5 �City of Southfield Comprehensive Master Plan 11 Community Utilities Goals • Southfield should provide and maintain a high quality, cost effective, energy and resource efficient public water supply, public wastewater service, storm water management and household refuse and recyclables collections for the community; and serve as a warden for the installation of telecommunication facilities and power transmission lines. Between July 1995 and February 2006, the City purchased an average of 13.26 million gallons per day from SOCW A. During this period the amount of water purchased and billed to individual Southfield customers trended downward. The difference between the amount of water purchased from SOCW A and the amount Southfield bills to its customers represents water loss. The a, erage water loss in the City's water distribution system has been decreasing. The average water loss dropped from 9 .1 percent in 1999 to 6. 7 percent in 2007. This is less than the typical 10 to 12 percent average water loss for a community of Southfield's size. Introduction Southfield's water usage breaks down approximately as follows: Water. Water is provided to the city of Southfield by the Detroit Water and Sewerage Department (DWSD) via the Southeast Oakland County Water Authority's (SOCWA) pumping and distribution system. SOCWA's governing body is a Board of Trustees consisting of one representative from each member community. Fi ~ure lllWt us omer Class - : a er Ct Customer Class The SOCWA water system has two primary connections to the DWSD water system. These are near the intersections of 12 Mile Road and Inkster Road, and 14 Mile Road and Lahser Road. There is a third connection to DWSD near the intersection of Greenfield Road and 8 Mile Road. Because this connection does not have as much available hydraulic grade elevation, this flow is pumped into the SOCWA system through SOCW A owned and operated pumps. These pumps are only used during periods of high demand in the summer when the two primary connections cannot be utilized any more due to their high flow limits. The SOCWA system has five ground storage reservoirs with a total capacity of 29.5 million gallons. Water is pumped by seven pump stations out of storage and into higher terrain. It has three elevated water storage tanks with a total of 3 million gallons. SOCWA delivers water through approximately 54 miles of water main with diameters ranging from 16 to 48 inches leading to 48 metered connections to its 11 member communities. Residential Commercial Total Usa2e 68 % 32% 100% The 2007 Water Master Plan Update projected that average water consumption in the City would not change significantly over the next 20 years. The City's water system has two pressure districts. The high-pressure district is located in the northwest corner of the City in the area generally bounded by 11 Mile Road, Telegraph Road, and the City' s limits. This district is created through two connections to SOCW A high-pressure mains. These connections are SO- IO and SO-11. City system demands from the SO-11 connection flow through a Pressure Reducing Valve (PRV). Another PRY exists in the City system along Inkster Road near the intersection of Inkster Road and 11 Mile Road. This PRY allows connection between the high-pressure district and the remainder of the City's water distribution system. The City's distribution system contains no storage tanks or booster stations. The most recent Fire Protection Classification Improvement Statements for the City were prepared by the Insurance Services Office (ISO) in 2002. The City ' s Fire Protection Classification is rated as 3, which is considered to be a good fire protection rating for a city of Southfield's size. Community Utilities 11- 1 �City of Southfield Comprehensive Master Plan Sanitary and Combined Sewers. There are approximately 217 miles of sanitary and 40 miles of combined sewers in the City. New sanitary sewer lines are being installed in many areas, allowing more properties to connect to the sanitary sewer system. The City contracts with the Oakland County Drain Commissioners Office for sewage disposal via the DWSD sewage system. Storm Water. The City's 1999 Storm Water Permit Application and 2001 Storm Water Management Master Plan contains detailed information on the City's storm sewers. There are six drainage districts in Southfield as follows: Drainage District Twelve Towns 8Mile Evans Branch Main Rouge Pebble Creek Rummell Drain Drains to: Ultimately to the Clinton River Rouge River Rouge River Main branch of the Rouge River Rouge River Rouge River drainage. In Southfield there are 40 miles of natural watercourses including nine miles of the Main Branch of the Rouge River and over 31 miles of Rouge River tributaries. FiscaJ Year 2006/07 Water and Sewer Expenses. Recommended water and sewer fund expenditures in the fiscal year 2006/07 budget totaled approximately $35 million. This included approximately $3.4 million in capital projects. Water and sewer expenditures are approximately 26 percc nt of alJ City expenditures. Recommendations Water. The 2007 Water Master Plan Update recommended the following capital improvements to the City's water infrastructure. Details of these proposed improvements are included in Appendix F of that report. ■ ■ ■ ■ The City covers approximately 26.2 square miles (16,768 acres) with 21.7 square miles within the Rouge River Watershed and 4.5 square miles within the Clinton River Watershed. ■ There are approximately 34 Oakland County drains within the City. The majority of the City's sewer system consists of separate sanitary and storm sewers. However, some areas of the City are in the Twelve Towns Drainage District which is a combined sanitary and storm water system. The report also recommended the following operational improvements: ■ There are approximately 6,000 storm and combined system catch basins that the City is responsible for, 4,000 catch basins on private property that are privately maintained and 2,000 on federal , state and county road rights-of-ways in Southfield. Of the City's 6,000 catch basins, it cleans approximately 3,000 each year. The Main Branch of the Rouge River and its tributaries and the Clinton River are the receiving waters for Southfield's 26 square miles of surface Phase I Improvements (Cost estimate $2,750,000). Phased development of a high-pressure district in the Northeast section of the City. Implementation of pilot pipe rehabilitation practices. Preparation of a Michigan Department of Environmental Quality Drinking Water Revolving Fund Project Plan for the remainder of the City based on the pilot rehabilitation program. Phase II Improvements: Replace and/or rehabilitate various old, small diameter, cast iron water mains with a history of water main breaks. ■ Develop a valve maintenance program, including knowing the operational condition and location of valves. This is especially needed in sections 11 through 13 of the City to enable the successful implementation of the recommended high pressure district. The City should conduct a field reconnaissance to locate and identify valve conditions in these sections. The City should use Global Positioning Systems (GPS) for these valves and incorporate their locations into the existing Geographic Information Systems (GIS) database. Explore the use of trench less technologies to rehabilitate water mains in priority districts. Community Utilities 11-2 �City of Southfield Comprehensive Master Plan • • • • Record and manage data about pipe size, soil conditions, material and other pertinent information for use in future decision-making processes. Develop a computerized maintenance management program. Establish data viewing terminals or acquire SCADA (supervisory control and data acquisition systems) data from SOCWA on a regular interval. By documenting flow rate and pressure variations, the City will improve the flow management of the water distribution system. Because the SO-11 connection meters approximately one-half of all the water used in the City, this connection as well as the water mains connected to it, should be regularly investigated and maintained. Storm Water. The City's 2001 Storm Water Management Master Plan recommended that each of the City's 6,000 catch basins be inspected and cleaned at least once a year and each connecting storm sewer line should be cleaned at least every five years. The City's annual Rouge River Clean Up Day project should be supplemented by additional clean-up efforts at other times of the year to allow for a wider pool of volunteers. The City should also develop an "adopt a section" program for the Rouge River. Businesses, churches and other groups would then maintain and enhance their section either through the June event or at other times of the year. The City should consider more bank stabilization projects using contractors, seasonal college labor, court probation workers and volunteer groups. The City should review the feasibility of establishing a viable, dedicated funding source for its storm water management program, such as a storm water utility. ~outhfiel9 Community Utilitie s 11-3 �City of Southfield Comprehensive Master Pion 12 Community Image Goals • Promote commercial and residential development/redevelopment that is carefully considered , aesthetically pleasing and functional. • Improve the highly visible public parks/open space/roadways to maintain community character and increase public safety. • Enhance the identity and appearance of mixed use/commercial districts and residential neighborhoods. • Protect and enhance Southfield's natural attributes. Introduction A community's physical image is composed of both natural and man-made features. Distinct or unique features such as the elaborate design of a landmark building, maintenance of a concrete median, or debris along the roadway are all elements that play a part in defining community image. Many of the elements that make up the community's physical image have to be accepted as givens or beyond local public control. The natural features which make up the physical environment of Southfield, such as the general topography, rivers and streams and existing vegetation, are elements which cannot be easily changed and must be considered permanent. Also, many of the region's economic and man-made structures and features are the result of forces beyond the local control and need to be accepted or accommodated. Some of these larger forces include the following: dominance of the automobile, new technologies and changing market trends. Dominance of the Automobile. One of the greatest impacts on our lifestyles and on our urban environment has been the emergence of the "automobile culture." The auto, while providing convenient and comfortable transportation, has also contributed to urban sprawl, air and water pollution, and the need for an extensive network of roads and parking facilities. These factors tend to be a primary component of our visual environment. How to accommodate the auto is perhaps the single most critical challenge in contemporary urban design. New Technologies and Changing Market Trends. Technology is changing how we design our homes and communities. Communication technologies, such as television, the computer, video r~corders and the Internet are changing many of our personal habits and patterns, ranging from how we shop to how we interact and are entertained. For instance, before the advent of movies, television and videos, people would frequently sit on front porches and socialize with their neighbors. Conversely, the current trend is to rent a video and watch it at home or go to a multiscreen movie complex. Regarding shopping, the market trend has been to develop large, single-stop, "big box" retailers. In the future, more shopping will be done via the Internet without leaving the home or office. Coupled with Internet shopping use, many communities and their residents long to venture out in the community and interact/socialize in a community and/or neighborhood multi-store commercial districts/node where they can feel a part of a larger diverse community. These trends are not absolute, but they do show that our general living patterns are changing and these changes need to be continuously monitored in order to provide the appropriate response in our physical environment. All these major forces can be appropriately managed and controlled to minimize most of their negative environment and visual impacts. The essential requirements are to recognize that these forces are a major factor in our lives and address them realistically and appropriately. The community Image Plan was prepared with the understanding that Southfield wants to improve and enhance its physical environment, even if the enhancements will require extra effort in terms of capital costs, upkeep and maintenance expenditures. Common, day-to-day housekeeping items, such as the need to keep streets clean, prune and trim street trees, pick up litter and debris, and remove weeds and unsightly vegetation, are assumed to be basic requirements and are not discussed in this chapter. However, their importance in presenting a good community image is critical and must be funded at appropriate levels. Community Image 12-1 �City of Southfield Comprehensive Master Plan Various elements combine to form community image. In using the Comprehensive Master Plan as a tool to enhance image, it is important to consider the issues that shape Southfield's image. The following questions help to frame the challenges/issues related to community image: • Can the commercial corridors be visually improved? • Should and/or how can the image of Southfield be improved in the minds of residents and nonresidents? • How can the sense of "place" be enhanced? • Should neighborhoods be more clearly defined and identified? • How can the entrances (or gateways) to Southfield be more clearly identified? • Do the City, business community and school district market themselves effectively to existing and prospective residents (especially families)? The answer to these questions will help guide actions related to community image. Some of these issues are explored in greater detail in the remainder of this chapter. who reside in Southfield, as well as those who may be making an investment or relocation decision. Simply put, beauty adds value to the community. The appearance of Southfield is one of the foremost influences in value and one of its most regarded assets. Residents take pride in their community and its attractive and interesting places. Businesses also like to locate in attractive environments, which improve their ability to recruit employees, host clients and investors, and continue to in •;est in their facilities. The appearance of Southfield is formed by many factors. While some areas rely on the beauty of their natural environment, such as the Rouge River corridor and its tributaries and open spaces, other areas must focus their attention toward design of their public spaces, municipal buildings and infrastructure, while taking a proactive stance to ensure their land use standards deliver quality development/ redevelopment outcomes. Without focusing attention on the quality and sustainability of physical development, character is left to chance, leaving little opportunity for the community to control the destiny of its appearance. The appearance of Southfield is important to its livability and its physical and economic development. Residents, business and property owners recognize the value of an impressionable community and are committed to its betterment. They desire welcoming entryways, attractive corridors, unique and inviting districts, pleasant and quiet neighborhoods, beautiful parks and public open spaces, well-kept properties, and a community presence that exhibits its unending pride. This is a keen awareness that qualities such as charm and character do not just happen; rather, they require the involvement of the whole community to make improvements - both individually and collectively - to achieve the overall community vision. The image, character and appearance of Southfield are of top priority according to the community that participated in the residential opinion survey and key person interviews and community forums. Residents, business and property owners, and community stakeholders recognize the importance of quality of life in the success of their economic development; therefore, both desire and expect quality new development and redevelopment. There is a strong desire to improve the entrances to the City with distinctive gateways, enhance the roadway environs with streetscape improvements, create an identifiable community center "downtown," add more landscaping and screening of parking and storage areas, control the size and location of public and private signs, incorporate public displays of art and community history, manage the appearance of structures and vacant priorities, and diligently enforce the City's codes. Southfield's physical character is perhaps the single most evident glimpse of its economic viability, government proactiveness and civic pride. The initial impression of the community is formed by the quality appearance of its physical development, including the nature of community aesthetics; condition of municipal facilities and spaces; amount of public open space; maintenance of roadways and public infrastructure; and the overall attractiveness of the community. The appearance of the community contributes to quality of life and livability for those The focus of this Chapter is the character and appearance of Southfield, which emphasize how the physical elements of individual corridors and districts fit together to form a unified whole community. It also expresses how the framework of the community ties important locations together and helps orient people within the community, how new construction relates to the physical elements already in place, how districts and neighborhoods are to function and be designed, and how government processes work to effectively achieve these goals. Community Appearance Community Image 12-2 �City of Southfield Comprehensive Master Plan This chapter also focuses on character and design issues and is intended as a community image vision for the future of Southfield. The Community Image Plan emphasizes the primary attributes of the community, the features that make it special, the policies that can preserve its valued assets, and how character and design may be used to improve community appearance. This plan is important because: • • • • Sensitive design and development policies can enhance the livability and quality of life in Southfield, which strengthens the community's competitive position. Good design and quality development increase property values and, therefore, tax revenues. A community with character has been demanded by the public, which articulated their desire for an enhanced community appearance through their involvement in the comprehensive master planning process. An attractive community is achievable as the City uses its financial resources, regulatory means, strategic policy decisions, and its own sense of design on public projects to influence private development. Community Appearance Issues In conjunction with the Comprehensive Master Plan Steering Committee, input received from interviews, meetings with sub-area stakeholders and input from the Resident Public Opinion Survey, there are a number of key appearance issues identified, including the foJlowing: Development Pattern and Form that Contribute to Visual Appeal. The evolution of development in Southfield has radiated from the center of Detroit with its freeway systems traversing through the City and a grid street system, with principal arteries spaced evenly on the mile section lines. As a result of local and regional traffic patterns and volumes, higher land values exist adjacent to these thoroughfares leading to more intensive nonresidential use. Telegraph, Southfield, Greenfield, Evergreen, and 8 Mile Roads; sections of 9 Mile, I 0 Mile and 12 Mile Roads; and other arterial roadways have developed or are developing with commercial/office/service uses. The resulting street environment is a patchwork of parking lots for each individual business with, in many cases, multiple property entry and exit points. Signage for each of the businesses shares the limited space immediately adjacent to the street with power and light poles, sidewalks, traffic devices and street signs, and other public displays. Southfield -=-- Enhanced Corridor Environments. As described in the previous issue statements, the appearance of the corridors is perhaps the most significant issue pertaining to community appearance. After all, these are the most frequently traveled roadways in the community, carrying both those who travel them daily and those who are introduced to the community for the first time. The appearance of the corridors may be characterized in two ways. They are characterized by either their wide street sections or by varying building setbacks and expames of parking adjacent to the street, limited provision of green space or landscaping, multiple points of ingress and egress interrupting the pedestrian ways, a proliferation of signs with little consistency as to its placement and size, and widely varying building styles and use of materials. Achieving enhanced corridor environments involves policies, programs, regulations and incentives addressing each of the contributing factors. Enhancement of a single factor will help but will not result in a positive visual impact. Instead, each of the factors must be handled together to revitalize and re-establish a desired character and appearance. There are two separate, yet related, components involved in improving the appearance of corridors. First is the street right-of-way, which is owned and controlled by the City, Oakland County or the Michigan Department of Transportation. Within the public rights-of-way, the design of the pavement surface, including whether the roadway is undivided or divided by a raised median, improved with curb and gutter, or constructed of asphalt or concrete, contributes to the appearance of the corridor. Maintenance of the pavement surface, as well as the open space within the rights-of-way, is also significant to its visual appeal. The preservation of natural features, such as vegetation and wetlands, and provision of green space and landscaping helps to soften the roadway environs and enhance views. The design of structures, such as bridges and overpasses, retaining walls, and drainage improvements, are also important elements in the overall design scheme. Each of these improvements is largely at the discretion of the City in coordination with Oakland County and Michigan Department of Transportation. The second component involves private property, which must be either regulated or provided with incentives to achieve the desired development outcomes. Typically, regulations and design guidelines pertaining to building appearance, signs, landscaping, screening and buffering, and open space are applied city-wide or to the properties within a certain distance of specified corridors. Incentives for compliance with the standards/guidelines may Community Image 12-3 �City of Southfield Comprehensive Master Plan include automatic approval, increased density or intensity, relaxed parking requirements, reduced dimensional standards, or financial participation through grants or when done in conjunction with a public infrastructure improvement. Preserved Vegetation and Community "Greenness." Trees and vegetation - or a lack thereof - contribute significantly to the appearance of the community. Landscaping is useful in the design of individual sites, corridors, and districts to enhance aesthetics, frame quality views, buffer adjacent uses, and screen activity areas or undesirable views, as well as serve an important environmental function by altering the microclimate. Regulations and guidelines imposed by the City on new development, redevelopment or building additions should require preservation of mature trees, as they are commonly felled during construction and replaced with smal1 caliper trees-if any at all. Furthermore, limited landscaping within buffer yards, throughout large parking areas, in the streetscape areas, and around the perimeter of the site, is more often than not the first to be lost to project budget woes. As a percentage of overall project costs, though, the added price of landscaping is nominal, yet proven to add value and return to the development. People are naturally attracted to pleasant environments, whether they are well-designed neighborhoods, commercial centers, a downtown district, or public spaces; therefore, the value of landscaping and open space must not be overlooked. Well-defined Community Gateways and District Portals. Based on the comments received by residents, business and property owners, and community stakeholders the appearance of community entrances is important. They are proud of their community and would like to continue to portray a positive first impression on those who visit or pass through the community for the first time. Understanding this pride, the City has installed community entry signs/markers in cooperation with Lawrence Technological University at select entrance points to the City. The entry markers identify the community entrances but these gateways offer further opportunities to establish an image, convey community values, and attract attention to local attractions and destinations. Southfield is somewhat unique because it has multiple entrances. Most travelers, other than local residents, enter the community from the Lodge/Northwestern highways, the Southfield freeway , Telegraph Road or I-696. It is recommended that formal gateway improvements are focused at these locations, with less significant entrance treatments at the other arterial roadways. Entryway enhancements to establish formal gateways include improvements to the roadways, such as well designed landscaped medians and landscaped freeway embankments, significant entry monuments, upgraded lighting standards, wayfinding signage and well-maintained and attractive adjacent properties. In addition to the gateways to the community, there are also multiple opportunities for enhancement of special district portals. Examples include notable areas that distinguish themselves by way of their character, such as City Centre, Cornerstone Development Authority (CDA) district, North Southfield Road corridor, the Telegraph Technology corridor and individual neighborhoods. Portals to these districts create identity, form a sense of belonging for those who visit or live there, and create additional opportunities for aesthetic enhancement around the community. The CDA has constructed a series of portal and wayfinding sign systems in the district, which could lead as an example and provide uniformity for other Special District portal improvements. Attractive Public Buildings, Spaces and Infrastructure. The City, Southfield Public School District, Lawrence Technological University and other public or semi-public entities and agencies have the opportunity to lead by example. There are several models of highly attractive and notable structures that contribute to the character of the community. For instance, the Southfield Public Library, Thompson Farm, The Burgh Historic Park, The Rouge River corridor, Beech Woods Recreation Center, Valley Woods Nature Preserve, Carpenter Lake Nature Preserve and other individual buildings and neighborhoods are local landmarks that communicate to the public a message of community pride and heritage. These facilities , along with numerous faith-based institutions, must be acknowledged for their presence and contribution to the fabric of Southfield by continued diligence in their upkeep and preservation. Local landmarks require a substantial investment on behalf of the City or their sponsoring entity or agency. These investments pay dividends, not only in their functional use, but also by way of giving the community form. The quality of public buildings, spaces and infrastructure is reflective of how the community views itself and the priority placed on its presence within the region and state. It is warranted for the community to concern themselves with improvements, as well as their function. Community Image 12-4 �City of Southfield Comprehensive Master Plan Public expenditures often lead to private investment. For example, streetscape enhancements commonly result in improvements to adjacent properties. Once an individual owner commits to upgrade the appearance and/or redevelopment of their property, the action tends to spur other improvements and investments by nearby land or business owners. While public financial resources are always limited, increasing the investment will benefit in the longterm by a resulting increase to the tax base and enhancement of community character and identity. Community Image Areas The overall image of the community is derived by the collective appearance of individual areas. Rather than evaluating the character and appeal of each neighborhood or roadway individually, the community is organized into image areas. See following Map 12- 1. The design principles and character improvements described in this chapter may be applied universally to the framework areas, which together form the aesthetic fabric of Southfield. The image areas include the following: Corridors. Corridors provide connections for people, commerce, and infrastructure, as wel1 as natural river systems. Corridors provide the visual and functional imagery of the community at large. In other words, the impression made by the corridors largely represents the image of the community as a whole. The design and appearance of Southfield's corridors is significant in forming a positive experience and lasting image for those who visit or pass through Southfield. The general principles for enhancing the community's corridors include enclosing or framing each street with the use of the natural (trees and vegetation) and built (buildings) environments; arranging buildings and parking areas to complement the streetscape, placing emphasis on form, as well as function; balancing the needs of pedestrians and bicyclists with that of automobiles; substantially enhancing the overall level of design quality; and creating an improved visual setting for local commerce. (units per acre) and intensity (bulk, scale and height) of the development, the architectural style, or other distinctive features and amenities. The general principles for establishing stronger identities of Southfield's districts include exploiting their visual distinctiveness with portal features and treatments (monuments, fencing, landscaping, signs, etc.); creating an individual style; enhancing the streetscape for pedestrian use; and promoting a common identity through signs and other means. Gateways and Portals. Gateways and portals are intended to help create identity for the community as a whole, as well as each individual district. They are visual icons that are designed to attract attention and portray an image or message. For entrants, they are an introduction to the area. They shape the identity and form a sense of belonging for those who live or work within the boundaries of the district. The physical improvements give form and establish an edge to the districts. The general principles used to establish formal gateways include improvements to the roadways, such as well designed landscaped medians and landscaped freeway embankments, significant entry monuments, upgraded lighting standards, wayfinding signage and well-maintained and attractive adjacent properties. Portals create district identity, form a sense of belonging for those who visit or live there, and create additional opportunities for aesthetic enhancement around the community. The general principle is to establish portals at entrances to and within the unique districts by creating a theme/brand that can be portrayed in the district' s streetscape, gateway markers, street and pedestrian lighting, etc. by using a select style of materials, colors, placement, and more. Districts. Districts represent the places that are unique and have individual identity. These are the places that commonly attract people for specific purposes, such as education, cultural/historic attractions, shopping, government, public gatherings employment health care and living. They represent a common place where people come together for a variety of reasons. They are each unique in their physical character by way of their use, the density ~outhfie!Q_ Community Image 12-5 �Map 12-1: Community Image Southfield Comprehensive Plan 1 Mile R Community Gateways District Portals District / Subarea & Mixed Use Corridor Improvements ,~ _.... Residential Corridor Improvements Freeway Embankment Improvements .u.... ,.,1,., ....,,;••· Rouge Green Corridor Telegraph Technology Corridor North Southfield Road Subarea ~ City Centre Subarea ULJ Cornerstone Development ~ Authority Subarea 0 0.25 0.5 1 •:::::i•=-•••■ Miles ~ ! 1 inch equals 3,000 feet LSL Planning, Inc. co-r.mcm .y Pl'ann•"II c,n-.,,r.nr Seotember 2008 0 l!Jl~~P~.~ Data Sources: MCGI , City of Southfield �City of Southfield Comprehensive Master Plan 13 Design Guidelines Introduction The physical appearance of a site, architecture and landscape is critical to the success of the Southfield community. Achieving a healthy and vibrant image is the goal of these guidelines. They advocate a strong and consistent site development/ redevelopment design vision for the community. To ensure that the recommendations of the guidelines are achievable, these guidelines are intended to be functionally compatible with and a supplement to the City of Southfield's Zoning Ordinance. The intent of the guidelines is to maintain flexibility and responsiveness to market conditions over time while still providing the vision and ground rules necessary for a successful development/redevelopment style that would span the years. The purpose of these Design Guidelines is to improve the overall quality of public and private development/improvement projects in the community, ensure the compatibility of development with surrounding land uses, and enhance pedestrian safety and walkability and vehicular movement and access within and through the community. they do not supersede or modify, the City of Southfield's Zoning Ordinance. In the event of conflict or discrepancy between the Design Guidelines and the Zoning Ordinance, the City Ordinances prevail. Proposed development will need to obtain the necessary variances, exceptions, waivers, etc. from City regulations as aprJlicable. Site Planning Building Location and Orientation Principles • ■ ■ ■ Applicability These Design Guidelines will apply universally to all public and private development/improvement projects in the community. The guidelines are intended to become a part of the development review process that is discretionary in nature for types of review that include: ■ ■ • • Requests for Rezoning Site Plan Approval Special Use Approval Major Rehabilitation of Existing Structures Mixed-Use 1. 2. 3. 4. Major rehabilitation shall mean any renovation, restoration, modification, addition or retrofit of a structure or site. Major rehabilitation shall not include routine maintenance and repair of a structure or feature on the site, such as roof replacement or general repairs to a parking area or other site feature. Emphasize pedestrian-orientation in site planning using appropriately-scaled buildings, placement and interconnectivity. Develop an efficient pattern of buildings and open spaces to concentrate activities, rather than dispersing them in a manner that requires greater automobile dependency. Locate and orient buildings to complement the orientation of adjacent development. Coordinate all infrastructure and utility design and location with utility providers to balance function and desired aesthetic character of the plan with efficient maintenance of the utilities. 5. Coordinate and comprehensively plan the location of buildings to provide order and compatibility, avoiding jumbled or confusing development patterns. Site buildings to reasonably respond to solar, wind and other climatic factors. Locate buildings so that their primary orientation complements adjacent development. Orient buildings to frame pedestrian corridors and access drives, parking areas, open spaces and on-site amenities. Discourage long, "barracks-like" strip commercial configurations. While the guidelines address the physical design of different types of land uses and structures, they encompass large areas of the City. Thus, they are general in scope and coverage. In some cases, the Design Guidelines may be more restrictive than, but Design Guidelines 13-1 �City of Southfield Comprehensive Master Plan Commercial/Office/Research 1. 2. 3. 4. 5. 6. 7. 8. 9. Locate satellite (pad site) buildings at street intersections designed to anchor the comer. Locate buildings to create and frame plazas and courtyards. Orient freestanding satellite pad site building fronts toward the street or plaza and courtyards. Link plazas and courtyards to pedestrian sidewalks and walkways. Do not "wall-off'' sites from surrounding land uses. Provide connectivity and accessibility between the proposed site development and adjacent land uses. Segment large parking lots into smaller parking courts enclosed and framed by trees to minimize the perceived scale of the total parking area. Locate loading docks, trash enclosures and service areas out-of-view from roadways, sidewalks and open space amenities. Provide separate parking areas for delivery trucks and service vehicles located away from customer/tenant parking lots and walkways. Multiple-Family and Single-Family Residential Attached I. 2. 3. 4. Organize buildings to create meaningful and usable open space areas. Do not encircle multiple-family and singlefamily attached projects with parking stalJs and drive aisles. Parking lots should be located in individual pods or small, defined parking courts. Vary multiple-family residential building setbacks to promote streetscape variety. Compose buildings of simple yet varied planes to assure compatibility and promote variety in overall building forms. 5. 6. Vehicular/Pedestrian Circulation Principles • • • 2. 3. 4. Locate single-family detached units to create streetscape variety and visual interest. Discourage subdivisions of seemingly identical units sited with no variation on long, uninterrupted streets. Site single-family detached units to mitigate garage impacts along the street by varying their locations and orientations. Stagger the location of single-family units and garages relative to the street to create different building patterns. Minimize building setbacks from streets as densities increases, while maintaining privacy. ~uthfield Provide a safe, interconnected and efficient site circulation systems. Maximize opportunities for strong balanced transportation systems for vehicles, pedestrians and bicyclists. Create a safe, continuous network of pedestrian walkways within and between developments, so pedestrian will be more inclined to safely walk (rather than drive) between buildings. Vehicular Access and Circulation 1. 2. 3. 4. Single-Family Residential Detached I. Consider different setbacks to reflect different product types within the neighborhood. Connect residential neighborhoods to commercial centers with sidewalks and open space areas. 5. In order to maximize the efficiency of the City' s street network, major traffic generators should be located so their primary access is from a principal or minor arterial. Large site development/redevelopment should be located at the intersection of arterial streets so that access is available for both east/west and north/south traffic. Primary access points should be located so non-residential traffic is separated from the residential street system. Internal vehicle circulation should provide a clear and direct path to the principal customer entrance of the primary building, to outlying pad sites, and to each parking area. Every site development/redevelopment will be required to provide loading and delivery facilities separate from customer parking and pedestrian areas. As the size of the development and the volume of trucks increase, internal circulation patterns should reflect an increasing separation between automobile and truck traffic in order to minimize accidents and congestion. Where possible, connections should be made to adjoining parking areas and access to lots consolidated through the use of shared curb cuts. Design Guidelines 13-2 �City of Southfield Comprehensive Master Plan Pedestrian Access and Circulation 1. 2. 3. An on-site system of pedestrian walkways should be designed to provide direct access and connections to and among the following: • Primary entrance or entrances to each building, including pad site buildings. • Any sidewalks or walkways on adjacent properties that extend to the boundaries shared with development. • Any public sidewalks along the perimeter streets adjacent to the development. • Where practicable and appropriate, adjacent land uses and development, public parks/open space or the other public or civic use. Create opportunities for pedestrian gathering places throughout the site development using sidewalks and plaza areas connected to walkways. Provide appropriate site furnishings for pedestrians. 3. 4. 5. 6. Building Architecture Principles • Parking • Principles • • • • • • Parking areas should be designed for a safe and orderly flow of traffic throughout the site. Major circulation patterns within parking areas should be welJ-defined with curbs and landscaped island and parking spaces along main circulation drives should be avoided. To the maximum extent practicable, dead-end parking areas should be avoided. Parking should be designed to reduce the scale of parking areas and siting a portion of the parking area out of view from the public street. Clear pedestrian circulation paths and amenity areas within parking areas should be included and install landscaping within parking areas to screen spaces and reduce the overall visual impact of large parking areas. 1. 2. 3. 4. 5. 2. Configure developments that accommodate large anchor tenants to promote convenient parking and vehicular access, as well as parking lot visibility. Locate small shops/offices along the street or drive edge, with minimum setbacks. As a general rule, anchor tenant buildings such as large format retail and supermarkets; however, Create a consistent architectural theme for all buildings in the development. Also create building masses and roof forms that reflect the architectural style of the development. Break down larger-scaled buildings into a series of smaller, pedestrian-oriented components. Articulate fa<;ades to reduce the massive scale of large commercial/service/office buildings. Incorporate architectural features that create visual interest and easily identifiable entrances. Building Massing and Roof Form On-site Parking 1. this is just a guideline because they often require visible surface parking for patrons' major shopping trips. Parking lots should be well-landscaped, pedestrian-friendly; adding character to the streetscape. Divide surface parking areas into a series of small, connected lots defined by rows of trees and walkways that link parking areas to destinations. Stagger building setbacks, above mmimum standards if necessary, to enhance visual interest along the streetscape. Do not wrap the perimeters of the developments with parking lots. 6. Design all buildings within the development, including satellite (pad site) buildings and fast food establishments, to reflect a consistent architectural style . Locate higher-intensity satellite building masses at comers designed to " announce" the entrance into the development. Locate higher-intensity building masses toward the center of building complex. Transition building height outward and down to adjacent developments. Punctuate large building masses with towers designed as landmark icons. Segment buildings with a distinguishable base, middle and cap. Reduce building mass. Use the following techniques to diminish the size and scale of buildings: • • Building step backs Variation of pitched roof forms and heights Design Guidelines 13-3 �City of Southfield Comprehensive Master Plan ■ 7. 8. 9. Emphasis and variation of building color and texture Create roof forms that contribute to the unified appearance of the development. Use a consistent roof pitch for all buildings in the development, designed to unite the entire complex. Avoid continuous roof planes. Pitched roof planes should incorporate articulated roof elements that may include the following: 13. Create visual rhythms with structural bays that divide storefronts into a series of repetitive components. Storefronts should be segmented with vertically repeating columns/piers. 14. Promote four-sided architecture. Use similar storefront elements on side and rear building elevations that are visible from public view. 15. Locate building entrances to be clearly identifiable. Use the following techniques to distinguish building entrances: ■ ■ ■ ■ ■ Cross gables Roof monitors Vertical tower elements Roof dormers 10. Terminate the top of pitched-roofed buildings with a distinctive cap. Design roof caps using the following techniques: ■ ■ Grocery Stores and Food Establishments 1. ■ ■ ■ Support pitched roof eave overhangs with corbels of brackets. Sheath pitched roofs with a roofing material that is complementary to the architectural style of the building. Discourage radical roof pitches that create overly prominent or out-of-character buildings. 11. Terminate the top of flat-roofed buildings with a distinctive cap. Design roof caps using the following techniques: ■ ■ ■ Terminate the top of flat roofs with a distinctive cornice and parapet wall. Distinguish the cornice from the building fat.;ade, with the corbel forward from the front plane of the building face to articulate the cornice. Top roof parapet walls with a distinctive cap or coping. 12. Create pedestrian interest at storefront elevations. Use the following elements to provide storefront elevation variety and visual interest: ■ ■ ■ ■ ■ ■ Arcades Awnings Bulkheads Canopies Storefront display windows Transom windows ~uthfield Use towers and articulated corner elements to distinguish building entries. Recess entrances into building fa;ades sheltering patrons from the elements . Define building entrances with an awning or canopy. 2. 3. 4. 5. 6. 7. 8. Design grocery stores to reflect the architectural style of the development. Provide covered entrances and arcades designed to shelter patrons from the elements. Provide tower and other elements that function as orientation features and landmark icons. Use pitched roof forms to project a neighborly image. Break-up pitched roof forms with plane breaks and roof dormers that segment large roof areas into smaller components. Divide grocery store storefront windows with mullions to create a series of individual windows. Design food establishments that reflect the architectural style of the development and use building materials and colors that are consistent with the development' s architectural style. Use a consistent sign type, sty le, materials, and illumination source as those used within the development. Large Format Retail 1. 2. 3. 4. Design large format retail buildings to reflect the architectural style and use consistent building materials and colors of the entire development. Encourage elements such as entrance pavilions to break-up large format architecture. Encourage covered arcades as single-story transitional elements to larger-scaled building masses. Articulate large format building fa9ades by accentuating structural piers. Design Guidelines 13-4 �City of Southfield Comprehensive Master Plan 5. 6. 7. 8. 9. Punctuate building corners with material changes. Encourage material changes to create a distinctive base, middle and top. Encourage raised planters and landscaping to screen building fa9ade. Encourage window openings and awnings to articulate blank fa9ades. Design large format retail fa9ades based upon the following guidelines: ■ • Minimum storefront height: 16 feet Minimum percentage of storefront window area: 25 percent l 0. If flat roofs are used, terminate the top with a substantial cornice element. 11 . Design large format accessory structures (i .e. gas station canopy) to reflect the architectural style of the large format retail building. Office/Research/Industrial 1. 2. 3. The scale and massing of these buildings are generally large, being more oriented to drivers than pedestrians. Street-facing fa9ades of buildings should be highlighted with accent elements, lighting or other features that aid in orientation. Buildings should avoid blank elevations on street frontages through the use of building fenestration and architectural details related to the 'structure' of the building. The selection of materials and colors should provide an enduring quality and enhance the architectural and massing concepts of the building. Screen Walls and Trash Enclosures 1. 2. 3. 4. Install decorative loading area screen walls that complement the building architecture. Soften screen walls with landscaping. Design trash enclosure screen walls to complement adjacent building architecture in terms of materials, texture and color. Locate trash facilities near building service entrances and easily accessible by service vehicles. ~outhfield ... Design Guidelines 13-5 �City of Southfield Comprehensive Master Plan 14 Stewardship and Implementation Introduction Implementation is the most important part of the planning process because it is the point at which the Southfield Comprehensive Master Plan transitions from policy into practice. Implementation is when general concepts identified during the course of the Plan development process take shape and are developed into actual projects and programs. Goals, objectives, and recommended actions that are visionary in the Plan are transformed into detailed regulations, programs, c~pital improvements, agreements, studies, incentives, and other types of implementation activity. Plans that are effective in achieving their goals and objectives include an implementation framework that outlines the general strategies, directions, and priorities of the community. The purpose of this chapter is to identify a course of policy direction for the community, which is then used to make specific decisions as to the actions that must be taken, the department or agency responsible for the initiatives, the actual process and timeframe for completion, and the source of funds necessary to implement the recommendation. Therefore, the role of the Plan is to form the framework by which speci fie decisions may be made. Without strategic direction and an organizational approach, well-intentioned Plans are commonly unsuccessful in seeing their vision become reality. To avoid this outcome, this Stewardship and Implementation Plan chapter includes an overall strategy that will evolve as the Plan matures over the course of time. Tenets of Successful Implementation Communities successful in implementing their Plans and achieving the vision are those able to secure: Commitment. The most important aspect of this implementation program is the commitment of the City's leadership. This involves those who are elected to serve the community including: • • • The Mayor and City Council. Those appointed to positions of influence in the community's development, like the Planning Commission and Zoning Board of Appeals Those in positions to guide decisions being made, such as the City's department directors and staff. {§out~field Commitment reaches beyond these individuals; however, to include those who have a vested interest in how the community develops. Namely: • • • • • Citizens . Landowners and developers . Business owners and managers. Civic clubs and organizations. Other key stakeholders. These are the groups and individuals who will contribute the resources necessary to achieve the shortrange objectives and long-term visions of the Plan. To build this constituency of people willing to make this commitment, this Plan involved the public through a participation program including, the resident opinion survey, sub area stakeholder workshops, public interviews, Comprehensive Master Plan Steering Committee meetings, and workshops with the City's appointed and elected officials. This constituency must be maintained and empowered to implement the Plan. Credit. It is important for the Plan to be cited for its role in decision-making and credited for its leads to success. To ensure successful implementation, all City departments must embrace the Plan and incorporate its recommended actions in their annual budgets and work programs. For example, the Public Works Group may contribute to its implementation with infrastructure, such as streets, water and wastewater facilities, and storm drainage improvements that are consistent with the Plan's policies and recommendations. The Parks and Recreation Department may pursue local, state, and federal funding assistance through land dedication, partnerships, and grants to systematically expand and enhance parks, trails, and open space concurrent with new development and in accordance with the Parks and Recreation Plan. Each department, staff person, board, and commission of the City has an obligation to use this Plan in guiding their decisions and priorities. Involvement. Citizens were the cornerstone of the Plan development process. Their involvement is even more essential to ensure success of the Plan. After all, they are the ultimate beneficiaries of the Plan's success. For the Plan to be successfully implemented, it must continue to enjoy the support and understanding of the community at large and, specifically, the civic leaders. Therefore, leaders must pledge their support to maintain public involvement, community awareness, and a commitment to uphold the values and policies of the Plan. Stewardship and Implementation 14-1 �City of Southfield Comprehensive Master Plan Effective Guidance. This Plan is designed for use on a daily basis to guide sustainable practices and economic development of the community. It is intended to guide staff in their efforts to manage their individual departments, annual work programs, and capital improvement projects. It is also a document that should be highly visible in the decision-making process of the governing body, being referenced often as the community's Comprehensive Master Plan. In addition to its use by the City, it is also designed for use by the private sector as they make investment decisions in the community. The Plan offers the community's commitment for its future, which must, in tum, offer businesses and property owners' sufficient confidence in their decisions. The Plan should be a definitive . source of information and act as a valuable resource for both the public and private sectors. The Comprehensive Master Plan and its components must be used in reviewing development project proposals, as well as investing in community infrastructure and provision of municipal services. The overall community vision, governing principles, goals and strategies/recommendation articulated in each element of the Plan should be referenced in other related studies and projects to ensure consideration of the Plan in all essential functions and operations of City government. Integrative Planning. Opportunities for integrating the Plan's recommendations into other business practices and programs of the City, County, and other government entities are a vital element toward widespread recognition of the Plan as a decisionmaking tool. For instance, the recommendations should be widely used in decisions pertaining to infrastructure improvements; proposed new development and redevelopment; expansion of public facilities, services and programs; and the annual capital budgeting process. The Plan should be referenced often to maintain its relevance to local decisions and to support the decisions that are being made. Regionalism. The City is in the position to coordinate the implementation tasks associated with this Plan. However, since the decisions that are made will impact the County and the larger region, implementation of the Plan should not rest solely on the City. Instead, the vast array of stakeholders that will play a role in the future of the community and region should all participate in its implementation. Entities such as the city of Southfield, Oakland County, Southeast Michigan Council of Government, Southfield School District, and the state of Michigan should all be heavily involved in varying capacities toward the implementation of the Plan's initiatives. Their involvement may be through funding participation, planning coordination, project management and administration, regulation and enforcement, or shared provision of facilities and services, among other actions. In addition to the cooperation that currently occurs, a renewed commitment by each entity to form regional alliances and partnerships must be formed and sustained to maximize the benefits of regionalism. Evaluation and Monitoring. This Plan will require periodic review and amendment to ensure that the goals, objectives, and recommendations reflect the community's changing needs and attitudes. In and of itself, the Plan is capable of accomplishing very little. Rather, community leaders and citizens must assume ownership in the Plan to see that it is successfully implemented. Great care must be taken to ensure that the recommended actions of this Plan are viable and realistic as they relate to the City's adopted and approved Plans, policies, programs, and budget. Progress reports provided to the City Council on an annual basis will be important to allow continuous monitoring of the Plan's implementation and accomplishments. Success. A strategy used by successful organizations is to seek results early in the implementation process. By doing so, stakeholders are able to see the benefits of their involvement. Momentum is a result, which naturally solicits more involvement by people desiring to be involved in a successful program. In this Stewardship and Implementation Plan Chapter, there are various recommendations that do not bear significant budgetary obligation. These programs and activities provide an immediate opportunity to make an impact on the community and, thus, on the successful implementation of this Plan. Organizational Structure The City has made an investment in the preparation of this Plan. This investment signals its foresight and preparedness to find creative solutions to the issues identified through this process and to proactively manage its future development, redevelopment, improvement and enhancement in a wise and fiscaIIy responsible manner. This Plan was developed over the course of approximately two years. The planning process was designed to involve the community to decide their preferred future and make commitments to support the Plan's recommendations and initiatives. With the level of resources committed by the City and the amount of effort devoted to the process by residents, there is a high expectation for its implementation. The Plan is expected to guide each decision about the physical and economic development of the community and should maintain its presence as a "blueprint for a new century" of Southfield. Stewardship and Implementation 14-2 �City of Southfield Comprehensive Master Plan Roles of the Mayor and City Council. The Mayor and City Council should be the central focus of the Plan's implementation program. They will be responsible for deciding and establishing the priorities and timeframes for tasks. As the governing body, they are also responsible for consideration of the funding commitments that will be required to realize the community's vision, whether it involves capital improvements, new facilities and expanded services, additional staffing, more studies, or programmatic changes such as the City's codes, zoning ordinance and procedures. The Mayor and City Council will also play a significant role in the ability of entities to carry out regulatory, programmatic, and capital improvements cited in the Plan. In many cases, the Mayor and City Council will be offering final approval of projects and their costs during the budget process. The ability to provide resources for many of the tasks required to implement the Plan will rest largely with the Mayor and City Council. Many of the tasks presented as action statements may require the participation of various City departments and outside partners. The Mayor and City Council can ensure that departments continue to follow the spirit and policies of the Plan and implement the needed actions. Active support of the Mayor and City Council will also be a strong signal to potential private and public partners that the elected officials believe in the merits of the Plan. The Mayor and City Council are ultimately responsible for authorizing implementation projects and activities, as well as ensuring their consistency with the Plan and its policies. They should direct the Planning Commission, manage the departmental directors and staff, and oversee the activities and progress of the Planning Commission. Planning Commission as Facilitators. The momentum that has swelled during the course of this process should not be allowed to falter once the Plan has been adopted. Concurrent with the approval of the Plan, the Mayor and City Council should clearly state their expectations for the role of the Planning Commission in the management and oversight of the Plan's implementation program. As the appointed commission responsible for the community's sustainability and development, they may be given the charge to oversee implementation and become empowered to make ongoing decisions without necessitating the Mayor and City Council review at every decision point. Rather, an annual program of implementing actions should be established by the Mayor and City Council, upon recommendation of the Planning Commission, with adequate resources and direction to successfully accomplish the program tasks. The Planning Commission should prepare an Annual Report of Progress for submittal and presentation to the Mayor and City Council. The annual report could precede the Mayor's State of the City address. The status of implementation for each programmed task of the Comprehensive Master Plan should be central to this report. Significant actions and accomolishments during the past year should be recognized and recommendations should be made for needed actions, programs, and procedures to be developed and implemented in the coming year. The annual report should be coordinated with the annual budgeting process to allow recommendations to be available early in the budgeting process and requests for capital improvements and major programs to be reviewed. Several tasks set forth in this Stewardship and Implementation Plan Chapter shall be the responsibility of the Planning Commission. The Planning Commission should complete the preparation of necessary studies, ordinances, and some programmatic initiatives prior to submitting to City Council. In other cases, the Planning Commission should play a strong role as the "Plan Facilitator;" overseeing the process and monitoring its progress and results. Together, City staff and the Planning Commission should be responsible for ensuring that the Plan impacts daily decisions and actions by other stakeholders. Under the umbrella of the Planning Commission may be a series of technical teams comprised of various City department directors and staff and/or other boards and commissions, who provide technical competence in the following areas: ■ ■ Governance. This team shall be responsible for the necessary coordination with the Mayor and City Council on tasks requiring their direct involvement and decisions. They should also communicate with the technical staff of the County, school district, and other local, regional, statewide, or federal agencies and organizations. Their primary role should be intergovernmental coordination to ensure projects are consistent with the objectives and missions of other agencies and to negotiate amenable terms and agreements, as necessary. They should also be charged with identifying opportunities to collaborate on projects that may be jointly funded, constructed or operated. Infrastructure - Any improvement or project dealing with infrastructure should require the attention and effort of this team. The members of the team should require technical knowledge and Stewardship and Implementation 14-3 �City of Southfield Comprehensive Master Plan • • • expertise with utility and other infrastructure systems, as well as with their means and methods of funding . They should work closely with each of the other technical teams to coordinate needed infrastructure improvements. Economic Development. This technical team should play an active role in pursuing projects that contribute to the community' s economic development. They should coordinate the tasks of the other technical teams in a manner that will benefit existinob business and new investors in the . community, as well as assist in the implementation of the sub area plans. Planning. This technical team should be a workino arm of the Planning Commission, assumi~g the responsibility for implementing their projects and initiatives. They should ~oo~dinat~ closely to maintain a line of commumcat10n with the community to monitor shifting priorities and needs. For instance, the team should facilitate the code redrafting process, acting in a role to gauge the public' s acceptance of new requirements and restrictions. Livability. This is the technical team that should be responsible for taking on the implementation initiatives for such projects and improvements as parks and public open space, trails and bikeways, gateways and corridor enhancement, and overall community appearance. While the Stewardship and Implementation Plan Chapter is a beginning, the Planning Co_mmiss~on may be charged with the role of honing specific actions beyond the information provided in the Plan. The Planning Commission would determine methods o~ programs to be used to implement the proposed actions, specifically identifying which agencies and/or departments will be responsible for their implementation, estimating costs, identifying pr~posed sources of funding, and establishing timeframes m which the recommended actions would be accomplished. An Ongoing Role for Residents . Citizens of Southfield contributed ideas and comments during the Plan's development process that were incorporated and shaped the resulting proposals and recommendations. Citizens should continue to be involved in implementation and maintenance of the Comprehensive Plan. The Planning Commission, stakeholder groups, public meetings and community workshops, ~ublic_ forums, newsletters, media releases, and public notices are all media that should be used to inform and involve citizens in the planning process. Actual methods and activities for public participation should be carefully Southfield chosen and structured to yield meaningful and effective involvement. Accountability is Essential In order for the Plan to sustain its level of influence in the community's decision-making processes, there must be an implementation structure that requires . . . accountability. Without a system of accountab1hty, 1t will be difficult to evaluate and monitor the status of individual initiatives, as well as the overail success of the implementation program. A means of regular reporting will be necessary to mainta!n constan~ communication between each of the 1mplementmg bodies. Regular and periodic status reports will allow continuous monitoring and modifications to account for unforeseen circumstances. A good plan is one that continues to reflect the current conditions and character of the community. As new issues arise, the Comprehensive Master Plan will require modifications and refinements to remain relevant and resourceful. Over time, some action statements will be found impracticable or outdated, while other plausible solutions will emerge. Refinements and changes should occur consistently, but with minor changes occurring annually and more sionificant modifications taking place every five years. b In some cases, simple changes to action statements may be necessary. In others, entire goals may need to be modified. Even the overall vision of the Plan should be consistently scrutinized to ensure that it is reflective of the hopes and needs of the community. Annual Plan Evaluations. Plan evaluations will provide the opportunity for regular review and preparation of minor Plan updates and revisions, such as changes to future land use, implementation of actions, and review of Plan consistency with ordinances and regulations. Plan evaluations should be prepared and distributed in the form of an appraisal report, with recommendations for necessary amendments to the Comprehensive Master Plan. Identification of potential Plan amendments should be an ongoing process by the Planning Commission, as well as City staff, throughout the year. Proposed Plan amendments resulting from an evaluation report should be reviewed and recommended by the Planning Commission and adopted in a ma~er similar to the Plan itself. This process inc1udes public . hearings and consideration of action by the Planning Commission and City Council. Evaluation and Appraisal Report. Evaluation and appraisal reports should be prepared every five years, and follow Section 5.59-Comprehensive Master Plan Procedures, Article 4-General Provisions of the City ' s Zoning and Planning Code. Each report will ensure Stewardship and Implementation 14-4 �City of Southfield Comprehensive Master Plan renewal and continued use of the Plan by the Planning Commission, Mayor, City Council, and staff. Annual evaluations and resulting Plan amendments from the previous four years should be incorporated into the next Plan update. The result of the evaluation and appraisal report will be a revised Comprehensive Master Plan for the City, including identification of new or revised information that may result in an updated vision, policies, goals, objectives, and action statements. Intergovernmental relationships can help improve cooperation by: Intergovernmental Cooperation • Intergovernmental cooperation refers to any arrangement between two or more jurisdictions, such as the city of Southfield, Road Commission for Oakland County and other County agencies, the Southfield School District, the state of Michigan, and other governmental or non-governmental public agencies to communicate visions and coordinate Plans, policies, and programs to address and resolve issues of mutual interest. It may be as simple as regularly sharing information or it may involve entering into intergovernmental agreements to share resources, such as buildings, facilities and equipment, staff, and revenue. In some communities, it has evolved into consolidation of services and jurisdictions. Intergovernmental cooperation is becoming more important as each jurisdiction struggles with increased service demands and limited resources. Issues tend to be common across jurisdictional boundaries, affecting more than one community or region. Improved mobility means that people, money, and resources move freely across jurisdictions. For instance, those traveling to and through Southfield use a network of transportation routes and modes, which include those that are owned by a variety of other jurisdictions including the Road Commission for Oakland County and the Michigan Department of Transportation. Therefore, it is essential that there is communication and coordination between entities to provide the infrastructure and services necessary to function effectively. Frequently, the actions of one jurisdiction impact others. Increasingly, jurisdictions are acknowledging that vital issues are regional, rather than local, in nature. Watersheds and other ecosystems, economic conditions, land use, transportation patterns, housing, and the effects of growth and change are issues that cross the boundaries of the community and impact not only Southfield, but also Oakland County and the larger region. The economic health of Southfield and its larger region are innately interconnected, meaning that the success of one is largely dependent on and, thus, responsible for the success of all. • • • • Benefits of Cooperating As introduced above, there are widely ranging benefits of cooperation some of which include: • • • • • ~outhfield Providing an opportunity and reason for communicating with other jurisdictions and agencies. Getting jurisdictions thinking about the intergovernmental impacts of their actions. Offering a forum for discussing intergovernmental issues and resolving conflicts. Helping to ensure that the community's actions are consistent with those of other governmental jurisdictions and agencies. Providing ongoing opportunities for cooperation as the Plan is implemented, monitored, and updated. Cost Savings. First and foremost, cooperation can and does save money by increasing efficiency and avoiding unnecessary duplication of services. It may also offer opportunities to provide facilities and services that may not be possible to provide individually, such as recreation/sports facilities and other major capital investments. Solving Larger Issues. There are many issues that are beyond the control of each individual jurisdiction and require cooperation to address. Examples of these issues may include such things as major transportation improvements, and economic development, among others. Predictability. Decisions and outcomes that are predictable are of great benefit to residents, businesses, land owners, and others. Any opportunity to coordinate to resolve potential disputes or conflicts with other jurisdictions that may impact the community will save time and money. Mutual Understanding. As jurisdictions work together and become more acquainted with the vision and preferred outcomes of other entities, they may work together to achieve common goals and interests. Enhanced Public Service. Those who benefit the most from intergovernmental relationships are their Stewardship and Implementation 14-5 �City of Southfield Comprehensive Master Plan constituents. Increased and improved services may be provided at reduced cost when jurisdictions eliminate duplication and work together. • Implementation This Comprehensive Master Plan is intended as a working document that will impact the way the community manages sustainability and economic development. The intent of the implementation program is to achieve the goals and objectives that embody the City' s commitment, which is the result of this intensive effort. While the primary responsibility for implementation rests with the City Council, it must involve a host of other individuals and agencies working in partnership to be successful. The Plan may be implemented in the following ways: • • • • • Updating Regulations. The Comprehensive Master Plan includes recommendations for amending the current development ordinances to accomplish the community vision. The Plan may be used as the policy framework to support these changes and the decisions resulting from the new or revised regulations. Land Use Decisions. Every decision City Council makes will affect the community's land use, whether it is the improvement of infrastructure, sustainable policies, or economic development incentives. This Plan may be used to guide these decisions, as well as those that are made in response to development proposals. Capital Improvements. The Plan may be used to coordinate the provision of public facilities and services and for establishing priorities and timeframes for municipal investments and improvements. It is essential that there is close coordination between infrastructure improvements and the City' s Future Land Use and Sub Area Plans in order to effectively manage development. Economic Incentives. The City's Future Land Use Plan should be used as a basis for deciding economic incentives, thereby encouraging businesses to locate in areas or select sub areas. Infill development areas and redevelopment sites should receive incentives, to direct new economic opportunities in areas that can be efficiently serviced by existing infrastructure. Private Investments. Land owners and developers may use the Plan in making decisions about private investments to ensure that new development is consistent with the Future Land Use Plan and compatible with existing neighborhoods and establishments. • Personnel. Successful implementation of this Plan will impact requirements for staffing. Since the current staff is fully occupied with ongoing responsibilities, new or redefined positions are warranted to concentrate sufficient attention to the Plan' s recommendations. Funding. Implementation of the Plan will require adequate funding , which may come from current revenue sources, a dedicated funding source, or outside grant funds from the state and federal governments. Annual appropriations and capital improvement funds will likely require reallocation to implement the Plan' s recommendations. Action Plan The Action Plan outlined below includes the individual tasks that should be accomplished within the next 20 years. The priorities are established by the identified timeframe. To ensure accountability, a lead agency is identified, who may coordinate with other agencies to accomplish the task, but who is ultimately responsible for its timely and successful implementation. A primary implementation mechanism is also identified, which may be matched with other state funds , grants, dedications, and in-kind services. Some of the recommendations and strategies are actively being accomplished by various City departments and should be continued and/or supported to further advance the Plan's successful implementation. Stewardship and Implementation 14-6 �City of Southfield Comprehensive Master Plan Plan Recommendation Implementation Mechanism * Primary Responsibility ** Short Term/ i\Iid Term/ Long Term Priority Housing and Neighborhoods Target key opportunity sites for higher density residential redevelopment. The City should look into key areas to consolidate properties to channel development into these areas, which may involve rezoning for higher density residential. Promote larger lot, housing opportunities in the northern and western sections of the City by continuing to support zoning regulations for such development and to preserve and protect areas natural features and character. Continue to investigate and prepare a Home Occupation Ordinance and any necessary code revisions to accommodate homeowners the use of their primary residence as a place of business. Keep revising building codes to accommodate changes in community demographics and be sufficiently flexible to meet the greater diversity of resident's needs for health, safety, well being, sustainable development and age in place. Establish a private/public partnership to develop a manufacturing incubator program and facility in an industrial district along Eight Mile Road. Promote awareness of housing programs and services for special groups such as low to moderate-income households, ageoriented population, physically challenged and families in need of child and adult day care. Develop and organize a neighborhood round table with representatives from block clubs and neighborhood associations to discuss organization and improvement initiatives. Continue to provide incentives for property owners to maintain and enhance their property. Provide low interest loans to property owners for property improvements and promote property maintenance education. Provide tool rental vouchers to homeowners to help offset the costs of do-it-yourself improvement projects and provide loans to age-oriented homeowners to help them manage repairs and improvements to their homes. Keep improving the housing stock by working with public and private agencies. Rehabilitate, or if necessary, demolish identified distressed properties to prevent further deterioration of the neighborhood and maintain home ownership. Establish a pilot housing project that is more sustainable, healthy, durable and energy efficient. Define neighborhoods based on their character and/or history by developing specific neighborhood improvements (i.e. , landscape, entry markers, parks/open space, etc.) Continue to inventory blighted houses and establish programs to rehabilitate or remove them. Neighborhoods will include pedestrian and bike paths that are interconnected with a community-wide pathway system. ~outhfield ., ·, ,. Zoning Ordinance PC HC Short Term Zoning Ordinance PC Short Term Zoning Ordinance PC Short Term CIP BUD CE PD Short Term CIP EDC Short Term HC Mid Term CR Short Term HD Short Term HUD HD Short Term CDBG PWG Mid Term GIS BUD CE Short Term SAFETEA-LU PWG Mid Term MSI-IDA HUD CIP MSI-IDA HUD MSI-IDA Stewardship and Implementation 14-7 �City of Southfield Comprehensive Master Plan Plan Recommendation Implementation Mechanism * Primary Responsibility ** Short Term/ l\lid Term/ Long Term Priorit)' Recreation and Natural Resources • Continue to implement the current Parks and Recreation Plan with regular updates every five years. Work with Oakland County and the State to develop and promote the Rouge Green Corridor as a natural corridor of scenic value, recreational and educational opportunities of diverse natural resources. Convert appropriate vacant, City-owned parcels into pocket parks or neighborhood playgrounds. Provide incentives for developers to incorporate open space into their project. Continue to modernize existing park facilities through upgrades in design, equipment, barrier free accessibility, uniform entrance/directional/interpretive signs and landscaping to keep parks safe and attractive. Explore even more funding opportunities for park improvements. Improve the monitoring of recreation programs and fees to ensure they meet the desires of residents and accommodate enrollment figures through surveys, focus groups and/or assessment of current enrollment fees to ensure affordability for area residents and cover department costs . Keep abreast of the latest trends in recreation programs and facilities through the national and local Recreation and Park Association's programs and events. Expand and introduce single adults, age-oriented population and multi-generational programs and events Continue to prohibit clear cutting of large stands of trees and/or require relocation of significant/mature specimens to public open spaces. Keep developing tree replacement and planting programs for parks, road corridors and open spaces that will improve overall quality of life. Continue to use technology, such as GIS maps and other tools to inventory woodlands and wetlands. Continuously and diligently pursue regulations of natural resources. Establish city-wide sustainable policy ordinances. Implement programs to maintain and improve natural areas through partnerships with local citizens, agencies and businesses. CIP PR Short Term MNRTF LWCF PRB Short Term CIP PRB Long Term Zoning Ordinance PC Mid Term CIP PR Short Term CIP PRB Short Term CIP PR Mid Term CIP PR Mid Term CIP PRB Mid Term Zoning Ordinance PC Short Term MPG PWG Mid Term GIS PWG Short Term Zoning Ordinance PC PR Short Term CIP PWG Mid Term CIP EDC Mid Term Zoning Ordinance ULA MCC BD Short Term Business and Economy Coordinate with area businesses and the Southfield School District to encourage job creation and retention for young adults. Make efforts to retain and encourage the expansion of large institutions and employment centers including local universities and hospitals. Southfield /,' - ~ Stewardship and Implementation 14-8 �City of Southfield Comprehensive Master Plan I Plan Recommendation Continue to implement Wi-Fi high-speed, broadband Internet access throughout the entire community. Work with SMART to improve transportation services and facilities to the City' s major business sub area districts and corridors. Combine effort and resources of the City and the City Centre Advisory Board to develop a private/public partnership to implement the City Centre sub area plan. Reinstate business roundtable meetings with private sector leaders and realtors in the corridors and sub area districts. Organize collaborative market programs and identify top priority development and redevelopment sites. Organize a focus group of technology business owners and Lawrence Technological University to develop a technology market initiative. Examine the feasibility of creating a Corridor Improvement Authority for Telegraph Road, Southfield Road and City Centre ' s sub area districts. Organize the faith-based institutions and organizations in promoting and facilitating neighborhood economic development and services to area residents to find quality jobs. Acquire and implement business needs assessment database software (Synchronist, Executive Pulse, etc.) tc respond to employer's needs. Encourage home businesses in areas where they will not detract from their surroundings. Develop a business forum to discuss business retention and expansion programs to resolve problems and grow locally. Use the local cable network and a business assistance portal on the City's Web site to increase awareness of available local, county and state business incentives and assistance programs, existing business expansion and new business attraction efforts. Prepare market-oriented development package materials, including site identification, incentives, workforce skills. These packages would target office employers, technology businesses and retail and consumer service businesses. Continue to address scattered land use patterns, inadequate commercial lot sizes, high building vacancy rates, poor building conditions, and traffic issues through updated land use arrangements and policies. Continue to concentrate compatible commercial uses into sub area districts and select corridors where residential areas can provide a base of support. Promote compatible mixed-use and infill residential or office for those areas between the commercial and residential areas. Continue to update applications/forms and site plan review procedures to streamline approvals to encourage desired development and redevelopment. ~outhfield_ I Tl• Implementation Mechanism * Franchise Agreement Primary Responsibility ** Short Term/ i\lid Term/ Long Term Priorit)' FSG Short Term TEDF SAFETEA-LU MCC Long Term CIA BID/PSD ULA CCAB Short Term BD CIP CR Short Term CIP BD Short Term CIP BD Short Term CIP HD Long Term CIP BD Mid Term Zoning Ordinance PC Short Term CIP MCC CR Short Term CIP BD CR Short Term Zoning Ordinance PC Mid Term PC Long Term BUD CE PD Short Term Zoning Ordinance BID Zoning Ordinance Stewardship and Implementation 14-9 �City of Southfield Comprehensive Master Plan Plan Recommendation Promote adaptive reuse of buildings through use of redevelopment overlay districts that offer flexibility in regulations. Keep participating in a regional economic development consortium to seek out and pursue economic development opportunities that will diversify and strengthen the economic market. Encourage the Southfield Community Foundation to increase its financial assets and designate economic and community development as its top financial investment priority. The Foundation should sponsor a reunion of former Southfield graduates that could spearhead economic development initiatives. Reorganize the Southfield Chamber of Commerce mission to strengthen its services to local businesses and contribute in a more defined way to support local economic development programs. Implementation Mechanism * Primary Responsibility ** Short Term/ Mid Term/ Long Term Priority Form-Based Code PC Mid Term CIP BD Short Term CIP SCF Mid Term CIP BD Short Term MNRTF LWCF PR Long Term PWG , PD,PR Mid Term PWG Mid Term SRS PWG Mid Term CIP PWG Short Term CIP PWG Short Term CIP PWG Long Term CIP PWG Short Term CIP MCC Short Term CIP PWG Mid Term CIP PWG Long Term CIP, TEDF, BID/PSD, TIFA EDC, Other Mid Term CIP PWG Mid Term CIP PWG Short Term Transportation and Infrastructure Link neighborhoods, commercial/mixed use districts, cultural, civic facilities , schools, higher education facilities and other destinations through parks, open space and pathways. Prepare a city-wide non-motorized transportation master plan Continue to work with local road authorities, to coordinate signalization and light-timing. Implement a "Safe Route to School" program at elementary and middle schools. Reduce storm water runoff and low-impact development techniques for storm water management. Provide regular maintenance of water and sewer infrastructure. Capitalize on utility and transportation corridors to create a linear open space system. Continue planning, design, construction and repairs of sanitary sewer facilities . Educate all water users to practice water conservation techniques. Support the addition of renewable energy to the current energy portfolio and sustainable design of City structures. Separate turning movements at high volume intersections and provide right turn lanes to minimize crashes and improve traffic flow. Enhance primary and secondary gateways. Implement access management techniques and promote efficient circulation. Implement an intersection hierarchy to prioritize improvements on large volume roads. ~outhfiel~ SAFETEA-LU CIP Stewardship and Implementation 14-10 �City of Southfield Comprehensive Master Plan Plan Recommendation Continue to inventory existing road conditions and properly plan for maintenance, improvement or reconstruction as necessary. Improve the public transportation system through transit shelters, expanded routes and schedules, and transit-oriented development. Incentivize transit-oriented, pedestrian-friendly development along existing or proposed transit routes. Incentivize mixed-use development to encourage transportation mode shift and reduce vehicle miles traveled city-wide. Require wide pathways along the frontage of new development with internal, connected sidewalks. Pursue creation of new/additional corridor improvement authorities/fIFA/CDA districts to enhance public and private realm aesthetics along key corridors and at key gateways. Amend zoning ordinance with access management standards for arterials and collectors in Southfield. Prepare access management corridor plans for identified problem corridors in the City. Establish process and assign responsibility for regular coordination with area communities and groups to identify opportunities for regional paths and connections. Pursue grants and other funding to construct pathways along state/federal roads, where practical and in conjunction with improving Southfield's image along freeways. Update city standards to require preparation of traffic impact studies large developments. Aggressively pursue grants to construct critical pathway connections and public amenities. Community Facilities and Culture Support community heritage and diversity through development of interpretive information centers located in community facilities throughout the City. Support and communicate heritage and ethnic appreciation days, holidays and festivals to encourage participation by the entire community. Work with Southfield School District to plan for school closings and/or school expansion programs. Monitor the efficiency of the City's various departments to prevent any duplication of work and ensure consistent application of policies. Regularly engage the community on civic activities and events. Require coordinated landscaping and site design that will relate municipal buildings to one another and to the overall community. Incorporate wayfinding signs that signify areas of interest throughout the City. ~puthfield Implementation Mechanism * Primary Responsibility ** Short Term/ I\lid Term/ Long Term Priority GIS PWG Short Term CIP PWG Long Term Zoning Ordinance PC Long Term Zoning Ordinance PC Mid Term Zoning Ordinance PC Short Term TIFA, DDA, CIA, PSD/BID BD, PC Short Term Zoning Ordinance PC Short Term CIP, CIA, MDOT PWG/PC Short Term Coordination PR Mid Term CIP, SRS, MDOT PR, PWG Mid Term City Code PC,PWG Short Term CIP, MDOT PR Short Term CIP CR Short Term CIP CR Short Term CIP MCC PC Short Term CIP FSG Mid Term CIP CR Short Term Zoning Ordinance MCC Mid Term CIP PWG Mid Term Stewardship and Implementation 14-11 �City of Southfield Comprehensive Master Plan Plan Recommendation Enhance the night life experience by encouraging a diversity of entertainment-related businesses. Establish a Town Square at the municipal complex and City Centre that includes a traditional downtown, public fountains and other amenities. Establish a regulating plan for areas designated for a more urban character. Develop building form standards and design standards that enhance existing architecture. Continue to design public spaces and streetscapes to attract pedestrians and enhance vitality. Require safescaping measures that reduce visual barriers to police - such as opaque fencing, walls, and dense vegetation. Continue to promote programs that help residents prepare for natural disasters and emergency situations. Keep offering educational programs on the importance of water quality protection and recycling in our community. Keep developing facilities such as a community kitchen, farmers market, community gardens or community farms where residents can participate and learn about healthy living. Continue to establish learning opportunities for our age-oriented (senior) citizens. Continue to promote the new youth center and coordinate with schools to provide a comprehensive after school program. Step up the participation in Walk! Michigan. Continue to establish community healthy living programs that present Southfield as a premier healthy community in the region. Continue to work with area human service agencies to provide needed services to residents. Implementation .Mechanism * Primary Responsibility ** Short Term/ Mid Term/ Long Term Priority Zoning Ordinance BD Mid Term TIF CIA PSD CCAB PR Short Term Zoning Ordinance PC Mid Term Form-Based Code PC Long Term SAFETEA-LU PWG Short Term SAFETEA-LU PC Mid Term CIP MCC Short Term CIP MCC Short Term MNRTF MCC Mid Term SCF MCC Mid Term SCF SCF Short Term CIP CR Mid Term CIP MCC Short Term CIP HS Short Term Zoning Ordinance PC Short Term Zoning Ordinance PC Short Term Zoning Ordinance PC Short Term Zoning Ordinance PC Short Term Zoning Ordinance PC Mid Term Future Land Use Establish regulatory incentives that encourage energy conservation and use of green technology or LEED™ certification as part of site and building development/redevelopment projects. Step up the planning and zoning of small areas of neighborhood commercial uses at main intersections near neighborhoods to provide goods and services. Continue to foster the revitalization and redevelopment of existing uses or areas which have become obsolete or are showing signs of aging. Keep eliminating non-conforming uses and incompatible land use patterns in accordance with the plan. Continue to allow local institutions such as schools and churches to develop within neighborhoods provided they maintain a scale and intensity with minimal traffic impacts. i.§outhfi_e ld Stewardship and Implementation 14- 12 �City of Southfield Comprehensive Master Plan Plan Recommendation Maintain creation of commercial and office development patterns that are grouped in strategic locations along corridors with high density residential development. Continue to require buffering, in the form of vegetation and attractive fencing for new development that is in conflict with adjacent land uses. Continue to use transitional zoning to minimize land use conflicts, so that high intensity uses are surrounded by gradually less intense uses. Provide large scale regional commercial mixed use development at the City Centre without adverse impacts on traffic flow or nearby neighborhoods. Keep encouraging senior housing, providing a full continuum of care, in mixed-use areas near commercial nodes or retail and service centers. Continue to use City incentives and sources of funding to stimulate development and redevelopment of corridors and sub areas. Continue to monitor the State's "Brownfield" incentive programs to encourage development/redevelopment of contaminated and obsolete sites. Incorporate land use and development strategies from Cornerstone Development Authority's strategic planning efforts. Continue to ensure site design reflects the quality and character of Southfield by updating Zoning Ordinance and City Codes, and approval of Community Design Guidelines. * Implementation Mechanisms: BRA - Brownfield Redevelopment Authority BID/PSD - Business Improvement District/Principal Shopping District CDBG - Community Development Block Grant NEZ - Neighborhood Enterprise Zone CIP - Capital Improvements Plan TIFA - Tax Increment Financing Authority ODA - Downtown Development Authority SA - Special Assessment MNRTF - Michigan Natural Resources Trust Fund LWCF - Land and Water Conservation Fund CIA - Corridor Improvement Authority MPG - Michigan Natural Resources Tree Planting Grants LDFA - Local Development Financing Act MSHDA - Michigan State Housing Development Authority HUD - Housing and Urban Development PT A - Property Tax Abatement ULA - Urban Land Assembly Program SRS - Safe Routes to School Program TEDF - Transportation Economic Development Fund Implementation Mechanism * Primary Responsibility ** Short Term/ Mid Term/ Long Term Priorif)' Zoning Ordinance PC Short Term Zoning Ordinance PC Short Term Zoning Ordinance PC Short Term Zoning Ordinance CCAB Mid Term Zoning Ordinance PC Mid Term PTA SA ULA MCC BD Short Term BRA BD Short Term CDA CDA Short Term Zoning Ordinance PC Short Term FSG - Fiscal Services Group HD - Housing Department MDOT- Michigan Department of Transportation PR - Parks & Recreation PD - Planning Department PWG - Public Works Group SAFETEA-LU - Safe, Accountable, Flexible, Efficient Transportation Equity Act: A Legacy for Users ** Commission, Corporation and Authority Abbreviations: MCC - Mayor & City Council PC - Planning Commission ZBA - Zoning Board of Appeals CCAB - City Centre Advisory Board CDA - Cornerstone Development Authority HC - Housing Commission EDC - Economic Development Corporation PRB - Parks & Recreation Board SCF - Southfield Community Foundation ** Department/Agency Abbreviations: BD - Business Development BUD - Building Department CE - Code Enforcement CR - Community Relations Stewardship and Implementation 14- 13 �City of Southfield Comprehensive Master Plan Implementation Tools Zoning Ordinance Review This section of the Chapter will summarize the various recommendations into a checklist to outline actions and responsibilities for implementation. Tools to implement the Comprehensive Master Plan generally fall into these categories: A review of the City' s Zoning Ordinance and map was completed to identify potential changes to implement recommendations of this Comprehensive Master Plan. The review only suggests potential changes based on the plan, it does not evaluate the Zoning Ordinance for specific issues, problems, interpretations and compliance with current laws, legislation and case law. • Land use regulations derived from police powers. • Capital improvement programs derived from budgetary powers. 1. Each tool has a different purpose toward Plan implementation. Some suggest specific short term priorities, some are medium term policies and others involve on-going activities. The key tools are described below. ,~.,~ 1"~'"' Land Use Regulations The primary tools for Plan implementation, such as the Zoning Ordinance and other land use regulations, are summarized below. The City also has a number of other codes and ordinances to ensure that activities remain compatible with the surrounding area, such as noise, blight and nuisance ordinances and to control impacts on the environment and infrastructure. Zoning Map. The intent is that changes to the zoning map over time will gradually result in better implementation of the objectives encouraged in the Future Land Use Map. In some cases, the City may wish to initiate certain zoning changes as part of an overall zoning map amendment. Other changes to the zoning map will be made in response to requests by landowners or developers. In those cases, City officials will need to determine if the time is proper for a change. A key point to remember is that the future land use plan is a long range blueprint: implementation is expected, but gradually in response to needs, conditions and availability of infrastructure. Zoning Regulations. Zoning regulations control the intensity and arrangement of development through standards on lot size or density, setbacks from property lines, building dimensions and similar minimum requirements. Various site design elements discussed in this Plan are also regulated through the site plan review process, which addresses overall site design for items such as landscaping, lighting, driveways, parking and circulation, access management, pedestrian systems and signs. Zoning can also be used to help assure performance in the protection of environmentally sensitive areas such as floodplains, state regulated wetlands and woodlands. (§outhfie~.ct Overall Organization. The City should consider a comprehensive revision to the ordinance. There have been major advancements in the organization and structure of Zoning Ordinances that make these documents more user-friendly to the public and easier for the City to administer. . 1 3 stones ma" I 35 11 max height I T 10ftm-; i rear vara ! I ! .,___..,___..._ _ - --iI Oftm,n ioeyar::l wi:,rewal! 2. Zoning Map Changes. Areas on the Future Land Use Map that call for different land uses than are allowed under current zoning should be reviewed by the Planning Commission. Where there are differences, the City should review the zoning designations as compared to the Future Land Use Map to see what rezonings are appropriate for the City to initiate upon adoption of the Plan and which are more appropriate at a later time or at the property owner's request. Rezoning requests, either City initiated or from an applicant, shall use both the maps and text in the Future Land Use Plan as a guide. The graphic on the following page identifies areas where the current zoning is different from the Future Land Use Plan. Most of these areas are located within the sub areas. It is recommended that the City consider developing Stewardship and Implementation 14-14 �City of Southfield Comprehensive Master Plan Figure 14-1: Differences between Current Zoning and Future Land Use specific zoning districts or overlays for each of the sub areas to outline the unique range of uses and the special design character of each. The Southfield Zoning Ordinance does not address home occupations. As discussed in the Future Land Use Chapter, regulations on home occupations should be added that regulate the types of businesses that can be conducted within residential districts. Today' s business climate lends itself to people working out of their homes, and most communities accommodate it, with some parameters to ensure the residential nature of the neighborhood is protected. To accomplish this, regulations should be developed that ensure the residential character of the neighborhood remains by limiting things such as traffic generated, signage, lighting, parking, number of employees, etc. A form based code, a zoning approach which focuses less on permitted uses, but more on building size, shape, and location within a site, should be considered for the City Centre sub area. A form based code would have detailed design standards to direct building form and relationship to the street in a manner that will achieve the desired environment. Single-Family Residential Districts. Southfield has a number of single-family residential districts with minimal differences. For example, R- 1 through R-4 Districts permit the same uses and have the same required lot area and width with only slight setback differences. Some of these districts could be combined to simplify the ordinance. 3. , Southfield .> - - 4. Multiple-Family Residential Districts. The multiple family districts regulate density based upon number of rooms, which can be counterproductive toward the goal of more Stewardship and Implementation 14- 15 �City of Southfield Comprehensive Master Plan 5. 6. owner-occupied condominiums as opposed to rental apartments. Instead, the City should consider establishing a base number of units per acre, regardless of number of rooms per unit. exchange for higher quality development. PUD developments can accomplish the following: In addition, the appearance of multiple family developments could be enhanced through the addition of building regulations that set maximum length of buildings and require architectural features to break up long expanses of blank walls. • • • • • • Encourage compact, pedestrian-oriented environment. Currently districts require large front yard setbacks that encourage front yard parking lots. Permit mixed-use buildings along select corridors such as Telegraph, Southfield, Evergreen, and Greenfield Roads. Encourage development to be transit and pedestrian oriented especially along transit corridors. Provide incentives to encourage developers to use parking structures to reduce the amount of land devoted toward parking. Industrial Districts. Greater buffering from residential districts is needed including increased landscaping and wall regulations. The list of industrial uses should also be updated to include and possibly encourage eco-industries. Truck circulation requirements should also be added to ensure new industrial uses can accommodate the typical larger trucks that are now being used. Planned Unit Development. A Planned Unit Development (PUD) section could be added to help encourage flexibility in design and uses and provide incentives to developers. A PUD is a development option that allows the applicant to deviate from zoning ordinance requirements in Provide flexible design to respond to the unique characteristics of a site. Coordinate development on larger sites. Preserve significant natural features in a more coordinated and comprehensive manner. Provide alternatives for developing plans on land that may exhibit difficuh physical constraints, and where an improved design can provide the developer and the community with benefits. Ensure public infrastructure and road improvements are made concurrent with the development. Provide the opportunity to mix compatible land uses. PUD options should be created for residential neighborhoods, mixed use projects, and for business and industrial parks that could be overlay districts over current zoning. This could be a key implementation tool for getting the desired types of development in the subareas described in the Comprehensive Master Plan. A redevelopment PUD could also be created that would give incentives for redevelopment of nonconforming sites or uses to help promote infill development. Business and Office Districts. The business districts should be revised to encourage the desired mixed use categories explained in the Future Land Use Plan. Regulations should: • 8. • Open Space. Regulations should be added that require residential development over a certain size to set aside a certain amount of recreational area or open space as part of any new subdivision, condominium, or redevelopment. This can be done based on per unit or acreage basis and can require active playgrounds and athletic fields, or simply preserve natural areas for passive recreational use. • 7. • 9. Natural Features Setback. A natural feature setback from all regulated wetlands, natural ponds, lakes and streams and should be required for all districts that will limit negative impacts and encroachment into these sensitive areas. A 50 foot setback is recommended where buildings would be prohibited; however certain structures, such as decks and piers could extend into the setback. 10. Landscaping. Southfield has many areas where non-residential uses abut residential neighborhoods. The quality and type of buffering varies from non existent to very effective screening in different areas. Rather than a rigid standard, a sliding scale could be used that varies the width and type of screening (fence, wall, landscaping, combination, etc.) with greater buffers for more intense uses. Stewardship and Implementation 14-16 �City of Southfield Comprehensive Master Plan M 12. Driveway Access Management. Access management standards should be provided to regulate driveway placement. Driveway spacing standards should be included based upon roadway function or posted speeds. Provisions for shared driveways, frontage roads, service roads and parking lot connections will be provided. Charts and graphics will be included for greater ease of use. A variety of standards should be established that touch on a wide variety of topics including: • • • • • Screening for waste receptacles that is sturdy and matches the building. Mechanical equipment and screening. Standards for detention ponds should be added that encourages a natural appearance. Use of native materials where appropriate. Requirements should be reviewed from a public safety perspective to ensure that screening dose not hinder police surveillance. 11. Off-Street Parking Requirements. This section should be updated based on current information of parking demand and with the intention of promoting shared parking opportunities and transit oriented development. Specific areas that need to be added or revised include: • • • • Many uses require parking in excess of typical standards such as retail stores, restaurants, and professional offices, to name a few. Excessive parking can lead to increased storm water runoff and reduces the walkability of a community. Maximum parking requirements should be added to limit excessively large parking lots. Allowing smaller parking spaces may also help reduce the amount of pavement on a site. Parking space deferment (land banking provisions) should be included. The Planning Commission should be able to approve reduced parking where it is shared between uses or where a use is served by walk-in trade or transit. Provisions should be made to allow alternative paving materials such as porous pavement or other alternative paving material, particularly for seasonal or low usage parking. 13. Transportation. Many items that shape the street system and streetscape are included in other topics in this list; however, the following topics shall also be considered: • • • Require Traffic Impact Statements (TIS) for all development generating more than 500 directional trips. Increase density and height of buildings that are located along transit corridors. Revise regulations so views from I-696 and M-10 are treated as a front door to the community and not a rear yard. 14. Lighting. Exterior lighting provisions should be added to include additional lighting information for site plan review including: a photometric grid to verify light intensity is not excessive, pole and fixture details. Both minimum and maximum light levels should be regulated to ensure there is uniformity in lighting and adequate light for public safety. Light levels at residential property lines should be limited. 15. Building Materials. Exterior building wall requirements should be added to help improve the quality of new development. This section should address the full range of building materials and should have standards for front, side and rear facades. Incentives, such as increased density, for buildings that are sustainable or are Leadership in Energy and Environmental Design (LEED) certified should be included. LEED is the nationally accepted benchmark for the design, construction and operation of high performance green buildings. Stewardship and Implementation 14-17 �City of Southfield Comprehensive Master Plan 16. Non-motorized Pathways. Many sections of the ordinance state that sidewalks shall be provided along all public streets but do not provide any specifics on width or construction standards. A more comprehensive multi-modal pathway section should be added to the ordinance that addresses sidewalks and bike paths and pathway types based on a more functional classification. A system for installing pathways incrementally as sites develop also needs to be addressed, including where there are right-of-way issues. Sites shall be designed to have convenient and safe access to and from parking areas, buildings and the public pathway system. 17. Nonconforming. The nonconforming regulations should include separate regulations for nonconforming uses, lots, sites and buildings. In addition there should be standards to encourage upgrades to nonconforming sites that lack landscaping, parking, lighting etc. and provides for upgrades commensurate with the amount of building expansion. The nonconforming regulations should also be more lineate on nonconformities that are created by right-of-way expansion. This would assi5t the City in acquiring right-of-way without creating a hardship for the property owner. 18. Sign Ordinance. Although this is a separate ordinance and is not located within the Zoning Ordinance, it has significant implications on the appearance of Southfield. This ordinance should be updated with modem standards including reduced height of signage, prohibiting of pole or ground support signs, and developing personalized sign regulations for specific corridors or sub areas to help creative unique districts and nodes. Other Ordinances In addition to the zoning and sign ordinance discussed above, other city documents, such as the City's engineering specifications and general code of ordinances, should be revised based on the recommendations of this Plan. Property Maintenance Code The City has adopted a Property Maintenance Code via adoption of the State Building Code. This Code provides the City with enforcement powers to ensure that properties are maintained to the standards of the community. ~ outhfield ' I Development Review and Approval Process Most land development regulations are applied when new construction is proposed. The City of Southfield has a comprehensive development review process from development conceptualization to building occupancy. Once proper zoning is in place, a site plan must be approved followed by approval of building and site engineering construc.·ion plans and then permits for construction. Buildings and sites are inspected and then occupancy permits are issued. Regulations are enforced through a combination of monitoring by City staff and in response to complaints. Form-Based Code Areas planned for more urban development may be more appropriate to regulate through form-based codes rather than traditional zoning ordinances. Form-based codes focus more on the building form than the land use and strives to achieve a desired atmosphere first, then considers use as a secondary concern. They include very specific building regulations that ensure proper building placement relative to the public realm. Capital Improvement Plan (CIP) A CIP is a multi-year program that lists recommended improvements, timing, estimated costs and funding for infrastructure (streets, bikeways, sidewalks, sanitary sewers, waterlines, storm sewers and drainage) and community facilities (public buildings, fire, police and parks). Capital projects should be identified and constructed in a manner that helps support and promote desired development and to meet the needs of residents and businesses already in the City. The number of projects and their timing is influenced by several factors, in particular, the cost, need for environmental clearance, or approval by other agencies and funds available. For example, the amount of funding available from outside sources varies as new programs become available. Funding is also influenced by the timing of development (i.e. tax revenue), tax abatements and other changes to the anticipated tax base. Incorporating Plan Review into Rezoning Request Review Although a review of the plan is recommended every few years to provide a comprehensive examination of the plan, many issues with a Comprehensive Master Stewardship and Implementation 14-18 �City of Southfield Comprehensive Master Plan Plan will become obvious during consideration of a rezoning. It is important to incorporate review and amendment of the Comprehensive Master Plan as part of the Planning Commission's consideration of such requests. This is covered in more detail in the subsection on using the master plan for zoning reviews. Using the Comprehensive Master Plan for Zoning Amendment Review In considering a rezoning request or a proposed text amendment, the primary question is: "Does this zoning amendment conform to our Comprehensive Master Plan ?" Subsidiary questions follow that: ■ ■ ■ Was there an error in the plan that affects the appropriateness of the proposed amendment? Have there been relevant changes in conditions since the plan was approved that affect the appropriateness of the proposed amendment? Have there been changes in the community' s attitude that impacts the goals and policies of the Plan and affect the appropriateness of the proposed amendment? Answering these questions should answer the question whether or not a zoning amendment is appropriate and that should frame the reason within the context of the Plan. This method of analyzing a request rests on the assumption that a request that complies with a valid plan should be approved and that one that does not comply with a valid Plan should not be approved. (The principal exception to this rule would be text amendments intended to improve administration of the ordinance). Further, it assumes that the three circumstances that would invalidate a Plan are an oversight in the Plan, a change in condition that invalidates the assumptions that the Plan was built on or a change in the goals and priorities that the community set for itself. Oversight. An oversight in a Plan can be an assumption made based on incorrect data, an area on a Future Land Use map that is incorrectly labeled, or other factors that if known at the time of the Plan adoption would have been corrected. Changes in Conditions. A Plan is based on the assumption that certain conditions will exist during the planning period. If those conditions change then goals, policies and land use decisions that made sense when the Plan was adopted will no longer be valid and a zoning amendment that was not appropriate before may be appropriate now. Change in Policy. In the end, a Plan is based on the Planning Commission' s vision of their municipality' s future. When that vision changes, the plan should change. When a zoning issue results in a change in vision, a decision can be made that is contrary to the current Plan as long as that changed vision is explicitly incorporated into the Plan. Three points should be made. First of all , the factors for consideration (mistake, change in condition, and change in goals or policy) can work in reverse ; making a proposal that otherwise seems appropriate, inappropriate. Secondly, these factors should not be used to create excuses for justifying a decision to violate the Comprehensive Master Plan, or to change it so often that it loses its meaning. Finally, it has been the City' s long-standing policy that if a proposed zoning amendment is found inconsistent with the City's Plan, the amendment cannot be approved without first amending the plan. Consistency with Comprehensive Master Plan. The issue of consistency with the Comprehensive Master Plan can vary. For the purposes of this plan, consistency with the Comprehensive Master Plan in the case of a rezoning means being consistent with most of the relevant goals and polices as well as consistent with the Future Land Use Map. In the case of a proposed text amendment, consistency means being consistent with most of the relevant goals and polices. ~outhfield Stewardship and Implementation 14-19 �City of Southfield Comprehensive Master Plan Public Opinion Survey Overview The following is an overview of the Resident Public Opinion Survey completed in the fall of 2006. A full summary of the survey follows in this Appendix. The City received 1,145 completed surveys, a 3.2 percent response rate. Approximately 58 percent have lived in Southfield for more than 15 years. Forty-four percent plan to live in Southfield for the next 10 years or more. The top reasons why residents chose to live in Southfield were affordable housing and because Southfield is a full-service city. Residents ranked community facilities and services, such as the library and park facilities, as excellent and good, respectively. Community relations and the high school (in their area) ranked fair and poor, respectively. ■ ■ ■ • 63 percent strongly agree that the City should preserve environmental resources. Approximately three-quarters think the City's current programs and facilities reflect the interest of the current residents. The community's favorite park is Inglenook Park. 49 percent may support funding of a senior center. The Public Opinion Survey also indicated that: ■ ■ ■ ■ ■ ■ ■ ■ • Maintaining property values, stabilizing and improving neighborhoods are the top priority issues that need to be addressed by the City. Approximately 52 percent do not think the level of local services justifies the taxes paid. 65 percent consider the quality of life good in Southfield. 7 4 percent think crime is a problem, but not a major one. The most attractive feature in the community is the municipal center complex while the 8 Mile Road corridor is the most unattractive area in the community. 65 percent indicate the City has adequate sidewalks, 62 percent would like to see more single family homes, while 56 percent would like improved maintenance of streets, walks and trees in residential neighborhoods. 52 percent believe Southfield's "main street" is Southfield Road, followed by Evergreen Road at 25 percent. 37 percent would like to see additional technology/research development uses in the City and 36 percent would like more chain/midpriced/family restaurants in the City. Southfield's image/identity is good according to 58 percent of the survey respondents. The majority suggest that stronger code enforcement/crime control, lower taxes, public school system improvements, community maintenance and green space improvements would improve the image/identity of Southfield. Appendix �1. Are you a resident of the City of Southfield? Response Response Percent Total Yes .,_...,..._....iiiiiiiiiiiiiiiiii......iiiiiiiii~........~liii-.--~ No 98.6% 1100 1.4% 16 Total Respondents (sk'ppcd n·s quest-ion) 1116 29 2. How many years have you lived in Southfield? Response Response Total Percent Less than one year 1.3% 14 1-5 years 11.2% 125 6-10 years 16.5% 184 11-15 years 13.2% 147 More than 15 years 57.9% 647 Total Respondents r (skipped this question) 1117 28 3. Which of the following best describes your current status within Southfield? Response Response Percent Total Homeowner ..._iiiiiiiiii....,..iiiiiiiiiiiiiiiiiiiiiaiiiiiaiiii.............iifiiii....,iiiiiii.i Renter 90.8% 1015 7.6% 85 12 Property Owner (other than dwelling) 1 1.1% Business Owner 1 0.1% None of these 1 0.4% Total Respondents (skipped this question) 5 1118 2 4. How many more years do you plan to live in Southfield? Response Response Percent Total Moving very soon 4.4% 46 1-5 years 29.2% 304 6-10 years 22.4% 233 44% 458 More than 10 years Total Respondents 1041 ( kipped this quemon) 104 1 �5. Where is your primary employment location? Response Response Percent Total 17.8% 198 19.4% 215 i.iiiiii.iiiiiiiaiiiiiiiiiiiii 23.9% 265 ...,;iiii,;ilQ.iii.._:.-.,;;;i 36.3% 403 2.7% 30 Tnside Southfield ...._. .iW Outside Southfield, but within Oakland County ........ . . . i . Outside Oakland County Retired Not Employed Total Respondents ( kipped tins quest1011) 1111 J-' 6. How many adults ( 18 years and older) reside in your household? Total Respondents (skipped this question) 1084 61 7. HO\v many children (under the age of 18) arc in your household? Total Respondents 1040 (skippe this questwn) 105 8. What are the three most important reasons you or your family choose to live in the City of Southfield? Please rank your top three choices (Place a ,, l 11 next to your most important reason, a "2 11 next to your second reason, and a '13 11 next to your third reason). 1 2 3 Response Average Affordable housing 60% (251) 25% (102) 15% (63) 1.55 Schools 44% (122) 40% (111) 16% (44) 1.72 Near relatives and friends 37% (lll) 36% (109) 26% (79) 1.89 Close to shopping 14% (19) 37% (49) 49% (66) 2.35 Good healthcare facilities 10% (10) 49% (49) 42% (42) 2.32 Full-service City 25% (92) 36% (130) 39% (142) 2.14 Housing choices 44% (147) 32%(105) 24% (80) 1.80 24% (43) 39% (70) 37% (67) 2.13 6% (4) 20% (14) 75% (53) 2.69 Low crime 33% (107) 37% (119) 30% (99) 1.98 Near job 37% (93) 41% (103) 22% (56) 1.85 Sense of community 19% (38) 30% (60) 51% (101) 2.32 Other 40% (74) 15% (27) 45% (84) 2.05 Transportation access Recreational opportunities nearby Total Respondents 1106 2 �9. How would you or your family rate the following facilities and services in the community? Check one box. Response No Opinion Average Excellent Good Fair Poor Ambulance service 37% (418) 23% (258) 1% ( 13) 0% (1) 38% (425) 2.78 Fire protection 47% (519) 30% (332) 1% ( 15) 0% (0) 22% (249) 2.22 Police protection 42% (464) 40% (443) 8% (87) 2% (25) 8% (94) 1.96 Community relations 18% (203) 44% (485) 20% (225) 7% (73) 11% (120) 2.48 Code enforcement/property maintenance 28% (308) 35% (390) 18% (202) 9% (102) 10% (111) 2.39 Library services 54% (600) 25% (278) 5% (51) l % (15) 15% ( 169) 1.99 Human services 15% ( 166) 29% (328) 10% (112) 2% (20) 44% (487) 3.30 Yard waste services 41% (452) 37% (412) 9% (103) 2% (22) 11% (123) 2.06 Recycling services 39% (438) 38% (420) 8% (87) 2% (25) 13% ( 140) 2.11 Stormwater management 14% (152) 34% (379) 16% (172) 6% (61) 31% (344) 3.06 Wireless Internet/communication 9% (99) 24% (262) 14% (156) 10% ( 107) 43% (475) 3.54 Park facilities 31% (339) 49% (540) 8% (93) 1% (15) 11 % (123) 2.14 Recreational programs 25% (279) 45% (501) 9% (102) 1%(11) 19% (214) 2.44 Older adult activities 15% (164) 32% (353) 9% (96) 3% (29) 42% (460) 3.24 Elementary schools (in your area) 12% (127) 29% (321) 13% (142) 6% (71) 40% (441) 3.34 26% (290) 15% (165) 8% (87) 41% (457) 3.46 10% (110) 24% (270) 15% (169) 11% (121) 39% (434) 3.45 4% (40) 10% (108) 6% (64) 3% (28) 78% (854) 4.41 Middle schools (in your area) 9% (104) High schools (in your area) Charter schools ( in your area) Total Respondents (skipped th1~ que tion) 1123 22 3 �~...-,.c- (.~~uthfield. ~ r 1' l 1 ,., 11 t e1· o · 1 a 10. Do you think the level of local services received justifies the City of Southfield taxes paid? Response Response Percent Total 29.8% 326 52.5% 574 17.7% 193 Total Respondents 1093 Yes ........iiiiiiiiiliiii.a: No--iiiiiiai-...._.._.,._---1 Don't know .....iiiiiiii~ (skipped th· yue tion) 5 11 . How would you rate the quality of life in the City of Southfield? Response Response Percent Total Exce11ent 13.1% 144 Good 65.5% 719 Fair 17.8% 195 Poor 2.2% 24 No opinion 1.4% 15 Total Respondents (skipped this quest10n) 1097 4~ 12. Do you think crime is a problem in the City of Southfield? Response Response Percent Total Yes, it is a major problem. Yes, it is a problem, but not a major one. Not a problem. .....aiiiiiiillllii,jjiiiiiiiiiiW:.;,.;.;iiiii,iii....,.iiliiiii,iiii,i;..,..,..j lllliil--• 9.2% 101 74% 810 16.8% 184 Total Respondents l 095 (skipped this question) 50 13. How do you rate the overall employment opportunities available in Southfield? Response Response Percent Total Excellent 2.2% 24 Good 16.4% 180 Fair 22% 242 Poor 7.7% 85 No opinion 51.7% 569 TotaJ Respondents (skipped thL que.. tion) - --- - -- - 1100 5 4 �14. From the list below, what do you think are the highest priority issues that need to be addressed by the City? (Indicate what you think are the top three priorities by placing "l next to your highest priority, "2" next to your second priority, and "3" next to your third priority. 11 1 2 3 Response Average 43% (117) 28% (77) 29% (81) 1.87 Enhance/redevelop older commercial/office areas 21 % (53) 33% (82) 46% (113) 2.24 Expand wireless communication 29% (38) 26% (34) 45% (58) 2.15 Ensure property maintenance is enforced 39% (187) 34% (163) 28% (134) 1.89 Preserve open space and greenbelts 34% (97) 34% (96) 33% (93) 1.99 Expand recreational programs 9% (4) 39% (18) 52% (24) 2.43 Improve pedestrian/bicycle connections between neighborhoods and shopping, employment and recreation area. 24% (27) 30% (34) 46% (52) 2.22 Beautification of roadways 12% (12) 39% (37) 49% (47) 2.36 Increase the non-residential tax base 40% (121) 31 % (94) 30% (90) 1.90 Maintain property values 43% (304) 38% (271) 19% (135) 1.76 Neighborhood stabilization/improvement 22% (78) 37% (135) 41 % (149) 2.20 Expand recreational facilities 11 % (7) 37% (23) 52% (33) 2.41 55% (59) 14% (15) 31% (34) 1.77 Improve street maintenance and reconstruction Others Total Respondents (skipped this question) 1096 49 15. In your opinion, the existing variety of shopping opportunities and services available in the City are: Response Response Percent Total Well placed in the community .....Ollliii.l. . . . ._,.-..,iiijiiiiiiiiii,..;iiiiiiiiiiiiiiiliiiii.... 71.1% 743 Too dispersed; not centered in any one location ...,.......iiiii.iii... 23.3% 243 Overly concentrated in one area 5.6% 59 Total Respondents 1045 (skipped this que~tion) 100 5 �-~ 0uthfield tlze enter o il a I 16. How would you rate the impact that new development has had on the character of Southfield over the past IO years? Response Response Percent Total 31% 328 43.2% 458 Not changed 12.7% 134 A little worse 9% 95 4.2% 44 Improved a lot ~iiiiiiiiii..-iiili,i,i~ Improved a little ...........,.......,...,....,_...;;i A lot worse Total Respondents (skipped this question) 1059 86 17. Are there particular streets, neighborhoods, business districts, buildings, parks, or other features (natural or manmade) in the City that stand out in your mind as being especially A TTRACTTVE or create a "good feeling" to the community? If so, please describe. Please see page 11. Total Respondents 721 (skipped this question) 424 18. Are there particular streets, neighborhoods, business districts, buildings, parks, or other features (natural or manmadc) in the City that stand out in your mind as being especially UNATTRACTIVE? If so, please describe. Please see page 11. Total Respondents 579 (skipped this que. tion) 566 19. Are there any streets, sidewalks, or intersections in the City that you believe are unsafe or in need of improvement? If so, which ones and why do you feel they are unsafe? Please see page 12. Total Respondents 494 (skipped this question) 651 20. In your opinion, does the City have an adequate sidewalk system? Response Response Percent Total Yes No, sidewalks are needed at this location. ....-.iiiiiiiiiiliiiliiiiiii-.iaiiiii........iiiiiii. .iiiii,.,.l 65.1% 652 lllliiiilliliii,ii,..._._.......... 34.9% 349 Total Respondents 1001 (skipped this question) 144 6 �~ .0uthfield t 21. What types of new housing would you like to see in the City in the future? (Check all that apply.) Response Response Percent Total Single-Family homes 62.4% 615 Townhouses/Condos 27.1% 267 Apartments 5.5% 54 Older adult housing 31.3% 309 Assisted living 23.1% 228 Other (please specify) 7.8% 77 Total Respondents 986 (skippco this que.stion) ~9 22. Which types of nonresidential development would you like to see in the City in the future? (Check all that apply.) Response Response Total Percent eighborhood retail uses 25.7% 250 Specialty stores 32.2% 313 Service related uses 18.1% 176 Supermarkets 24.9% 242 Hotels, motels 7.2% 70 Industrial development 6.2% 60 Office development 11.8% 115 Entertainment 36.4% 354 Technology/research development 37.7% 367 Department stores & other large scale commercial uses 25.7% 250 Others (please specify) 12.3% 120 Total Respondents 973 (sl-ipped this question) 172 23. What type of stores or restaurants would you like to see in the community? Total Respondents 671 (skipped this question) Please see page 12. 24. Which of the following design features for residential neighborhoods do you support for the City? (Check all that apply.) Response Response Percent Total Sidewalks .........iiiiiiiii. . .....,~..i Decorative street lighting ...........ioiiiiii. .iiiiiiol eighborhood parks ..._.~iiWiiii.a.iiiiiili~ 43.9% 460 40.3% 422 40.4% 423 7 �. Id B ikepath systems 37.4% 392 Utility improvements 32.5% 341 Ease of getting to other parts oftown 18.4% 193 Street trees 36.1% 378 Improved maintenance of street, walks, trees, etc. 56.5% :592 8% 84 Others (please specify) Total Respondents (skipped this questrnn) 1048 97 25. What street/roadway do you consider to be the "Main Street" of Southfield? Please see page 13. Total Respondents 982 "-.ipped tt1is que~t1on) 1o3 26. It is important to preserve environmental resources (floodplain, wetlands/woodlands, lake/river quality) in the City of Southfield. Response Response Percent Total 63.6% 696 27.7% 303 ot sure 6.8% 75 I disagree 1.1% 12 0.8% 9 I strongly agree .....iiiiiiiiiiiliiiiliiiiiliiiiiiiiililiiiii,.,iiiiiiii.i.-.....a I agree lallliliiiilliiiiilllii,,,ii,iiiiiiiil I strongly disagree , Total Respondents (skipped this question) 1095 51 27. How would you rate Southfield's image/identity (roadway landscape, open space, streams/rivers, directional signs to community facilities)? Response Response Percent Total Excellent 10.7% 117 58.7% 642 23.9% 261 Poor 4.7% 51 o opinion 2.1% 23 Good......,..,....,......,........................ Fair ..._..,..liiiiia,llil Total Respondents ( ~kipped t i~ q estion, 1094 :2 8 28. What would you suggest to improve the image/identity of Southfield? Please see page 13. Total Respondents 675 �(.~uthfield . center of all ..: • t 1e 1t 29 . How proactive should the City be in creating economic development opportunities? Response Response Percent Total Ver}' proactive, the City should aggessively partner with the private sector in redeveloping parts of the City. Proactive, the City should involve itself selectively in redevelopment and keep public investment to a llililiiiiiiiiiii. .iiliiiiiiiiiiiiiiiiiilllii. . .iiiiiiii 50.9% 529 li..iiiiiiiiowiiiiiiiiiiiiiiiiiiiiiiiliiii;....a 41.7% 434 7.4% 77 mm1mum. Passive, economic development in the City should be driven by the market and private land owners only. Total Respondents 1040 (~kipped this question) 106 30. How actively should the City engage surrounding communities on topics of mutual concern (transportation, development along community boundaries)? Response Response Percent Total Very active .._illiliillliiiii-.iiiiiiiiiiilllililiiliiiiiiiiliiiiiiiiiiiiiiiiiilliiil Somewhat active ...iiiiiiiiiiiiiiiiiiiiiiiiiil Communities should not go out of their way to cooperate 66.7% 714 31.3% 335 2% 21 Total Respondents (_skipped this question) 1070 76 31. Do you think the current programs reflect the interest of the current residents? Response Response Percent Total Yes . ...-..iiiia.........iiiiiiii..-..iiiliiil...,._iiiiiiill No....__,....,.. 74.9% 692 25.1% 232 Total Respondents 924 (skipped this question) 222 9 �32. Do you think the current facilities reflect the needs of the current residents? Response Response Total Percent Yes 75.9% 710 No 24.1% 226 Total Respondents 936 (skippe this question) 210 33. What is your favorite park? Please see page 14. Total Respondents 699 kipped tl11s que~tion) ..i..i6 34. Are you willing to support funding of a Senior Center? Response Response Percent Total Yes .........._....,. 27.7% 299 No ...._...iiiiiliilii 23.3% 252 49% 530 Maybe ................................ Total Respondents (skipped this question) 1081 65 35. Please feel free to write any additional comments you may have regarding your impressions of the City of Southfield as it currently exists and/or how you would like to see the community develop in the future. Please see page 15. Total Respondents 590 (skipped thi~ question) 5.:-5 10 �r o - u alf 17. 18. Are there particular streets, neighborhoods, business districts, buildings, parks, or other fe,atures (natural or manmade) in the city that stand out in your mind as being especially ATTRACTIVE of create a "good feeling" to the community? If so, please describe. 54% - Library, Civic Center 15% - Parks, mainly Inglenook 7% - Civic Center Drive 5% - Evergreen Road 4% - Telegraph and 12 Mile Rd area Are there particular streets, neighborhoods, business districts, buildings, parks, or other features (natural or manmade) in the city that stand out in your mind as being especially UNATTRACTIVE? If so, please describe. 27% - 8 Mile Road Corridor 13% - Northland Center area 9% - Greenfield Road Corridor 8% - Southfield Road Corridor 11 �19. 23. Are there any streets, sidewalks, or intersections in the City that you believe are unsafe or in need of improvement? If so, which onas and why do you feel they are unsafe? 6% - Telegraph and 12 Mile Road 6% - 1O Mile Road 5% - Southfield Road and 12 Mile Road 4% - 8 Mile Road 4% - Southfield Road and 1-696 What type of stores or restaurants would you like to see in the community? 36% - Chain/ mid-priced/ family restaurants 19% - Upscale stores / fine dining / downtown setting 13% - Other - All types, non-chain, more fast food 8% - Better mall - clothing, department stores, chain stores 8% - None, Southfield has enough 12 �25. 28. What street/ roadway do you consider to be the "Main Street" of Southfield? 52% - Southfield Road 25% - Evergreen Road 16% - Telegraph Road 7% - Southfield has no Main Street 3% - Other What would you suggest to improve the image/ identity of Southfield? 14% - Stronger code enforcement I crime control 14% - Lower taxes 11 % - Imp rove school system 9% - Maintain/ keep-up what we have now 7% - Improve green space 13 �hfield enf'Jr of i.t at · · 33. What is your favorite park? 48% - Inglenook 27% - Other - Bauervic Woods, Burgh, Catalpa, Pebble Creek, etc 13% - Beech woods 10% - Civic Center 2% - All parks 14 �(.S~uthfield ~ 7 rne ceme · oJ 35. u all • Please feel free to write any additional comments you may have regarding your impressions of the City of Southfield as it currently exists and/or how you would like to see the community develop in the future. Economic - Lower taxes Transportation/ Utility Infrastructure - More sidewalks - Road repair Land Use / Development - Commercial development - Retail - Business Community Facilities and Services - Code enforcement - Improve Schools - Improve waste removal and recycling Community Image - Downtown area, City core - Property maintenance Parks and Recreation - Senior center - Interlinked bike/walking trails Natural and Cultural Resources - Preserve green space - Stay diverse 15 �Real Estate Assessed Value & Space Availability Because of the importance of Southfield as a business real estate market, an analysis of real estate market trends is important as the City plans for its future. The first series of tables comes from assessed valuation supplied to use by SEMCOG. As a note, the total number of properties in the assessed value tables does not match the total number of properties in the tables of square footage by year because the information comes from two separate datasets. Economic Development Appendix-1 �Southfield Commercial Real Estate Assessed Valuation 2006 Commercial Real Estate Assessed Value: 2006 Assessed Value Property Type Improved Vacant Total Buildings Land $ $ $ 520,654,470 $ $ $ 18,723 ,010 18,163,550 538,818 ,020 Total $ 1,094,554,170 652 ,840 $ $ 1,095,207,010 $ 1,615,208,640 18,816 ,390 $ $ 1,634,025 ,030 $ $ $ $ $ $ Industrial Real Estate Assessed Value: 2006 Improved Vacant Total 1,321 ,610 20,044,620 50,443,460 17,540 50,461 ,000 69,166,470 1,339 ,150 70,505,620 Southfield Commercial and Industrial Real Estate, Square Footage by Property Type Commercial & Industrial Real Estate, Square.-F_o_o_ta~g~e_b~y~P_ro~p_e_rt~y_T~p_e_ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _---1 Square Feet Year Built Total Percent 21 ,736 ,194 4,252,761 1,522,302 430,601 4,095,971 8,720 ,759 40,758,588 Office Industrial Flex Retail Shopping Centers Not Available 53.3% 10.4% 3.7% 1.1% 10.0% 21.4% 100% Southfield Office Real Estate by Year Built Commercial & Industrial Real Estate, Square Footage by Year Built: Office Space Square Feet Year Built Total 2000 & After 1990-99 1980-89 1970-79 Before 1970 Not Available Percent 900,168 688,460 8,378,881 6,606,056 3,361 ,600 1,801,029 4.1% 3.2% 38.5% 30.4% 15.5% 8.3% 21,736,194 100% Southfield Industrial Space by Year Built Commercial & Industrial Real Estate, Square Footage by Year Built: Industrial Space Square Feet Year Built 2000 & After 1990-99 1980-89 1970-79 Before 1970 Not Available 50uthfie1d Total Percent 97,856 230,307 755 ,854 373 ,771 2,421 ,528 373 ,445 4,252,761 2.3% 5.4% 17.8% 8.8% 56.9% 8.8% 100% Economic Development Appendix-2 �Southfield Flex Space by Year Built Commercial & Industrial Real Estate, Square Footage by Year Built: Flex Space Square Feet Year Built Total Percent 2000 & After 206,187 13.5% 1990-99 64,260 583,013 4.2% 38.3% 217 ,904 14.3% 166,016 10.9% 18.7% 100% 1980-89 1970-79 Before 1970 Not Available 284,922 1,522,302 Southfield Retail Space by Year Built Commercial & Industrial Real Estate, Square Footage by Year Built: Retail Space Square Feet Year Built Total Percent 2000 & After 16,951 1990-99 1980-89 13,746 1970-79 Before 1970 Not Available 3.9% 3.2% 18,751 4.4% 61 ,119 190,038 129,996 430,601 14.2% 44.1% 30.2% 100% Southfield Shopping Centers by Year Built Commercial & Industrial Real Estate, Square Footage by Year Built: Shopping Centers Square Feet Year Built 2000 & After 1990-99 1980-89 1970-79 Before 1970 Not Available Southfield r·, , . , ... \i;:.::,,- Total Percent 95,660 414,539 2.3% 10.1% 118,798 389,389 2,842 ,175 2.9% 9.5% 69.4% 235,410 4,095,971 5.7% 100% Economic Development Appendix-3 �Southfield Built Space by Type Commercial and Industrial Real Estate: Total Built Space 25,000,000 20,000,000 - 10,000,000 5,000,000 loouslrial Otti::e Flex Re1ai Sooppilg Cen!ers NO! Available Property Type Southfield Total Built Space by Year Built Comme1tial and lndus1rial RealEslale: Tolal OlflC8 Space (TllousandsofSquare fa!I) 71(XX) ----- 6,IXXJ 5.IXXJ 4,IXXJ 3,IXXJ 2.IXXJ 1,IXXJ - Bebl!l970 1!ro9!l 1970-79 21XXJ&Mer ~Availiie Year Built {§~uthfield Economic Development Appendlx-4 4 �Southfield Industrial Space by Year Built Commercial aoo Industrial Real Esta!!:l otal lrdustrialSpace (Thousands of Square FM) 3.00J 1.500 1,00J 500 Before 1970 197().79 1990-99 1900-89 2000&Alter NotAvaflalxe YearBuil Southfield Flex Space by Year Built Convnercial and Industrial Real Estate: Total Flex Space {Tl!ousaids of Square Feel) 700 600 500 ~ 400 0 rn ~ 200 Belore 1970 197().79 1980-89 199().99 2000& After Not Avaiable YeatBuilt Economic Development Appendix-5 �■ Southfield Retail Space by Year Built Commercial and Industrial Real Estate: Total Retail Space (Thousaids of Square Feet) 200 180 160 140 ~ 120 CJ <n -;; 11)0 ::: BO 60 40 20 Before 1970 1970-79 1990·99 1980-89 2000 &After NotAvaiable Year Built Southfield Shopping Center Space by Year Built Commercial aoo looustrial Real Estal2:Total Shopping Ceriers (Thousards fi Square Feet) 3.IXXJ 2.500 2.IXXJ 1.500 1,r.oo 500 Beltle1970 197!Fl9 2aXl&Alter YsBuil Economic Development Appendlx-6 �Real Estate Market Trends The analysis in this section looks at real estate market trends. It draws upon data provided to use by Hines Company. The first three tables come from Grubb & Ellis. The rest of the data tables are from the Co-Star database. Office Space. In terms of total office space, the cities of Southfield and Troy each have far more amount of total built office space as compared to the other communities; however, alI of the communities currently have vacancy rates of approximately 20%. While the City of Southfield absorbed over 117,000 square feet of office space in the first three quarters of 2006, the city's office market is not performing as well as the number suggests. Throughout the region, businesses are reducing and/or consolidating their use of office space. One example of this is the downsizing of operations by Collins & Aikman in which they relocated from the City of Troy to occupy 130,000 square feet of space in Southfield. Excluding this one move, the amount of vacant office space in the City of Southfield increased. The increased vacant space is due primarily to businesses reducing or consolidating their operations and not due to new construction. Office Space Availability Comparisons, Southfield versus Neighbors, Source: Grubb and Ellis Office Real Estate, Space Available: Third Quarter 2006 Vacant Community Total SF SF Percent City of Southfield 16,729,405 3,593,435 21.5% City City City City 5,865,082 2,809,747 1,571,736 13,147,907 1,133,260 594,306 374,490 2,806,205 19.3% 21.2% 23.8% 21.3% of Farmington Hills of Livonia of Novi of Troy Office Space Absorption: Southfield and Neighboring Communities, Source: Grubb and Ellis Office Real Estate, Absorption & Construction: Third Quarter 2006 Community Net Absorption YTD 2006 Under Construction City of Southfield 117,436 - City City City City 6,169 11,367 69,897 (92,469) 86,500 93,000 of Farmington Hills of Livonia of Novi of Troy - Economic Development Appendix-7 - - - - -- = = = = = = = = = = = - �Office Space Rents: Southfield and Neighboring Communities, Source: Grubb and EJlis Office Real Estate, Rents: Third Quarter 2006 I Askinq Rent I Community Class A Class B City of Southfield $ 26.69 $ 22.82 City City City City $ $ $ $ 23.65 26.57 25.23 27.45 $ $ $ $ 22.09 23.00 24.24 21 .78 of Farm ington Hills of Livonia of Novi ofTrov Selected Top Office Leases, Southfield and Neighboring Communities, Source: Co-Star Database, 2006 SUbmarket Building (2:a:Renewal) ~ SF Ten nttlame t62r865 Col';llS & Aikman 1 Travelers Tower Southfield fl of 10 Mile 2 The Cor~orate Crossings at Fair Dearborn 161 ,944 WPP 3 Bloomfield Parkway• Blocmfield 15&,COO Putte Hames.. Inc 4 Stoneridge I Blocmfteld ~O CCC Butz:el Leng, P.C. 5 Trey Place Troy South 6~..61 ~. Sea.rs Holdings. 6 5001cwn CenterDri•;e Deertorn 6=,,COO •,~'PP 7 One Kennedy Square CBD 5J597 Ernst & Yeung 8 Galleria Office111tre (400)• Southfield, I of OMile 5 ,714 Attorney's TrtLe 9 Fairlane Plaza South Deartorn 44.181 Ferd Motor Land Oe•,elop:merrl 1G Oakland Office C!.'mmons u• 1roy Scuth 11 West Bloomfield Pre fessicnal Center Blcomfield 1:uest 37,t!:1 Henry Ford Hea.lh System 12 Unit7 Washtenaw W cf 22, 2-6,GCC Audarex 13 Trh4tria Office Blog• FarmmqtonJFarrn Hifls 32,,~-B l'erriU Lynch & Co., Inc. 1 Victor Park West~ Scu1ttern 1-275 Ccntior 21,2!:.C SHlicfoelectrcn~ 2,500 JP Mcrqar Chase 15 Town Center Southfield I of OI, tle 20,4&6 Se'llperian 16 Knitt111g l,lilr Rochester 2G 0IJC Sat:,er Buildirlg Ser,'lCes. ilc. 17 Nmtti Building TJaccrrb East 20-.CUO Plante & l,loran 18 Liberty Center (100' 9 Civic Plaza Bu.ldirlft Troy South 1Si 'l 2 !Jclina Healthcare Soottmeld Hof 10 Mile 19.22 T 20 TroyTower Troy ~larth 1f:I 117 h.ernrek 21 Stroh River Place' CetrcitE cfit'l•'ood\•.tl.fd 1&.933 .bl:<lit Niclialscn P.C 22 Century Building FarmingtcnJFann HUis 1i, T7 CSl,I Wcrldwkle. Inc. 23 Bingham Office Center Southfield 0110 Uile 16,273 Dana Corporation 24 Fairways Office Cen1er 25. o •1er 600* Fa.rmingtonJFarrn Hills "15.1&4 lNireless lcyz CBO 15.99E, Canadlllfl Consulate General 26 Great Expressions Center• Blocmfield 1~.,923 S1rabl Cunning-ham & Sha~. P.C. 27 Bingham Office Center Southfield I of OMlle 15.599 U itecl Pttysicians 28 Victor Par!. West• Southern l-27S Ccrrirlcr 1: ,55·2 t 1artz Tra, el Company 29 Courtyard Bldg lNa.shtenaw Wrf2., 14.7CC llcRy !Jaid. Ille. 30 Oakland Towne S(ttlare Phase !t Southfield H of OMile 1-4.139 ttatiooal Union Fire or.rne z ·me-r's Association 31 Advance Office Bldg Southfield so1 :!2 Crossmark Bldg Scuthem 1-27~, Ccrridor 13.7CC Honey-..,eft lnterraiic;nal Inc. 1:.,52,B Et)Li>J lanagernert Inc. 1 ,~06 Zamler, l!elle & Shiffman, P.C. ~,3 Columbia Center Ir Trc:t South 3 LSG Building Pcntiac 12-CCO LSG Insurance 35 Tri-Atria Office Bldg Farm111gtonJ'Farrn Hills 12 72 Elrros t•.S. Ifie. 35 Bloomfield Centre Scutr• Blcr.mfield 12..231 Lnorm. Sayles & Ccmpany LP. 37 Westridge Office Center Farmington/Farm Hills 12. me Amerigcn. Inc. 38 Ford Field CBO 11 .fOC FEI 39 3850 Hamlin Rd Auburr Hffls 11 .537 Bnrgl/uamer 40 Galleria Officeritre (200) Southfield ti of 10 Mile 11,411 Internet Operations Center, Inc. uthfield_ I, I J Economic Development Appendix-a �Total Office Space Total Office Market, Southfield and Other Sub-Markets Office Real Estate, Total Market Statistics: Third Quarter 2006 Vacancy Market Southfield Southfield N of 10 Mile Southfield S of 10 Mile Bloomfield Birmingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Auburn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor # of Bigs 418 283 135 538 167 55 52 264 490 151 308 178 130 734 412 37 136 134 105 306 295 81 214 413 723 483 Total SF (RBA) 23,885,541 17,940,762 5,944,779 16,352,691 3,955,509 2,366,891 1,246,798 8,783,493 35,769 ,260 2,016,436 5,595,717 4,268,045 1,327,672 9,873,859 14,336,912 7,703,958 1,318,926 3,685,410 1,628,618 3,440,869 17,845,171 5,164,606 12,680,565 10,311 ,095 18,369,456 9,182,527 Total SF 4,172,366 3,423,657 748,709 2,578,859 476,800 299,435 150,568 1,652,056 6,765 ,079 321 ,571 1,144,176 900,727 243,449 1,329,159 1,832,699 491 ,382 174,844 847,185 319,288 500 ,299 4,075,285 752,775 3,322,510 1,663,480 2,210,889 1,229,126 Percent 17.5% 19.1% 12.6% 15.8% 12.1% 12.7% 12.1% 18.8% 18.9% 15.9% 20.4% 21 .1% 18.3% 13.5% 12.8% 6.4% 13.3% 23.0% 19.6% 14.5% 22.8% 14.6% 26.2% 16.1% 12.0% 13.4% Economic Development Appendix-9 �Office Market Dynamics, Southfield and Other Sub-Markets Office Real Estate, Total Market Statistics: Third Quarter 2006 Year-to-Date Market Southfield Southfield N of 10 Mile Southfield S of 10 Mile Bloomfield Birmingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Auburn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor Southfield c-" ti Net Absorption 48,614 77,779 (29 ,165) (47,086) (47,249) (12,409) 16,362 (3 ,790) 86,583 41 ,153 184,300 135,090 49,210 1,247 (69 ,381 ) (213 ,553) 24,985 113,926 5,261 127,885 70 ,743 (125,095) 195,838 219,534 (125 ,424) 44,429 Deliveries - Under Construction 15,200 15,200 - 53 ,651 - - - 112,680 11 £,680 - 37,651 16,000 355 ,000 20,000 411 ,728 408 ,473 3,255 18,073 - - 176,103 176,103 26,163 - - 45,440 - 28,424 - - 354,501 139,276 38,676 215,360 52,680 52,680 Economic Development Appendlx-10 �Quoted Rates Data for Office Space, Southfield and Other Sub-Markets Office Real Estate, Total Market Statistics: Third Quarter 2006 Quoted Rates Market Southfield Southfield N of 10 Mile Southfield S of 10 Mile Bloomfield Birmingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Auburn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ 20.02 20.99 15.59 23.32 27.53 25.81 22.14 21.69 19.19 18.89 22.58 23.24 20.45 19.43 19.26 21 .24 20.46 16.41 22.32 18.17 20.44 20.89 20.23 23.21 20.41 19.88 Economic Development Appendlx-11 �Class A Office Space Class A Office Market Overview Office Real Estate, Class A Market Statistics: Third Quarter 2006 Vacancy Market Southfield Southfield N of 10 Mile Southfield S of 10 Mile Bloomfield Birmingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Auburn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor # of Bigs 27 26 1 30 6 7 2 15 Total SF (RBA) 7,233,932 7,163,932 70,000 3,194,547 359 ,218 881 ,250 89 ,848 1,864,231 29 1 15 14 1 6 10 7 - 11,492,969 43,230 1,533,069 1,531 ,017 2,052 375,902 5,960,223 5,768,384 1 2 1 32 11 21 25 23 11 86,344 105,495 40,000 6,302,465 2,070,257 4,232,208 3,408,118 5,366,256 1,634,413 Total SF 1,611,515 1,610,015 1,500 824,243 44,273 183,139 8,317 588 ,514 1,647,145 396,058 394,006 2,052 104,377 376,814 280,436 31 ,265 65,113 1,099,293 265,900 833,393 507,360 722,177 289,394 Percent 22.3% 22.5% 2.1% 25.8% 12.3% 20.8% 9.3% 31 .6% 14.3% 0.0% 25.8% 25.7% 100.0% 27.8% 6.3% 4.9% 0.0% 36 .2% 61 .7% 0.0% 17.4% 12.8% 19.7% 14.9% 13.5% 17.7% Economic Development Appendix-12 �Class A Office Market Absorption and Delivery Data Office Real Estate, Class A Market Statistics: Third Quarter 2006 Year-to-Date Market Southfield Southfield N of 10 Mile Southfield S of 10 Mile Bloomfield Birmingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Auburn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor Net Absorption Deliveries Under Construction (4,465) (8,957) (960) 755 4,697 119,766 - 355,000 - 35,798 242,000 - 37,850 (2,052) 17,951 (208,791) (213,032) 242,000 - - 23,021 23,021 - - - 112,680 112,680 - - - - - - - - - - - 4,241 108,855 12,783 96,072 193,407 (85,336) (14,954) - - - 308,900 7,000 - 160,360 34,315 34,315 Economic Development Appendix-13 �Quoted Rates, Class A Office Market Office Real Estate, Class A Market Statistics: Third Quarter 2006 Quoted Rates Market Southfield Southfield N of 10 Mile Southfield S of 10 Mile Bloomfield Birmingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Auburn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor Southfield $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ 23.11 23.12 17.00 25.80 35.45 27.31 19.04 23.44 23.42 23.06 23.06 25.03 21 .06 20.46 28.02 22.25 22.99 24.06 22.67 27.09 23.12 22.75 Economic Development Appendix-14 �Class B Office Space Class B Office Market Overview Office Real Estate, Class B Market Statistics: Third Quarter 2006 Vacancy Market Southfield Southfield N of 1O Mile Southfield S of 10 Mile Bloomfield Birmingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Auburn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor ~ outhfielcl #of Bigs 175 125 50 321 101 41 28 151 222 71 185 102 83 344 202 25 63 64 50 124 171 49 122 236 328 230 Total SF (RBA) 12,198,606 8,966,926 3,231 ,680 11,178,690 2,917,515 1,379 ,601 847,997 6,033,577 19,582,183 1,384,673 3,080,809 2,121,806 959,003 6,079 ,202 5,673,136 1,879 ,875 807,170 1,963,714 1,022,377 1,991 ,589 10,283,659 2,830,739 7,452,920 5,305,029 9,002 ,681 4,672,750 Total SF 2,079,044 1,591,651 487,393 1,561 ,078 385,528 87,716 120,462 967,372 4,085,959 256,223 596 ,796 403 ,773 193,023 835,986 918,747 210,946 94,387 396,984 216,430 368,868 2,863,746 470,664 2,393,082 966,413 1,109,355 684,312 Percent 17.0% 17.8% 15.1% 14.0% 13.2% 6.4% 14.2% 16.0% 20.9% 18.5% 19.4% 19.0% 20.1% 13.8% 16.2% 11 .2% 11 .7% 20.2% 21 .2% 18.5% 27.8% 16.6% 32.1% 18.2% 12.3% 14.6% Economic Development Appendix-15 �Class B Office Market Absorptions and Deliveries Office Real Estate, Class B Market Statistics: Third Quarter 2006 Year-to-Date Market Southfield Southfield N of 10 Mile Southfield S of 10 Mile Bloomfield Birmingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Auburn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor Net Absorption Deliveries 93,112 - (5,505) - 87,607 (8 ,110) (39 ,103) Under Construction 15,200 15,200 - 53,651 - - - 1,453 16,833 37,651 12,707 16,000 - - (33 ,797) 34,533 20,000 - 165,411 166,473 176,103 107,118 166,473 176,103 58 ,293 27,399 108,656 18,073 - - - 84,611 4,675 72,796 (62 ,034) 26,163 - - (521) 19,891 - - - 45,440 28,424 - (131 ,518) - - 69,484 - - (13 ,740) 45,601 (103 ,149) 132,276 55,000 18,365 3,904 38,676 18,365 Economic Development Appendix-16 �Class B Office Market Quoted Rates Office Real Estate, Class B Market Statistics: Third Quarter 2006 Quoted Rates Market Southfield Southfield N of 10 Mile Southfield S of 10 Mile Bloomfield Birmingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Auburn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor Southfield- ~ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ 18.90 19.66 16.08 22.17 25.f)1 23.37 22.63 20.92 17.68 19.68 22.96 24.00 20.91 19.72 20.74 22.99 20.98 18.50 22.90 18.90 19.20 19.86 18.83 21.12 19.46 19.40 Economic Development Appendix-17 �Class C Office Space Class C Office Market Overview Office Real Estate, Class C Market Statistics: Third Quarter 2006 Vacancy Market Southfield Southfield N of 10 Mile Southfield S of 10 Mile Bloomfield Birmingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Auburn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor ,.Southfield ........... # of Bigs 216 132 84 187 60 7 22 98 239 79 108 62 46 384 200 5 73 69 53 181 92 21 71 152 372 242 Total SF (RBA) 4,453 ,003 1,809,904 2,643,099 1,979,454 678,776 106,040 308,953 885,685 4,694,108 588,533 981 ,839 615,222 366,617 3,418,755 2,703,553 55,699 511,756 1,635,352 500,746 1,409,280 1,259,047 263,610 995,437 1,597,948 4,000,519 2,875,364 Total SF 481 ,807 221 ,991 259,816 193,538 46,999 28,580 21,789 96,170 1,031 ,975 65,348 151 ,322 102,948 48,374 388,796 537,138 80,457 418,936 37,745 131 ,431 112,246 16,211 96 ,035 189,707 379 ,357 255,420 Percent 10.8% 12.3% 9.8% 9.8% 6.9% 27.0% 7.1 % 10.9% 22.0% 11 .1% 15.4% 16.7% 13.2% 11.4% 19.9% 0.0% 15.7% 25.6% 7.5% 9.3% 8.9% 6.1% 9.6% 11 .9% 9.5% 8.9% Economic Development Appendix-18 �Class C Office Market Absorptions and Deliveries Office Real Estate, Class C Market Statistics: Third Quarter 2006 Year-to-Date Market Southfield Southfi eld N of 10 Mile Southfield S of 10 Mile Bloomfield Birm ingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Aubu rn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor Net Absorption (62,014) (38,354) (23 ,660) (34,511 ) 811 (12,902) (1,226) (21 ,194) 614 6,620 (16,909) (9,878) (7,031) (44,103) 30,754 5,094 29 ,315 (3,655) 55,089 23,922 (6,360) 30,282 39,867 63,061 55 ,479 Deliveries - - 3,255 Under Construction - - 3,255 - - - - - - - - - - Economic Development Appendix-19 �Class C Office Market Quoted Rates Office Real Estate, Class C Market Statistics: Third Quarter 2006 Quoted Rates Market Southfield Southfield N of 10 Mile Southfield S of 10 Mile Bloomfield Birmingham Area Bloomfield Bloomfield West Farmington/Farm Hills Detroit/The Pointes Downriver Livingston/W Oakland Central 1-96 Corridor Howell/Brighton Area Macomb North Oakland Auburn Hills Lakes Area Pontiac Rochester Royal Oak Troy Troy North Troy South Washtenaw West Wayne Southern 1-275 Corridor $ outhfield 15.72 $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ $ 20.47 18.28 $ 17.66 16.85 14.84 21 .65 26.46 30.18 20.98 17.72 17.19 13.88 18.93 19.71 16.51 17.22 15.16 19.73 13.75 20.45 16.39 18.02 19.33 17.73 Economic Development Appendix-20 �-:-~ Comparative Industry Sector Data The data in this appendix show comparisons of Southfield and its competitor communities in SE Michigan. The initial eries of tables are industry data. Note: The US Economic Census does not provide detailed city level data for some industries. Tho e for which data are available are included here. The final table in this appendix compares workforce data Southfield and surrounding communities. Manufacturing Manufacturing Employment: 1997-2002 Change 1997-2002 Number of Employees Community City of Southfield Oakland County Southeast Michigan City City City City City of of of of of Southfield Farmington Hills Livonia Novi Troy 1997 Number 2002 4,564 90 ,481 380 ,989 4,564 5,109 17,012 2,448 11 ,872 3,717 79 ,167 339 ,391 Percent -18.6% (847) (11 ,314) -12.5% -10.9% (41 ,598) (847) 3,717 3,551 13,295 3,151 9,211 -18.6% -30 .5% -21 .8% 28.7% -22.4% (1 ,558) (3,717) 703 (2,661) Manufacturing Establishments: 1997-2002 Change 1997-2002 Number of Establishments Community 1997 City of Southfield Oakland County Southeast Michigan City City City City City of Southfield of Farmington Hills of Livonia of Novi of Troy Number 2002 Percent 115 2,366 7,980 103 2,160 7,276 (12) (206) (704) -10.4% -8.7% -8.8% 115 155 350 87 396 103 123 296 90 320 (12) (32) (54) 3 (76) -10.4% -20.6% -15.4% 3.4% -19.2% Manufacturing Annual Payroll: 1997-2002 Annual Payroll ($1,000) Community City of Southfield Oakland County Southeast Michigan City City City City City of Southfield of Farmington Hills of Livonia of Novi of Troy 1997 2002 211 ,748 3,747,478 17,210,390 190,806 3,745,799 16,740,016 (20 ,942) (1,679) (470 ,374) 211 ,748 225,308 826,716 104,351 470,949 190,806 156,585 692,175 129,509 374,546 (20 ,942) (68 ,723) (134,541 ) Manufacturing Value of Shipments: 1997-2002 Shipments /Sales /Receipts ($1,000) Community City of Southfield Oakland County Southeast Michigan City City City City City of Southfield of Farmington Hills of Livonia of Novi of Troy ~$out.~ field_ Change 1997-2002 Number 1997 748,752 27 ,172,655 120,896 ,363 748,752 993,840 4,243,020 378,780 1,677,987 2002 878,302 27,022,148 Percent -9 .9% 0.0% -2.7% -9.9% -30 .5% -16.3% 24.1% -20.5% 25,158 (96,403) Change 1997-2002 Number Percent 120,863,680 129,550 (150,507) (32 ,683) 17.3% -0.6% 0.0% 878,302 596,628 3,529 ,730 547,140 1,620,269 129,550 (397,212) (713,290) 168,360 (57,718) 17.3% -40 .0% -16.8% 44.4% -3.4% Economic Development Appendix-21 �,~ Wholesale Trade Wholesale Trade Employment: 1997-2002 Change 1997-2002 Number of Employees 1997 Community 6,838 4,381 (2,457) 42,709 (2,602) -35.9% -5.7% 107,361 98 ,924 (8,437) -7.9% 6,838 5,457 4,381 (2,457) -35.9% 6,172 715 13.1% 6,093 2,995 (2,598) (945) -29 .9% 7,457 (32) Oakland County City of Southfield City of Farmington Hills 8,691 City of Livonia City of Novi 3,940 7,489 City of Troy Wholesale Trade Establishments: 1997-2002 Number of Establishments Oakland County 440 3,526 Southeast Michigan 7,831 City of Southfield 440 City of Southfield City of Farmington Hills City of Livonia 416 424 163 521 City of Novi City of Troy -24.0% -0.4% Change 1997-2002 2002 1997 Community Percent 45,311 City of Southfield Southeast Michigan Number 2002 Number Percent 313 3,136 7,155 (127) 313 350 (127) (66) 367 176 (57) -28.9% -15.9% -13.4% 13 (55) -10.6% 466 -28 .9% -11 .1% (390) (676) -8.6% 8.0% Wholesale Trade Annual Payroll: 1997-2002 Annual Payroll ($1,000) Community City of Southfield Oakland County Southeast Michigan City of Southfield City of Farmington Hills City of Livonia City of Novi City of Troy 1997 425,961 2,332,052 4,820,510 Change 1997-2002 2002 Number Percent 298,440 (127,521) -29.9% 2,451 ,125 5,068 ,087 119,073 247,577 5.1% 5 .1% 425,961 298,440 (127,521 ) -29 .9% 266,743 337,723 185,114 313,389 311 ,304 165,690 46,646 (26,419) 17.5% -7.8% (19,424) -10.5% 384,086 423,751 39,665 10.3% Wholesale Trade Value of Shipments: 1997-2002 Shipments /Sales /Receipts ($1,000) Community 1997 2002 Change 1997-2002 Number Percent City of Southfield 15,374,784 10,822 ,045 (4,552 ,739} Oakland County 69,193,980 62,105,475 (7,088 ,505) -29 .6% -10.2% 119,496,360 119,344,812 (151 ,548) -0 .1% Southeast Michigan City of Southfield 15,374,784 10,822 ,045 (4,552,739) -29 .6% City of Farmington Hills 7,318,421 5,129,960 (2,188,461) -29 .9% City of Livonia City of Novi City of Troy 6,430,171 10,625,578 4,195,407 65.2% 2,851 ,870 11 ,690,883 3,999,399 13,634,351 1,147,529 1,943,468 40 .2% ~o~thfi_e lcl 16.6% Economic Development Appendix-22 �Retail Trade Retail Trade Employment: 1997-2002 Change 1997-2002 Number of Employees Community 1997 Southeast Michigan Percent -16.5% 8,925 7,449 (1,476) 83 ,826 254,616 80,791 (3 ,035) -3 .6% 248 ,940 (5 ,676) -2.2% City of Southfield Oakland County Number 2002 City of Southfield 8,925 7,449 (1,476) -16.5% City of Farmington Hills 4,696 4,785 City of Livonia City of Novi City of Troy 9,668 6,100 9,373 6,672 13,040 89 (295) -3.1% 12,184 1.9% 572 9.4% 7.0% 856 Retail Trade Establishments: 1997-2002 Number of Establishments Community 1997 City of Southfield Oakland County Southeast Michigan City of Southfield City of Farmington Hills Number Percent 566 5,530 17,878 510 5,368 17,690 (56) (162) -9.9% -2 .9% (188) -1.1% 566 510 284 (56) (44) 566 (78) -9.9% -13.4% -12.1% 338 596 15 (11) -1.8% 328 644 City of Livonia City of Novi City of Troy Change 1997-2002 2002 323 607 4.6% Retail Trade Annual Payroll: 1997-2002 Annual Payroll ($1,000) Community City of Southfield Oakland County Southeast Michigan City City City City City 1997 182,610 Change 1997-2002 2002 Percent 1,623,945 4,634,742 184,651 1,850,840 5,366,043 182,610 184,651 2,041 1.1% 104,190 167,704 32,704 31.4% 14.0% 105,404 136,894 191 ,229 129,541 226,858 298,819 71 ,961 of Southfield of Farmington Hills of Livonia of Novi of Troy Retail Trade Value of Shipments: 1997-2002 Shipments /Sales /Receipts ($1,000) Community Number 1997 2002 2,041 1.1% 226,895 731 ,301 14.0% 15.8% 23,525 24,137 22 .9% 31 .7% Change 1997-2002 Number Percent City of Southfield 1,987,669 2,413 ,836 426,167 21.4% Oakland County 16,585 ,042 19,140,544 2,555,502 15.4% Southeast Michigan 48,478 ,305 56 ,386,450 7,908,145 16.3% City of Southfield 1,987,669 2,413,836 426,167 21.4% City of Farmington Hills 1,100,432 1,239 ,439 139,007 12.6% City of Livonia City of Novi City of Troy 1,591 ,215 1,177,759 2,014,903 1,265 ,004 423,688 87,245 26.6% 7.4% 2,410 ,805 3,110,710 699,905 29.0% Economic Development Appendix-23 -- - -- - - �Real Estate, Rental & Leasing Real Estate & Rental & Leasing Employment: 1997-2002 Number of Employees Community 1997 Change 1997-2002 Percent Number 2002 3,001 14,568 2,781 (220) -7.3% Oakland County 16,161 1,593 10.9% Southeast Michigan 29 ,948 33 ,179 3,231 10.8% City of Southfield City of Southfield 3,001 2,781 (220) -7.3% City of Farm ington Hills 3,754 4,157 403 10.7% City of Livonia City of Novi 799 254 1,527 991 489 192 235 24.0% 92.5% 2,064 537 35.2% City of Troy Real Estate, Rental, & Leasing Establishments: 1997-2002 Number of Establishments Community 1997 Change 1997-2002 Number 2002 Percent (15) -5.1% 4.3% City of Southfield Oakland County 292 1,772 277 1,848 Southeast Michigan 4,261 4,475 City of Southfield City of Farmington Hills 292 206 277 201 (15) (5) -5.1% -2.4% City of Livonia City of Novi City of Troy 120 129 53 169 68 160 9 15 (9) 28.3% Real Estate, Rental & Leasing Annual Payroll: 1997-2002 Annual Payroll ($1,000) Community 1997 City of Southfield City of Southfield City of Farmington Hills City of Livonia City of Novi City of Troy City of Southfield 7.5% -5.3% Number 96,000 571 ,859 Percent 6,834 7.7% 1,032,042 180,944 283,893 46 .3% 37 .9% 89 ,166 89 ,094 96,000 141 ,693 6,834 7.7% 52,599 59 .0% 21 ,522 6,337 25,735 15,928 151 .3% 41 ,231 85,989 4,213 9,591 44,758 390,915 748,149 Real Estate, Rental & Leasing Value of Shipments: 1997-2002 Shipments /Sales /Receipts ($1,000) Community 5.0% Change 1997-2002 2002 89 ,166 Oakland County Southeast Michigan 76 214 1997 2002 19.6% 108.6% Change 1997-2002 Number Percent 356,320 479,859 1,987,131 2,834,638 123,539 847 ,507 34 .7% Oakland County Southeast Michigan 4,245 ,972 5,652,406 1,406,434 33 .1% 42.6% City of Southfield 356,320 34.7% 429,479 479 ,859 560,558 123,539 City of Farmington Hills 131 ,079 City of Livonia 149,083 131 ,989 (17,094) 30.5% -11 .5% City of Novi City of Troy 34,742 191 ,288 72,356 483,644 37,614 292,356 108.3% 152.8% Economic Development Appendix-24 �Professional, Scientific, & Technical Services Professional, Scientific & Technical Services Employment: 1997-2002 Number of Employees Community City of Southfield Oakland County Southeast Michigan City City City City City of Southfield of Farmington Hills of Livonia of Novi of Troy 1997 Change 1997-2002 Number 2002 NA NA NA 93,633 32,634 53.5% NA NA NA 13,035 7,600 6,668 1,436 NA NA NA NA NA NA NA NA NA NA NA NA 15,151 16,865 1,714 11.3% Professional, Scientific, & Technical Services Establishments: 1997-2002 Number of Establishments Community City of Southfield Oakland County Southeast Michigan City City City City City 1997 Change 1997-2002 2002 Number 967 6,415 13,011 29 893 2,095 3.1% 16.2% 19.2% 938 656 384 126 843 967 750 441 220 924 29 94 57 94 81 3.1% 14.3% 14.8% 74.6% 9.6% Professional, Scientific & Technical Services Annual Payroll: 1997-2002 Annual Payroll ($1,000) City of Southfield Oakland County Southeast Michigan City City City City City of Southfield of Farm ington Hills of Livonia of Novi of Troy 1997 696,774 2,990,558 5,202,486 696,774 359,643 223,985 66,610 822,101 Change 1997-2002 2002 Number NA 5,640,335 NA City of Southfield City of Farmington Hills City of Livonia City of Novi City of Troy ~outhfielcl 1,584,788 6,921 ,973 12,275 ,598 1,584 ,788 829 ,141 553,650 166,930 1,644 ,736 Percent NA 2,649 ,777 88 .6% NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA 1,029,197 207,096 Professional, Scientific & Technical Services Value of Shipments: 1997-2002 Shipments /Sales /Receipts ($1,000) Community 1997 2002 City of Southfield Oakland County Southeast Michiqan Percent 938 5,522 10,916 of Southfield of Farmington Hills of Livonia of Novi of Troy Community Percent 13,035 60,999 113,457 NA 9,865 ,115 25.2% Change 1997-2002 Number Percent NA NA 2,943,142 42 .5% NA NA NA NA NA NA NA NA NA NA NA NA NA NA NA 2,175,553 530,817 32.3% Economic Development Appendlx-25 �Administrative, Support, Waste Management, & Remediation Services Administration & Support &Waste Management & Remediation Services Employment: 1997-2002 Number of Employees Change 1997-2002 Community 1997 Number Percent 15,152 88,516 23,053 7,901 52.1% 81,549 (6 ,967) -7.9% 169,739 168,995 (744) -0.4% 15,152 23,053 7,901 52.1% 5,410 4,259 (1 ,151) -21.3% 10,590 8,717 1,207 (1 ,873) (1 ,626) -17.7% 17,635 (4,918) -21.8% City of Southfield Oakland County Southeast Michigan 2002 City of Southfield City of Farmington Hills City of Livonia City of Novi 2,833 22,553 City of Troy -57.4% Administration, Support, Waste Management, & Remediation Services Establishments: 1997-2002 Number of Establishments Change 1997-2002 Community 1997 Number 363 2,143 5,049 6,267 City of Southfield City of Farmington Hills City of Livonia 363 151 342 158 214 266 City of Novi City ofTroy 67 392 375 City of Southfield Oakland County Southeast Michigan --= 2002 342 2,435 86 Percent (21) 292 -5.8% 13.6% 24.1% 1,218 (21) -5.8% 7 52 4.6% 24 .3% 28.4% -4.3% 19 (17) Administration, Support, Waste Management & Remediation Services Annual Payroll: 1997-2002 Annual Payroll ($1,000) Change 1997-2002 Community City of Southfield 1997 2002 Number Percent 293,034 709,405 416,371 142.1% 1,953,680 3,650,102 2,396,849 4,722,366 443,169 1,072,264 22.7% 29.4% City of Southfield 293,034 142.1% 103,294 709,405 148,750 416,371 City of Farmington Hills City of Livonia 45,456 44.0% 232,500 196,314 (36,186) -15.6% City of Novi City of Troy 88,768 517,955 36,517 605,705 (52,251) 87,750 -58.9% 16.9% Oakland County Southeast Michigan Administration, Support, Waste Management & Remediation Services Value of Shipments: 1997-2002 Shipments /Sales /Receipts ($1,000) Change 1997-2002 Community City of Southfield Oakland County Southeast Michigan 1997 574,794 3,281 ,945 6,916,290 City of Southfield City of Farmington Hills City of Livonia 425,040 City of Novi City of Troy 879,186 574,794 164,444 125,619 2002 1,119,363 4,079 ,213 8,994,520 Number 544,569 797,268 2,078,230 Percent 94.7% 24.3% 30 .0% 1,119,363 252,549 371 ,172 544,569 88,105 (53 ,868) 53.6% -12.7% 70,306 906,121 (55,313) -44.0% 26,935 3.1% 94.7% Economic Development Appendix-26 �Educational Services Educational Services Employment: 1997-2002 Number of Employees Community 1997 Change 1997-2002 2002 Number Percent 595 449 (146) -24.5% 2,464 3,445 981 39 .8% Southeast Michigan NA NA NA NA City of Southfield 595 449 (146) -24.5% City of Farmington Hills 193 255 62 32.1% City of Livonia 252 NA NA City of Novi 16 19 NA 118.8% City of Troy 415 35 441 26 6.3% City of Southfield Oakland County Educational Services Establishments: 1997-2002 Number of Establishments Community 1997 Change 1997-2002 2002 Number 37 31 (6) Oakland County 271 270 (1) Southeast Michigan 611 737 City of Southfield 37 31 (6) City of Farmington Hills 20 19 (1) City of Livonia 20 30 City of Southfield City of Novi 5 9 City ofTroy 35 31 1997 -16.2% -0.4% 126 20 .6% -16.2% -5 .0% 10 Educational Services Annual Payroll: 1997-2002 Annual Payroll ($1,000) Community Percent 50.0% 4 80.0% (4) -11.4% Change 1997-2002 2002 Number City of Southfield 20,681 15,473 (5,208) Oakland County 60,735 96,365 35,630 NA NA Southeast Michigan City of Southfield Percent -25 .2% 58 .7% NA 20,681 15,473 (5 ,208) City of Farmington Hills 7,971 6,449 (1 ,522) City of Livonia 8,381 NA NA -25.2% -19.1 % NA NA City of Novi 214 479 265 123.8% City of Troy 8,672 17,737 9,065 104.5% Educational Services Value of Shipments: 1997-2002 Shipments /Sales /Receipts ($1,000) Community 1997 2002 City of Southfield Oakland County Southeast Michigan Change 1997-2002 Number Percent 56,714 31,209 (25 ,505) 179,806 232,048 52,242 D D NA -45.0% 29 .1% NA City of Southfield 56,714 31 ,209 (25 ,505) City of Farmington Hills 23,240 18,821 (4,419) City of Livonia 13,129 D NA -45 .0% -19.0% NA City of Novi 1,247 1,496 249 20.0% City of Troy 28 ,075 40,116 12,041 42.9% Economic Development Appendix-27 �Force Statistics: 996-2005 City of Southfield 2003 2004 42 ,844 42,451 42,031 41 ,994 39 ,956 2,888 39 ,428 38 ,997 3,034 38,941 3,053 7.2 7.3 2002 1996 1997 1998 1999 Labor Force 43 ,405 46,514 47,251 47,825 48 ,660 43 ,971 43,487 Employment Unemployment 40,495 2,910 44,624 1,890 45,603 1,648 46,275 1,550 47,116 1,544 42,332 1,639 41 ,042 2,445 3.5 3.2 3.2 3.7 5.6 6.7 Jobless Rate 4.1 6.7 2000 2001 1990 3 ,023 7.1 2005 Oakland County 2004 2005 653,777 647,178 611 ,313 640,637 604,636 639 ,985 619 ,506 29 ,007 34,271 4.4 5.2 35 ,865 5.5 36 ,001 5.6 36 ,223 5.7 1998 1999 649 ,901 660,552 668 ,728 680 ,455 675,784 665 ,348 625,839 639 ,564 648,990 660,795 656,338 636 ,341 37,057 6.1 24,062 20 ,988 3.2 19,738 19,660 2.9 19,446 1990 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2,304,693 2,124,125 2,412 ,546 2,297,857 180,568 7.8 114,689 4.8 1990 4,620,000 1996 Labor Force 604,989 Employment 567,932 Unemployment Jobless Rate 3.7 3.0 2000 2003 1997 1990 2.9 2001 2002 603,762 Southeast Michigan Labor Force Employment Unemployment Jobless Rate 2,438,777 2,462 ,186 2,500,991 2,501 ,294 2,438 ,610 2,424,547 2,420 ,189 2,366 ,888 2,407,543 2,411 ,983 2,492,214 2,364,662 2,448,457 2,336 ,599 102,178 4.2 2,299 ,153 2,257,187 2,251 ,959 95 ,298 3.9 93 ,448 3.7 89 ,311 3.6 127,552 5.1 149,304 6.1 2,270,843 167,767 167,360 6.9 168,230 7.0 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 4,888 ,000 4,647,000 241 ,000 4.9 4,963 ,000 4,749,000 214000 4.3 5,008 ,000 4,810,000 198000 4.0 5,089,000 5,144,000 4,953 ,000 5,144,000 4,876 ,000 190,000 3.7 268,000 5.2 5,049 ,000 4,734,000 315 ,000 5,055 ,000 4,897,000 192000 3.8 5 ,073 ,000 4,717 ,000 356 ,000 5,097,000 4,754,000 344 ,000 7.0 6.7 1998 1999 2000 2001 6.9 State of Michigan L. orce 1ment ..... ...,mployment Jobless Rate 4,262 ,000 358,000 7.7 6.2 4,696 ,000 359 ,000 7.1 Labor Force Statistics, Comparison Cities: 1990, 1996-2005 City of Southfield 1990 1996 1997 2002 2003 2004 2005 Labor Force 43 ,405 46 ,514 47,251 47,825 48 ,660 43 ,971 43,487 42,844 42,451 42 ,031 41 ,994 Employment Unemployment 40,495 44,624 46,275 47,116 42,332 41 ,042 39 ,956 39 ,428 38 ,997 38,941 2,910 1,890 45,603 1,648 1,550 1,544 1,639 2,445 2,888 3,034 3,053 6.7 4.1 3 .5 3.2 3.2 3.7 5.6 6.7 3 ,023 7.1 7.2 7.3 Jobless Rate City of Farmington Hills 1990 1996 1997 1998 1999 2000 2001 2002 2003 2004 Labor Force 43,311 46,903 47,755 46,169 45,339 44 ,482 44,010 41 ,492 46 ,725 48 ,276 42,536 41 ,973 43,559 41 ,515 4.2 2.5 1,030 2.2 969 2 965 2 45,065 1,104 43 ,692 1,819 45,722 1,181 48,383 47,414 49 ,241 Employment Unemployment Jobless Rate 1,647 3.6 1,946 4.4 2,037 4.6 2,044 4.7 2.4 2005 43 ,512 41 ,455 2,057 4.7 City of Livonia 1990 - ment 1996 1997 1998 1999 Labor Force 53,946 55,747 56,067 56 ,267 ' 52,138 1,808 54,575 1,172 55 ,025 1,042 55,293 974 3.4 2.1 1.9 1.7 1.7 , loyment Rate .:,S Southfield - ~-- 2000 2001 2002 56 ,740 54,124 53,324 55,798 942 53,271 853 1.6 52,127 51 ,692 50,287 1,197 2.2 1,405 2.7 2003 2004 2005 51 ,029 50,557 49 ,384 1,645 48,918 50,104 48,469 1,639 1,635 3.2 3.2 3.3 Economic Development Appendlx-28 �,. .. ·;nf Novi =Labor Force 1990 1996 1997 19,390 18,508 20,968 20,395 21 ,342 Unemployment 882 Jobless Rate 4.5 573 2.7 500 2.3 Employment 20,842 1998 21 ,619 21,149 1999 2000 2001 2002 2003 2004 22,002 28,308 27,711 27,136 26 ,831 26,551 27,800 26 ,953 26,240 470 21 ,534 468 896 2.1 758 2.7 25 ,610 941 2.2 508 1.8 25,893 938 3.3 3 .5 3.5 2005 26,520 25,573 947 3.6 City of Troy 1990 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 Labor Force 41 ,602 45,144 45,982 46,595 47,425 46 ,170 45 ,363 44,518 44,050 43,601 43 ,553 Employment 40 ,053 44,138 45,105 45 ,770 46 ,603 45,022 43 ,650 42,495 41 ,933 41,476 41,415 1,549 1,006 2.2 877 825 822 1,148 1,713 2,023 2,117 2,125 2,138 1.9 1.8 1.7 2.5 3.8 4.5 4.8 4.9 4.9 Unemployment Jobless Rate 3.7 Economic Development Appendix-29 �Analysis of Firms in City of Southfield This appendix contains data from Hoovers Business Information Service and Reference USA. The data from both sources was made available to DTIA and the City of Southfield by the Oakland County Department of Planning and Development. We have attempted to analyze the data as best we could. The primary useful of the data is to provide firm demographics for the City. The two databases are quite different and therefore no attempt was made to compare the data or reconcile the differences. Hoover's Business Data: Southfield Firms by Industry Sector, 2006 • CONSTRUCTION 45 MANUFACTURING 46 WHOLESALE TRADE 48 RETAIL TRADE 49 TRANSPORTATION AND WAREHOUSING 50 INFORMATION 51 FINANCE AND INSURANCE 52 REAL ESTATE, RENT AL & LEASING 54 PROFESSIONAL, SCIENTIFIC, & TECHNICAL SERVICES 55 MANAGEMENT OF COMPANIES AND ENTERPRISES 58 ADMINISTRATIVE, SUPPORT, WASTE MANAGEMENT, & REMEDIATION SERVICES 58 EDUCATIONAL SERVICES 60 HEAL TH CARE AND SOCIAL ASSISTANCE 60 ARTS, ENTERTAINMENT, & RECREATION 62 ACCOMMODATION & FOOD SERVICES 63 OTHER SERVICES 63 Economic Development Appendix-30 �Construction 23: Construction 2361 2362 • 2371 2372 2373 2381 2382 2389 • Residential Building Construction Arco Construction Company Inc C & J General Contractors Inc Fred E Greenspan Builder Inc Kay Bee Construction Company Lie Kay Bee Lie Land Of Lakes Limited Partnership Mar-Que General Contractors Inc Mht Housing Nonprofit Housing Corp S & S Bu ilders Inc Two Lakes Building Corporation Mht Housing , Inc Mht Properties Xvii Inc Atlas - Filmore Lumber Company Bobson Construction Co Inc Dewitt Bu ilding Company Inc Fairway Construction Co Good Housekeeping Construction , Inc Wineman & Komer Building Company Nonresidential Building Construction Barton Malow Company Burton Brothers General Contractors L. C D & S Contractors Inc E L Bailey Company, Inc Huntington Construction Co Utility System Construction Service Construction Lie Land Subdivision A P G M Lim ited Partnership lnvestico Development Corp J A Bloch & Company Medpark Inc Nyco Investments & Company Real Estate Development And Investment Company, Inc Highway, Street, and Bridge Construction The Dewey Group Lie Foundation, Structure, and Building Exterior Contractors Sova Steel Inc O'neill Masonry Construction Company Robovitsky Construction Inc Reid Glass Co , Inc Arnold Goodman Building Equipment Contractors S & M Heating Sales Company S & M Sheet Metal Ltd United Painting Inc Other Specialty Trade Contractors American Carpet Engineers, Inc American Pool Service Company Statewide Disaster Restoration , Inc ~out~field Revenue ($ million) Emplo~ees 1.6 5.0 1.1 1.0 1.7 2.3 1.0 36.0 1.0 1.5 1.7 1.4 9.0 9.0 1.4 1.9 1.1 1.2 3 40 3 12 20 20 11 14 12 9 8 10 25 20 18 30 12 20 1,080.0 23.5 3.5 5.3 2.1 243 54 28 14 15 Ml Ml Ml 1.4 15 Ml 3.6 3.1 1.8 3.4 2.9 6.1 25 20 11 25 19 74 1.1 10 8.8 1.0 7.0 2.4 3.4 45 31 40 20 14 Ml Ml Ml Ml 4.8 5.9 4.6 50 60 100 Ml Ml 1.0 1.0 1.9 16 20 30 Ml State Of Incorporation Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Economic Development Appendix-31 �Manufacturing 31-33: Manufacturing 3118 3133 3141 3161 3219 3231 • 3251 3252 3255 3261 3279 3311 3315 3322 3323 • 3326 3327 3328 Revenue ($ million) Emplo}'.ees Bakeries and Tortilla Manufacturing 1.4 The Bake Station Inc The Bakers Choice Company 3.3 Textile and Fabric Finishing and Fabric Coating Mills Vtec Technologies, Lie 2.9 Textile Furnishings Mills Arden Corporation 36 .6 Benhar Products International Inc 5.0 Krams Enterprises Inc 49 .9 Leather and Hide Tanning and Finishing GST AutoLeather, Inc. 292 .1 Other Wood Product Manufacturing Architectural Millwork Specialist, Inc 1.9 Printing and Related Support Activities Addison Graphic Solutions, Inc 3.0 Behrmann Printing Company Inc 1.5 Future Reproductions Inc 1.2 Grigg Graphic Services , Inc 3.1 Nationwide Envelope Specialists Inc 4.0 Complete Document Management Corporation 1 .1 Dunn Blue Print Company 10.0 Basic Chemical Manufacturing Lumigen Inc 5.9 Resin, Synthetic Rubber, and Artificial Synthetic Fibers and Filaments Manufacturing Detrex Corporation 81 .9 Paint, Coating, and Adhesive Manufacturing Piceu Group Limited 15.8 United Paint And Chemical Corp 13.9 Plastics Product Manufacturing Abe Group Holdings Inc 29 .0 Advanced Card Technology, Lie 4.6 Automotive Compnent Systems, Inc 4.3 Automotive Component Systems Of Michigan, Inc 1.5 Lear Corporation Eeds And Interiors 367.8 Lear Corporation Global Development, Inc 15.4 Lear Operations Corporation 17.1 Zanini Usa Inc 1.0 Other Nonmetallic Mineral Product Manufacturing The R J Marshall Company 35.0 Iron and Steel Mills and Ferroalloy Manufacturing General Manufacturing & Design, Inc 2.5 Foundries Cmi-Management Services, Inc 20 .1 Cutlery and Handtool Manufacturing Cothery Investment Company 4.0 Architectural and Structural Metals Manufacturing Jaimes Industries Inc 1.4 Capital Welding Inc 16.1 Lattimore & Tessmer Inc 2.1 Spring and Wire Product Manufacturing Peterson American Corporation 77.9 Machine Shops; Turned Product; and Screw, Nut, and Bolt Manufacturing Air-Matic Products Company, Inc 4.7 Coating, Engraving, Heat Treating, and Allied Activities ~uthfi~d. State Of Incorporation 14 49 30 MA 50 Ml 4 7 CA 60 25 Ml 48 Ml Ml Ml 25 20 18 14 20 28 Ml Ml Ml Ml 40 Ml 10 Ml 99 Ml 100 Ml 1 15 Ml Ml 10 16 Ml 19 Ml 20 Ml 35 11 Ml 180 Ml 35 Ml Ml 53 Ml Economic Development Appendlx-32 �3329 3332 3335 3339 3359 3361 3363 • 3391 • Rmt Woodworth Incorporated Bio-Coat Inc Bio-Vac Inc X-Cel Industries Inc Other Fabricated Metal Product Manufacturing Maxitrol Company Mack Industries, Inc Industrial Machinery Manufacturing Hayes Lemmerz International - Southfield, Inc Metalworking Machinery Manufacturing Select Steel Fabricators Inc Bradley-Thompson Tool Company Satellite Engineering & Manufacturing Inc Innovative Creations, Ltd Other General Purpose Machinery Manufacturing Comau Pico Holdings Corp Comau Pico Inc Sterling Scale Company Global Electronics Limited Other Electrical Equipment and Component Manufacturing Syndevco, Inc Motor Vehicle Manufacturing Morris Associates Inc Motor Vehicle Parts Manufacturing Federal-Mogul Piston Rings Inc Kus Michigan, Lie Federal-Mogul Corporation DENSO International America, Inc. Imported Auto Electric Exchange Corp Collins & Aikman Corporation Lear Corporation Meridian Automotive Systems-Detroit Operations, Inc Questor Partners Fund I Lp Oualitor, Inc. Comer Holdings Lie D T I Molded Products Inc Federal-Mogul Products Inc Prestolite Wire Corporation Op Acquisition 2, Inc Teksid Aluminum North America, Inc Tractech Inc Medical Equipment and Supplies Manufacturing Msx International Business Services, Inc Shulman And Kaufman Inc Lettering Inc Of Michigan Visual Productions Inc Federal-Mogul Dutch Holdings Inc Federal-Mogul Powertrain , Inc Federal-Mogul Puerto Rico Inc Felt Products Manufacturing Co Fm International Lie Mather Seal Company Mccord Sealing Inc Custom Corporation Of America Royal Distributors Of Michigan, Inc Sepia Packaging, Inc Universal Wholesale Inc $outhfiel_g_ 2.6 3.7 2.0 2.6 40 65 40 50 Ml Ml Ml Ml 36.5 2.3 30 Ml Ml 17.2 Ml 2.0 1.8 1.2 1.2 15 30 22 20 135.4 135.4 2.1 3.3 250 23 39 DE Ml Ml Ml 4.1 31 Ml 2.2 26 Ml 75.0 1.6 6,286.0 831 .8 1.7 15 25 DE 385 12 17,089.2 21.2 165.1 180.0 77.5 2.8 279.8 281 200 1500 5 134.0 5.0 16.5 20 20 45 6.4 3.0 2.0 4.8 6.9 46.2 1.4 1.1 2.2 18.1 1.3 1.3 9.1 1.0 20.0 35 60 10 2600 10 25 15 8 20 15 2 235 18 12 20 10 Ml Ml Ml Ml DE Ml DE DE Ml Ml Ml MO DE Ml DE Ml Ml Ml Ml Ml Ml Ml Economic Development Appendix-33 �Wholesale Trade 42: Wholesale Trade 4231 4232 4233 4234 • 4235 4236 4237 • 4238 Revenue ($ million) Emplolees Motor Vehicle and Motor Vehicle Parts and Supplies Merchant Wholesalers W A Rucker & Associates 10.7 Abe Group Sales & Marketing Inc 4.5 Auma Engineered Products Inc 2.1 Automotive Refinish Technologies Inc 37.8 Barr, Terry Sales Lie 2.2 Gerard Thomas Company Inc 2.7 Kenmar Corporation 8.5 Furniture and Home Furnishing Merchant Wholesalers Sci Floor Covering Inc 16.4 Lumber and Other Construction Materials Merchant Wholesalers Ryan Building Materials Inc 12.6 T J Ceramic Tile Sales And Imports Inc 11 .0 North Coast Commerical Roofing Systems 3.0 Professional and Commercial Equipment and Supplies Merchant Wholesalers Dictation Sales & Services, Inc 17.0 Sales Control Systems Inc 2.5 Arzo Electronics Incorporated 1.8 Michigan Business Machines Inc 1.6 Pathtrace Systems, Inc 1.4 Resource Data Systems Corporation 2.2 The Henninger Corporation 6.3 Universal Solutions Inc 3.7 Med Share Inc 5.1 Medsupply Corporation , Inc 5.0 Northland Radiology, Inc 2.8 Phoenix Medical Supply , Inc 2.4 Wolverine X-Ray Sales & Service Inc 2.5 Applied Image Products Incorporated 5.0 Metal and Mineral (except Petroleum) Merchant Wholesalers Advance Steel Company 11 .1 Alliance Steel Inc 4.3 Copper & Brass Sales Inc 100.0 Copper and Brass Sales Dofasco Usa Inc 2.3 Kobe Coating Company 2.5 Nance Steel Sales, Inc 2.5 ThyssenKrupp Materials NA, Inc. Electrical and Electronic Goods Merchant Wholesalers Allied Electric Supply Company 9.4 Michigan Chandel ier Company Inc 11.4 Pegasus Theatrical Inc 3.0 Robert Milsk Company Inc 1.7 Hardware, and Plumbing and Heating Equipment and Supplies Merchant Wholesalers Air Design, Inc 2.6 Flo Co Supply Inc 9.1 R L Deppmann Company 22.0 Machinery, Equipment, and Supplies Merchant Wholesalers Wolverine Tractor & Equipment Co Inc 20.2 Corrsys-Datron Sensorsystems, Inc 2.0 Gt Technology Company Inc 4.6 ~ outhfielcL State Of Incorporation 45 40 14 25 30 60 Ml DE Ml Ml 26 Ml 35 30 12 Ml Ml Ml 35 29 12 21 10 15 Ml Ml Ml Ml 25 50 30 16 15 20 17 Ml Ml Ml Ml Ml Ml Ml Ml Ml 50 12 150 Ml 10 11 11 Ml DE DE Ml DE 20 15 14 4 Ml Ml Ml Ml 10 18 31 Ml 45 12 30 Ml Ml Ml Ml Economic Development Appendtx-34 �4239 4241 4244 4246 4248 4249 J & L Industrial Supply Rayhaven Equipment Company Inc General Tape & Supply Inc Brown, Sam Sales Company Miscellaneous Durable Goods Merchant Wholesalers Rocky International Inc Paper and Paper Product Merchant Wholesalers Rose Business Forms Company Stylus Inc Grocery and Related Product Merchant Wholesalers International Wholesale, Inc Chemical and Allied Products Merchant Wholesalers Ain Plastics Of Michigan Inc 0 P Noma Inc Parts Cleaning Technologies, Lie Roman Cleanser Products Beer, Wine, and Distilled Alcoholic Beverage Merchant Wholesalers Elite Brands Of Michigan Miscellaneous Nondurable Goods Merchant Wholesalers Southwind Enterprises Inc 257.5 9.0 3.8 3.2 300 30 30 Ml Ml Ml Ml 2.3 13 Ml 6.5 11 .0 35 8 Ml Ml 35.9 54 Ml 6.9 100.0 9.0 3.9 35 500 2 22 5.4 25 3.3 25 Revenue ($ million) Emplo~ees Ml Retail Trade • 44-45: Retail Trade 4411 4421 4422 4431 4441 4451 • 4452 Automobile Dealers A & R Motors Inc Art Moran Pontiac Gmc Inc Field's Inc Ford Avis Inc Glassman Oldsmobile Inc Page Toyota Inc Southfield Jeep-Eagle Star Lincoln Mercury Inc Tamaroff Buick Inc Tamaroff Dodge Inc Furniture Stores All-Star Desk Co German's Warehouse Inc Home Furnishings Stores Hob Enterprises Lie Oakland Investment Inc Premier Blind Factory L L C The Print Gallery Inc Electronics and Appliance Stores Wireless Avenue Building Material and Supplies Dealers 21300 8 Mile Rd Assoc Lie United Paint Retail Centers Inc Grocery Stores Hiller Inc Majestic Market, Inc One Stop Kosher Market Inc Southfield Save A Lot Food Store Safeway Food Center Inc Specialty Food Stores ~out~fi_eld. 5.3 36.2 4.3 81.7 18.4 53.4 56 .9 18.9 53 .6 25.1 20 19 94 107 72 160 80 State Of lncoreoration DE DE Ml Ml Ml Ml Ml Ml Ml 1.6 1.6 16 13 Ml 8.5 4.6 1.7 1.0 100 70 25 10 Ml 1.4 20 5.6 2.6 40 32 64.8 3.1 6.6 2.3 2.5 13 14 30 25 25 Ml Ml Ml Ml Ml Economic Development Appendlx-35 �4461 4471 4481 4483 4511 4529 4531 4532 4539 4543 Star Corned Beef Center Inc Superior Meats Inc Health and Personal Care Stores Daring Corporation D O C Optics Corporation Detroit Optical Co See Inc Gasoline Stations Brighton, Lie Cloverleaf Amoco & Grill D & D Services Inc Mobil 1 Inc Clothing Stores Max Green's Men's Wear Inc C'est La Vie Sportswear Inc Greens Max Kids Wear Inc Burlington Coat Factory Warehouse Of Southfield, Inc Sun's Clothing Co Inc Jewelry, Luggage, and Leather Goods Stores Bednarsh, Morris Jewelry Design & Mfg Ltd Darakjian Jewelers Inc Gornbein, Norman Jewelry & Loan Inc House Of Watchbands Inc Sporting Goods, Hobby, and Musical Instrument Stores International Golf Enterprises Inc Other General Merchandise Stores Dollar Castle Inc Florists Tfi Enterprises Inc Office Supplies, Stationery, and Gift Stores Specifications Service Company Other Miscellaneous Store Retailers Mcdonald Modular Solutions, Inc Direct Selling Establishments Vesco Oil Corporation 1.9 1.8 30 10 Ml Ml 3.5 62.6 2.0 2.8 3 Ml 16 50 Ml Ml 6.0 1.7 1.6 1.3 25 14 13 11 4.1 3.9 1.9 6.5 1.5 37 4 50 100 15 Ml Ml 2.3 4.2 2.1 2.4 13 17 15 17 Ml Ml Ml 4.0 5 3.5 8 Ml 9.6 14 Ml 1.3 15 Ml 9.9 2 Ml 109.1 Ml Transportation and Warehousing 48-49: Transportation and Warehousing 4841 4855 4859 4885 4931 General Freight Trucking Murrell Enterprises Inc Charter Bus Industry National Trails, Inc Other Transit and Ground Passenger Transportation Reddi-Ride Transportation Inc Freight Transportation Arrangement Cast North America F X Coughlin Co Rpl Associates Inc Warehousing and Storage Federal-Mogul Venture Corporation Revenue ($ million) Emelo~ees State Of lncoreoration 4.4 Ml 1.3 Ml 1.8 26 Ml 3.0 59 .2 6.5 34 375 16 Ml Ml 51.0 1000 Economic Development Appendix-36 �Information 51: Information 5111 5112 5121 5122 5151 5152 5171 5172 5173 5179 5181 5182 5191 Newspaper, Periodical, Book, and Directory Publishers Detroit Free Press Detroit Jewish News, Lie Jewish Community Online Lie Lawrence Street Publications Software Publishers Computer Mail Services Inc Global Information Systems Master Data Center, Inc Motion Picture and Video Industries CV Media Inc Christian Television Network Inc The Production People Ltd Hantz Air Lie Milagro Post Lie Tv 26 Detroit Inc Sound Recording Industries Gold Productions , Limited Radio and Television Broadcasting The Word Network Wwj 950 Am Channel 7 Of Detroit Inc Community Media Agency, Inc New World Communications Of Detroit, Inc Viacom Television Station Inc Wxon Inc Cable and Other Subscription Programming Scripts Networks Wired Telecommunications Carriers Adval Communications, Inc Internet Operations Center Wireless Telecommunications Carriers (except Satellite) Answering Service Inc Video Vision Inc Telecommunications Resellers Ldmi Telecommunications Other Telecommunications Epac Lie Q-Media Inc Internet Service Providers and Web Search Portals Anx E-Business Corp Drive Repair Service Corporation Mirror Imaging Lie Data Processing, Hosting, and Related Services Actiondata Inc ANXeBusiness Corp. Computer Consultants Of America, Inc Data Direction Inc Gee Servicing Systems Open Solutions Inc Peter Chang Enterprises Inc Other Information Services W W Enterprises Inc ~o_ut~field Revenue ($ million) Emelo~ees 1.2 2.9 2.9 2.8 32 57 61 26 1.1 10.8 7.8 100 98 1.2 1.8 1.9 3.0 1.7 1.8 13 20 21 20 17 18 Ml Ml 3.5 18 Ml 1.3 5.2 25.3 1.9 22.1 11 .3 6.1 30 90 240 30 212 120 37 Ml Ml DE DE DE 1.5 17 4.2 3.5 21 7.5 2.4 40 30 Ml 57.2 250 Ml 3.9 3.5 19 30 5.7 2.5 1.7 50 6 3 Ml 4.9 8.9 10.2 4.5 1.1 4.9 1.0 100 Ml 60 22 73 18 Ml 1.5 20 Ml State Of Incorporation Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Economic Development Appendix-37 �Finance and Insurance 52: Finance and Insurance 5221 5222 5223 5231 5239 Depository Credit Intermediation Sterling Bank & Trust, Fsb Central Corporate Credit Union Peoples Trust Credit Union Telcom Credit Union Nondepository Credit Intermediation Automotive Credit Corporation Credit Acceptance Corporation Bergin Financial , Inc Et & A Funding Lie Franklin Home Lending Group Inc Homestead Usa Inc Major Mortgage Corporation Mercury Financial , Inc Mortgage Center Le Mvb Mortgage Corporation Remington Mortgage, Inc Stratford Funding , Incorporated Tranex Financial Inc US Mutual Financial Corp Inc Washington Mortgage Company GMAC Commercial Finance Gmac Commercial Finance, Lie Activities Related to Credit Intermediation Americare Mortgage Corporation Capital Mortgage Funding Lie Cms Mortgage Group Inc Creative Mortgage Lending First Mountain Mortgage, Corp Five Star Mortgage Inc Fmf Capital Lie Infinity Mortgage Corp lnvestaid Corporation Marathon Financial Corporation Michigan Fidelity Acceptance Corporation Mortgage Acceptance Corp Mortgage Planners Inc Nationwide Investment Services Corporation Odoms Financial Grp Orian Financial Pathway Financial Lie Real Financial, LL C Rockwell Mortgage Inc Strategists, Inc Service Centers Corporation Central Clearing Co /Cash Now, Partners, Lim ited Partnership Security Financial Services, Inc Securities and Commodity Contracts Intermediation and Brokerage Capital Investment Group, Lie Other Financial Investment Activities Wind Point Partners V L P Advance Capital Group Inc Advance Capital Services Inc ~u__!_~field. Revenue ($ million) Emplo~ees 45.9 75.4 5.9 21 .0 194 80 35 56 Ml Ml 19.0 201 .3 2.0 3.4 1.4 21.8 1.2 17.0 7.9 6.6 1.1 3.1 6.1 1.1 4.0 13.0 202.7 67 Ml Ml Ml CA 2.3 5.4 5.3 1.1 1.2 3.1 25.7 2.0 3.3 100 18 20 50 16 25 36 47 15 40 38 11 38 State Of Incorporation Ml Ml Ml OH Ml Ml Ml Ml Ml 200 25 70 45 15 40 330 15 45 4.4 64.3 5.2 1.1 30.2 1.3 62.0 10.2 2.0 1.7 2.6 37.6 6.0 550.0 29 22 29 75 60 12 1.3 16 3.9 9.1 5.0 19 84 57 15 16 18 23 16 Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Economic Development Appendix-38 �50 20 Ml 15 80 Ml 15.0 Sigma Investment Counselors 1.4 14 Ml Coop Network 1.2 15 1.4 25 .6 12 25 Hantz Financial SeNices, Inc New Atlantis Financial Inc Norris Financial Inc PM FA Inc Horizon Properties Inc Questor Management Company LLC 5241 2.0 1.3 Ml Ml Sam Brown Company 2.1 Six Mile/Newburgh Venture Inc 1 .1 10 Ml Trisource Group, Inc Wind Point Partners 2.8 28 11 Ml Wind Point Partners Vi, LP Insurance Carriers James E Jackson Agency Inc 61 .3 43.4 4.0 17 9.1 33 Ml 23.9 84 150 Great Lakes Health Plan , Inc. 42 .3 14.9 Ml Ml Health Plan Of Michigan, Inc 16.8 52 Ml Blue Care Network of Michigan Cam Administrative SeNices , Inc Cape Health Plan , Inc Great Lakes Health Plan Inc MI DA Inc PPOM , LLC American Fellowship Mutual Insurance Co First Mercury Insurance Company Gmac Insurance Holdings Meadowbrook Insurance Group Inc. Motors Insurance Corporation North Pointe Holdings Corporation Star Insurance Company Stewart Title Of Detroit Inc 5242 33 .2 American Public Entity Access Pools Agencies, Brokerages, and Other Insurance Related Activities AM Levin Insurance Associates Inc Acordia Of Michigan, Inc Capital Title Insurance Agency Inc Comerica Insurance SeNices, Inc Cornish , Zack, Hill And Associates Inc Coverx Corporation Detroit Title Insurance Agency Inc Employee Health Insurance Management First Mercury Financial Corporation Group Associates, Inc Huntington Affiliates, Inc J S Clark Agency, Inc Korotkin Insurance Group Korotkin Insurance Group Inc Mccurry Inc Meadowbrook Inc Nette & Associates Inc North Pointe Financial SeNices Inc North Pointe Insurance Co Inc Primerica Financial SeNices Professional Life Underwriters SeNices, Inc Property & Casualty Solutions Ralph C W ilson Agency Inc The Albrecht Companies Inc The Guarantee Company Of North America Usa Southfield ~ -- Ml Ml 50.3 129.5 10.2 6.6 3,983.4 304.0 43 Ml 100 176 350 DE Ml 90 .5 7 Ml 158.1 4.7 240 25 Ml Ml 5.1 20 4.1 50 Ml 7.6 2.3 70 10 Ml Ml 2.9 1.9 25 21 Ml 6.3 2.9 80 Ml 2.3 130.8 20 Ml 3.4 40 1.4 30 Ml Ml 5.0 3.4 24 40 Ml 4.9 60 100 Ml Ml 262 10 Ml Ml 120 Ml 48 1 Ml 25 Ml 2.3 304.0 1.0 12.4 32.7 2.3 2.2 2.2 3.4 2.7 1.9 25 30 30 19 Ml Ml Ml Economic Development Appendix-39 �United Insurance Co Zervos Agency Inc 3.8 1.3 35 14 Zervos Group, Inc Associated Claim And Investigation Service, Inc 3.4 1.5 30 16 Butler & Associates Adjusting 1.4 11 Ml Ml Globe Midwest Corporation Evaluation Group Inc 3.0 26 Ml 2.3 3.0 20 Ml 35 10 Ml 4.5 12 Ml 3.0 23 American Benefit Group 5259 American Risk Pooling Consultants Inc Other Investment Pools and Funds RE Investments Inc Davis And Davis Consulting Lie Fifty Strong Inc Origen Financial Lie Origen Financial , Inc. Plante & Moran Investment Partnership Sun Communities, Inc. 1.8 2.3 25 26.5 74.0 125 50.0 500 211.6 65 Ml Ml DE Real Estate, Rental & Leasing Revenue State Of Incoreoration ($ 53: Real Estate, Rental & Leasing 5311 • 5312 • million) Lessors of Real Estate 200 River Place Lofts Assoc Ari-El Limited Partnership I Hartman And Tyner, Inc Southfield Limited Dividend Housing Association The Fountains At Franklin Retirement Community Inc The Trowbridge Wingate Management Corp York Properties Inc Ziecor Inc A Ii Lp Brownstown One Lie Equitable Group Inc First Center Office Plaza H Salt Esquire Management Co Kaftan Enterprises Inc Macomb Mall Associates Limited Partnership North Management Inc Park Shelton Associates Limited Partnership Park West Properties Inc Pontiac Mall Limited Partnership R C & T Land Company Schostak Brothers & Company, Inc. Seven Mile/ Farmington Inc Sosnick Family Limited Partnership Van Masters Management Inc Apex Management Inc Joseph Fetter Offices of Real Estate Agents and Brokers Amurcon Corporation Ari-El Enterprises, Inc Berger Realty Group, Inc Bre/Southfield Lie Century 21 Professional Realty Emplo~ees 2.3 1.3 24.3 1.8 2.0 100 13 Ml 30 Ml 30 80 50 1.4 2.0 1 .1 1.5 20 Ml 9 Ml Ml 5 20 1.2 1.8 1.0 1.2 30 11 21 1.0 10 1.3 6 100 4.5 1.2 1.2 Ml Ml Ml 9 5.0 10 100 2.0 1.5 27 25 3.5 5.3 100 Ml Ml 2.8 6.4 2.3 50 10 Ml Ml 55 1.0 13 4.4 28 Ml 1.6 18 Ml 2.6 1.5 1.0 22 50 Ml Ml 30 Economic Development Appendlx-40 Southfield c;;:::r----.- -- - --- -- - - ----- -- - �5313 • 5321 5322 5324 5331 2.4 2.8 4.0 1.2 1.0 2.1 1.5 1.3 3.8 1.0 2.9 1.3 1.6 1.6 1.0 1.0 2.1 1.9 73 125 30 40 25 80 50 40 10 28 3 25 12 25 10 1.3 2.8 3.7 1.1 1.0 7.2 20 25 100 41 30 19 1.0 27 7.9 30 1.8 1.9 5.2 28 25 80 Ml Ml 2.6 35 Ml 7.0 1.0 5 6 Ml Ml Revenue ($ million) Emplo~ees 1.0 7.4 1.4 3.2 2.0 1.1 3.2 1.8 1.6 1.8 1.6 2.5 18 100 22 50 30 15 50 30 20 30 20 30 Ctt Partners Lie Farbman Management Group Of Michigan Inc Forbes/Cohen Properties Franklin Terrace Apartments, Lie Highland Management Company L L C Huntington Management Lie lnfiniti Property Management lnsite Commercial Group Lie Jem Marketing, Inc Judy Walker & Associates Inc Max Broock Realtors Nemer Property Group Inc Phoenix Place Ldha Lp Redico Management Inc Ron Simpson & Associates Inc Sadie Rose Schostak Financial Co Seligman & Associates Inc Signature Associates-ONCOR International Sib Management Inc Sun Home Services Inc The Farbman Group Inc Ushman & Wakefield Of Michigan Inc V & F Realty And Management Inc Wyndham & Associates, Inc Activities Related to Real Estate The Lexington Of Southfield Automotive Equipment Rental and Leasing Axis Vehicle Services Inc Consumer Goods Rental Alert Medical Inc Starr Home Health Care Inc Blue Water Technologies Group, Inc Commercial and Industrial Machinery and Equipment Rental and Leasing Allingham Corporation Lessors of Nonfinancial Intangible Assets (except Copyrighted Works) Kasapis Bros Inc Metropolitan Franchise Corporation Ml Ml Ml Ml Ml Ml Ml Ml Ml 10 80 35 Ml Ml Ml Ml Ml GA Professional, Scientific, & Technical Services 54: Professional, Scientific, and Technical Services 5411 • Legal Services Bassey And Selesko Pc Brooks Kushman P C Carter & Gebauer Collins, Einhorn & Farrell, P C David Ruskin Erlich Rosen & Bartnick Corp Fieger & Fieger, P C Freid, Saperstein & Abatt Pc Gary D Nitzkin Pc Gittleman & Paskel Pc Gold & Lange & Majoros Pc Goodman & Acker Inc ~utf:field. State Of Incorporation Ml Ml Ml Ml Ml Ml Ml Ml Economic Development Appendix-41 �• 5412 5413 • Gursten, Koltonow, Gursten, Christensen & Raitt Pc Hoffman & Wartell Howard Zoller Jaffe, Raitt, Heuer & Weiss, Professional Corporation John Artz Pc Kluczynski , Girtz, Zamler, Mccubbrey Kupelian Ormond & Magy, A Professional Corporation Law Firm Of Bernstein Pc Leikin And Ingber, PC Levine Benjam in Tushman Bratt Jerris And Stein Pc (Inc) Maddin Hauser Wartell Roth Heller & Pesses Attorneys Matt G Curtis Meklir, Nolish, Friedman & Associates Pc Miller Shpiece & Tischler P C Mindell, Panzer, Malin & Kutinsky Novara, Tesija & Mcguire, PIie Peter M Schneiderman & Associates, P C Raymond & Prokop Pc Robert M Pilcowitz P C Romain, Kuck, & Egerer, Pc Seyburn Kahn Ginn Bess & Serlin Professional Corp Siemion, Huckabay, Bodary, Padilla, Morganti & Bowerman P C Sommers Schwartz Silver & Schwartz Professional Corp Sullivan Ward Asher & Patton Pc Thomas, Degrood & Witenoff & Hoffman Pc Zamler, Mellen, Shiffman Del Process Services Inc Records Deposition Service Inc Accounting, Tax Preparation, Bookkeeping, and Payroll Services Plante & Moran, LLP Zalenko & Associates P C Accesspoint Lie Kirschner Hutton Shevin, P C P & M Holding Group Lip Report Systems Inc Architectural, Engineering, and Related Services Barton Malow Design, Inc Cdpa Architects Inc Etchen Gumma Ltd Giff els, Inc Harley Ellis Devereaux Corporation Jga, Inc Neumann / Smith And Associates Inc Redstone Architects Inc Rich & Associates, Inc Rossetti Associates Inc Superior Engineering Associates Inc Professional Grounds Service, Lie Arcadis G&M Of Michigan, Lie Di Clemente Fiegel Design Di Clemente Siegel Design Inc Dsea Associates Egslnc Engineering Service Inc Of America Engineering Solid Solutions, Inc. Equilibrium Corp Golden Eagle Aviation Inc Hawtal Whiting Resource Solutions Inc ~o_uthfi~l_g_ 1.4 5.5 2.0 12.9 1.7 1.8 3.0 4.9 2.0 2.6 6.8 5.9 2.3 1.1 1.9 1.2 1.6 5.0 1.6 2.4 6.1 2.1 1.2 9.2 1.1 7.1 1.3 2.6 31 16 20 75 25 38 90 32 20 130 15 47 30 70 1.9 61 .0 2.0 91 .7 1.1 40 1000 14 1 25 Ml 5.1 1.4 1.5 9.2 33.4 6 .0 2.9 1.2 2.5 4.0 2.0 1.8 2.9 4.3 7.3 3.8 6.2 6.4 3.0 2.8 1.1 1.6 78 22 Ml 10 Ml 24 60 31 180 21 30 35 21 30 40 100 80 35 Ml Ml Ml Ml Ml Ml Ml 14 Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml 130 50 50 11 21 40 17 30 50 60 70 75 75 60 9 20 25 Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Economic Development Appendix-42 �• 5414 5415 • 5416 • Lear Technology Corporation Quality Engineering Company Ricardo Meda Technical Services Lie Nelson-Mill Co Echelon Technologies Specialized Design Services Ax Inc Riegner & Associates Inc Computer Systems Design and Related Services Best Computer Consulting Inc Elysium Inc Idea Consultants Incorporated Ideation International Inc lsystek Inc Mil lennium Software Incorporated Miracle Software Systems, Inc. Ncode International , Inc Plexus Technologies Inc Provect Technologies Inc Radley Corporation Systems Services Inc Technoserve T echnosoft Corporation The Detroit Gauge And Tool Company Webrunners , Inc Berbee Information Networks Callitechnic Lie Enco Systems, Inc Ideal Technology Solutions US , Inc Kpk Technologies, Inc Liam Moore Associates Lie Michigan Internet Association Ltd Millennium Technical Consultants, Inc Pac Resources usa Inc RC M Technologies Inc Sysware Healthcare Systems Inc Xede Consulting Group Inc Computerized Facility Integration , Lie Data Express Co Proforma Corporation Management, Scientific, and Technical Consulting Services AlixPartners , LLC Bbk, Ltd Caring Hands Management Co Lie Ciena Health Care Management Inc Consolidated Financial Corporation Consultants lntrntl Home Dental Management Group Lie Innovative Training Integrators, Lie Luftig & Warren International Inc Omni International Trading & Consulting Corp Perry Johnson Registrars Inc Questor Partners Fund Ii, LP Semperian , Inc Toda Inc United Information Technologies, Inc Brown Rehabi litation Management Inc Midwest Reemployment Associates Inc ~outhfiel~ 3.5 1.5 9.0 1.8 2.2 60 15 123 45 60 Ml 1.1 1.2 16 21 Ml Ml 1.7 4.6 2.5 1.8 3.5 24.6 25.5 2.8 4.0 1.0 8.5 1.6 1.4 45.0 2.9 4.8 2.4 1.2 4.7 8.0 1.5 2.2 1.2 1.7 2.4 4.0 14.9 1.4 2.9 1.2 20 11 35 22 43 95 Ml CA Ml 170.0 2.9 1.1 191.4 2.4 3.1 2.4 1.8 2.3 3.7 13.0 379.3 136.7 3.8 1.7 3.2 2.3 10 11 40 22 20 400 27 50 37 12 25 50 21 30 10 2 26 40 14 40 16 40 14 38 50 35 25 29 21 57 3 100 24 50 55 Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml DE Ml Ml Ml Ml Economic Development Appendix-43 �• 40 40 Batson & Assoc Jay R Slavsky, Inc 3.6 5.0 60 42 Ml Park Avenue International 1.1 15 243 Ml Barton Malow Enterprises , Inc Creative Credit Solutions Lie E-Business Partners, Inc Gabriel Roeder Smith & Company Healthcare Management Solutions, Inc John V Mccarthy & Associates Inc Jonna Construction Company, Lie Metro Hospitalists Pc Perry Johnson, Inc Pmc America Inc Pmc America Inc Ronnisch Construction Group, Inc • 1.1 Ml 69 Ml 15 13 Ml 1.0 30 .0 32 Ml 1.1 15 24.0 200 20 20 Ml 31 Ml Ml Ml Ml 1.3 2.4 29.4 Ml Sobel Co Speeds he If Systems Inc 3.5 1.3 19 24 10.0 160 3.9 1 .1 10 Ml Ml 15 50 Ml Allecon Stock Associates Lie Altech Environmental Services , Inc Comprehensive Systems Inc Net Results Group 5419 1.6 24.0 10 17 13 Vgs Consultants, Inc Visual Productions, Inc Wellness Institute Of America 5418 1.2 1.0 Star Trax, Inc 5417 51 .7 Smith Homes Resident Council Inc Td Scan (US A), Inc • 100.0 Ml 2.7 Synovalnc The H R Management Group Inc Ram soft Systems Inc Tel-Adjust Inc Scientific Research and Development Services Molecular Innovations Inc Advertising and Related Services Alpha Omega Communications, Inc GlobalHue lmpatto Custom Marketing, Inc Mars Advertising Company Incorporated Mort Crim Communications Inc Smith-Winchester Inc Sussman , Sikes & Associates Inc W . B. Doner & Company Airfoil Public Relations, Inc. Caponigro Publ ic Relations Inc. Council Syrian Motivational Marketing, Inc Nouveau Design Studio Alex Delvecchio Enterprises Inc Craig Richard Promotional Products Inc Custom Promotions Inc Imperial Marketing Inc Other Professional, Scientific, and Technical Services Allison - Fisher International Lie Crimmins & Forman Marketing Research , Inc Millward Brown International Moore, Jack P & Associates Inc Opinion Search R. L. Polk & Co. ~outhflelcl. 3.2 3.5 2.3 1.0 55 20 Ml Ml Ml 2.2 35 6.0 8.8 2.0 25 Ml Ml 10 Ml 7.2 99 Ml 1.7 10 5.2 61 .7 10 345 Ml Ml Ml 3.0 2.2 15 Ml 16 Ml 4.3 155.7 20 285 Ml Ml 3.6 30 Ml 1.8 Ml 1.1 13.0 20 12 30 Ml 1.5 20 1.6 20 5.8 8.3 7.9 16 10 Ml Ml 55 Ml 2.1 34 3.2 1.3 5 25 1.8 2.5 75 Ml Ml Ml DE Economic Development Appendix-44 �• Shifrin-Hayworth Inc Maynards Industries (1991 ), Inc 1.6 1.3 34 6 Ml DE Management of Companies and Enterprises Revenue ($ 55: Management of Companies and Enterprises 5511 Management of Companies and Enterprises 888 Big Beaver Associates Lie M Kt Holdings Inc million) 1.7 1.5 Employees 30 10 State Of Incorporation Ml Administrative, Support, Waste Management, & Remediation Services 56: Admin., Support, Waste Mgmt & Remed Svcs 5611 5613 5614 • ~ Office Administrative Services National Foot Care Program Inc Employment Services Acclaimed Home Care Health Promotion Inc M & M Nursing Services Inc Operation Able Of Michigan Samaritan Private Duty Nursing, Inc United Personnel, Inc About Faces Productions Affiliated Models Incorporated American Temporary Resources Inc Arcadia Health Services Inc Arcadia Services, Inc Charter School Administration Services, Inc Contract Esolutions Group, Lie Grayrose Inc Staffpro America Inc The Health Exchange Transport Logistics, Inc Contract People Corporation Preferred Network Services Inc Wel -Tek International Corporation Business Support Services Triumph Telecom Systems Associated Community Service Insight Teleservices, Inc All State Credit Bureau Inc Automated Collection Systems, Inc First Recovery Group Lie Goodman & Poeszat PIie TechTeam Global, Inc. Johnson & Associates Inc A AN Company Inc Comerica Leasing Corporation Federation Of Independent Goh's Inventory Service Inc _ythfLeld. Revenue ($ million) Employees 1.4 25 1.9 1.8 2.1 1.7 1.5 1.9 1.1 1.4 2.1 110.0 110.0 3.3 2.5 2.8 1.9 1.6 2.5 1.5 2.0 2.2 60 30 1.2 9.8 4.9 1.1 1.2 4.0 1.0 166.5 2.5 1.5 1.3 1.2 1.4 State Of 20 25 100 10 20 100 25 60 200 50 60 75 12 140 45 20 125 12 300 145 25 23 17 20 256 99 15 25 33 Incoreoration Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml DE Ml Ml Ml Economic Development Appendlx-45 �• 5615 5616 5617 5619 5629 Jmac Commercial Finance Lincoln Financial Distributors, Inc Travel Arrangement and Reservation Services Cadillac Travel Inc Doneson World Class Travel Hamilton, Miller, Hudson & Fayne Travel Corporation-Agency , Inc Selective Travel Management Sky Bird Travel And Tour Inc Investigation and Security Services Cwn Escort & Personal Protection Agency Inc Guardian Guard Services, Inc Nation Wide Services, Inc Rsig Security, Inc Guardian Armored Security Inc All Type Security Inc Guardian Medical Monitoring Inc Progressive Security Concepts, Lie Services to Buildings and Dwellings Amon Facility Services D & K Services Jani-King Of Michigan , Inc Maintenance Management Corp Ofs Acquisition , Inc Preferred Building Services, Lie Ruth Industries, Inc Pie Maintenance Inc Other Support Services Alliance Steel Processing Inc Southeast Michigan Chryslerplymouth Dealer Association Inc Remediation and Other Waste Management Services Eco Solutions 2000 Inc 2.4 2.6 65 70 4.3 3.0 14.2 1.5 12.1 18 14 50 14 24 Ml Ml Ml Ml Ml 1.0 17.1 13.6 17.6 5.7 1.7 1.4 5.0 10 400 25 700 25 23 38 250 Ml Ml Ml Ml Ml Ml Ml 3.4 1.0 6.5 3.3 5.8 3.4 1.0 10.3 350 38 24 40 12 150 100 150 Ml Ml 1.5 1.5 50 Ml 1.8 20 Revenue ($ million) Emplolees 7.1 1.3 1.2 2.6 2.9 1.2 141 .9 25 50 20 100 70 45 100 Ml 50 .2 525 Ml 1.4 1.2 9.2 20 10 160 Ml Ml Ml 1.6 10.6 1.5 41 99 57 Ml Ml Ml Ml Educational Services 61: Educational Services 6111 6113 6114 6115 • Elementary and Secondary Schools Academy Of Detroit North Association Academy Of Warren Advanced Technology Academy Akiva Hebrew Day School Beth Yehudah Yeshivath Laurus Academy Southfield Public School District Colleges, Universities, and Professional Schools Lawrence Act Technological University Business Schools and Computer and Management Training Aress Corporation Novatech Computer Training Center Inc SC Group, Inc Technical and Trade Schools Academy Of Southfield Ross Education, Lie Specshoward School Of Broadcast Arts ~outhfielcl State Of Incoreoration Ml Ml Ml Ml Economic Development Appendix-46 �• Health Care and Social Assistance 62: Health Care and Social Assistance 6211 • 6212 • 6213 6214 Offices of Physicians Associated Vision Consultants PIie Associates In Dermatology, PC Associates In Medicine Pc Associates In Neurology Pc Cardiovascular Associates Pc Consultant In Sleep & Pulmonary Medicine Consultants In Ophthamalic And Facial Plastic Surgery Pc Consulting Physicians Pc David M Davis Md Pc Doctors Referral Service Inc Franklin Medical Consultants Pc Glaucoma Center Of Michigan Pc Heart Cardiology Consultants Lewis & Carney Pc Lighthouse Hospice Lp Martin E Tessler Md Pc Med-Scan, Inc Michigan Cornea Consultants Pc Michigan Evaluation Group, Inc Michigan Eyecare Institute Pc Michigan Head & Spine lnsitute PIie Millennium Medical Group Pc Nephron Associates Pc Newland Medical Associates Pc North West Eye Physicians Pc Northland Anesthesia Associates Pc Northwest Eye Physicians Inc Northwest Ob-Gyn Associates, P C Northwest Obgyn Inc Ophthalmology Associates Pc Pavilion Family Practice P C Preferred Urology Consultants Pc Pulmonary & Internal Med Spec, Pc Retina Consultants Inc Retina Consultants Of Michigan Pc Reynolds , Dr L & Associates Pc Sandberg, Kantor & Eisenberg Md Pc Shumer, Steven, Md & Tessler, Inc Southfield Obstetrical Inc Southfield Radiology Associates, Pc University Womes Care Weissman, Gitlin & Herkowitz Md Pc William C Sharp Md William Leuchter Md Pc Women Care Northwest Dermatology Group Pc Offices of Dentists Noah R Levi D D S Professional Endodontics Pc Offices of Other Health Practitioners Tri-County Physical Therapy & Rehabilitation Inc Outpatient Care Centers Southfield ~· ~ • Revenue ($ million) 1.5 1.2 1.7 1.8 2.3 1.7 1.6 1.8 2.1 1.5 1.4 2.1 1.6 2.1 2.1 1.3 1.5 1.0 1.5 1.7 4.5 2.8 1.4 2.5 1.5 1.0 1.0 1.2 1.2 1.4 1.4 Emplolees State Of Incorporation 12 20 25 20 19 25 5 3 15 16 25 30 27 30 30 22 8 15 17 Ml Ml Ml Ml Ml Ml Ml 18 Ml 65 40 20 22 17 15 18 20 20 Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml 1.0 1.7 1.4 4.9 1.0 1.7 1.4 1.7 20 20 20 25 27 40 18 20 15 29 20 30 15 24 20 30 3.5 1.2 40 30 Ml 1.3 40 Ml 1.4 1.4 1.7 1.9 5.5 1.0 1.4 Ml Ml Ml Ml Economic Development Appendix-47 4 �• 6215 6216 6219 6221 6223 • 6231 6232 6233 6239 6241 6243 6244 • 1.7 Southfield Dialysis Facility P C 7.7 Concentra Medical Centers 1.2 Education Training Research Services Inc 1.2 Northland Family Planning Clinic Inc 2.5 Sunshine Rehab Services Inc Medical and Diagnostic Laboratories 7.0 Hospital Consolidated Laboratories 6.5 The Mobile Medical Group Inc Home Health Care Services 4.0 Arcadia Health Care Inc Arcadia Resources, Inc. 1.2 Care Solutions Network Inc 1.7 Chhc , Inc 1.0 Family Care Choice & Services 1.3 Friendly Home Health Services 4.0 Health Care Partners Inc 11 .5 Health Partners, Inc 1.6 Home Health Network Inc 2.5 Pediatric Special Care Inc Other Ambulatory Health Care Services 15.2 Community Emergency Medical Service Inc 10.0 Retail Health Network Inc General Medical and Surgical Hospitals 881.9 Providence Hospital and Medical Centers Specialty (except Psychiatric and Substance Abuse) Hospitals 13.8 Straith Hospital For Special Surgery Inc Nursing Care Facilities Lahser Hills Care Center 2.7 2.0 Lakeland Center Medilodge Of Southfield, Inc 5.4 Samaritan Group Home Inc 1.4 2.0 Southfield Rehabilitation Company Residential Mental Retardation, Mental Health and Substance Abuse Facilities Easter Seal Society Of Southeastern Michigan Inc 6.7 Community Care Facilities for the Elderly Evergreen Health And Living Center 1.8 Pediatrics Special Care 2.0 Presbyterian Villages Of Michigan 28.4 Other Residential Care Facilities Angel's Place, Inc 1.4 St Francis Family Services Inc 1.7 Individual and Family Services Luthern Adoption Service 1.1 Orchards Childrens Services, Inc 3.5 Spaulding For Children 7.7 Area Agency On Aging 1-B 37.0 Creative Images, Inc 5.7 Jewish Family Service Inc 2.1 Life For Relief And Development 10.6 Vocational Rehabilitation Services Jewish Vocational Service & Community Workshop 21 .0 The Art Of Winning Sales Training Inc 1.2 Child Day Care Services Academy Of Detroit Schools 5.6 30 22 20 85 62 Ml Ml Ml 60 50 63 40 60 225 300 75 75 Ml Ml Ml Ml Ml Ml 250 250 Ml Ml 155 Ml 130 115 250 2 120 Ml Ml Ml Ml 275 Ml 93 100 250 Ml Ml 43 21 100 54 50 200 105 10 Ml Ml Ml Ml Ml Ml Ml 200 25 Ml Ml 35 Ml Arts, Entertainment, & Recreation l.,-;;$"oJJthfielg_ Economic Development Appendix-48 �• 71: Arts, Entertainment, and Recreation 7114 7139 Revenue ($ million) Agents and Managers for Artists, Athletes, Entertainers, and Other Public Figures Brookdale Living Community Of Michigan 2.3 Gail & Rice 1.8 Great Lake Technologies Group 1.2 National Medical Management, Inc 1.1 Sigma Management Services, Inc 2.6 U S Medical Management 6.0 Other Amusement and Recreation Industries Bally Total Fitness International , Inc 19.4 Emplo~ees 60 60 25 24 15 180 25 State Of lncoreoration Ml Ml Accommodation & Food Services 72: Accommodation and Food Services 7211 7221 • 7222 Traveler Accommodation Carlton Essex Management Global Equities & Loans , Inc Sayo, Inc Midwest Lodging Inc Full-Service Restaurants 12 Mile Southfield Big Boy 347 C A Muer Corporation Darco Inc Musashi International, Inc R&A Foods Inc Ramrock, Inc Suncoast Cafe & Deli Inc Sweet Lorraine's Inc The Exchange Inc Virtuoso Restaurant And Catering, Inc Limited-Service Eating Places Granader Family Reataurants Inc Guy Enterprises Jaydon Enterprises Inc King Venture , Inc Lou's Finer Delicatessen Inc Scamadoni Inc Tayvenlnc The Brown Food Group Inc Zoup! Fresh Soup Company, LLC Revenue ($ million) Emplo~ees 2.0 2.0 3.0 1.2 60 30 65 20 1.0 45.5 6.0 1.0 1.1 2.8 1.5 1.7 1.4 1.5 45 746 20 50 50 95 12 1.3 1.3 1.4 69.4 1.0 2.0 1.0 1.5 3 60 65 25 40 30 42 30 Revenue ($ million) Emplo~ees 2.5 3.0 1.3 4.3 11 20 12 40 65 27 State Of Incorporation Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Ml Other Services 81: Other Services (except Public Administration) 8112 • 8114 Electronic and Precision Equipment Repair and Maintenance Ameriflex Co Inc Great Lakes Data Systems, Inc Tower Computer Services Inc Ultracom Inc Personal and Household Goods Repair and Maintenance Brines Refrigeration, Heating & Cooling Inc Southfielcl "'--~ -- ~ State Of Incorporation Ml Ml Ml Ml 5.2 18 Ml Economic Development Appendix-49 �• 8122 8123 8129 8131 8132 8133 8134 8139 • • Death Care Services The Ira Kaufman Chapel Inc Drycleaning and Laundry Services Lois Gross Cleaners Inc Other Personal Services Estate Planning Institute Of Michigan Lie Polk Carfax, Inc Religious Organizations Congregation Shaarey Zedek Inc Faith Christian Academy Grantmaking and Giving Services National Multiple Sclerosis Society, Michigan Chapter (Inc) Social Advocacy Organizations Michigan Humane Society W Children's Leukemia Foundation Of Michigan Civic and Social Organizations Alzheimers Assc Inc Central State University The Salvation Army Business, Professional, Labor, Political, and Similar Organizations Automotive Industry Action Group Michigan Association Of Police 911 Brotherhood Of Maintenance Of Way Employees Michigan Association For Public Employees Five Thousand Town Center Condominium Assoc 2.5 23 Ml 1.4 30 Ml 2.0 4.6 12 2.6 2.4 90 Ml Ml 1.2 30 Ml 1.3 1.5 30 12 Ml 3.1 1.5 3.4 45 100 Ml 9.5 1 .1 6.2 1.0 141.6 60 14 45 15 18 Ml Ml Ml Reference USA Data: Southfield Firms by Industry Sector, 2006 CONSTRUCTION 65 MANUFACTURING 65 WHOLESALE TRADE 65 RETAIL TRADE 65 TRANSPORTATION AND WAREHOUSING 66 INFORMATION 66 FINANCE AND INSURANCE 66 REAL ESTA TE, RENT AL & LEASING 67 PROFESSIONAL, SCIENTIFIC, & TECHNICAL SERVICES 67 ADMINISTRATIVE, SUPPORT, WASTE MANAGEMENT, & REMEDIATION SERVICES 68 EDUCATIONAL SERVICES 68 HEALTH CARE AND SOCIAL ASSISTANCE 68 ARTS, ENTERTAINMENT, & RECREATION 69 ACCOMMODATION & FOOD SERVICES 69 OTHER SERVICES 69 ~outhfielcl. Economic Development Appendix-SO �• Construction 23: Construction 2361 Employment Sales Location Type Residential Building Construction 1 to 4 $1 to $2.5 Million Single Location Campbell-Manix Inc Bouey's Touch 30 $20 to $50 Million Single Location Construction Communications 26 $5 to $1 0 Million Single Location Construction Specialists 20 $5 to $1 0 Million Single Location 20 $2.5 to $5 Million Single Location 15 $1 to $2.5 Million Single Location Employment Sales Location Type 7 $2.5 to $5 Million Single Location 2381 Foundation, Structure, and Building Exterior Contractors 2383 Building Finishing Contractors Bobson Construction Carlo Tile & Marble Co Manufacturing 31-33: Manufacturing 3222 Converted Paper Product Manufacturing 3339 Other General Purpose Machinery Manufacturing Business Forms Svc Inc Adams Automation 12 $2.5 to $5 Million Single Location Comau Pico 500 $100 to $500 Million Single Location 3345 Navigational, Measuring, Electromedical, and Control Instruments Manufacturing 3363 Motor Vehicle Parts Manufacturing Corrsys Datron Sensorsystems • Collins & Aikman Corp 9 $1 to $2.5 Million Single Location 130 Over $1 Billion Headquarter Employment Sales Location Type $5 to $1 0 Million Branch Wholesale Trade 42: Wholesale Trade 4233 Lumber and Other Construction Materials Merchant Wholesalers 4234 Professional and Commercial Equipment and Supplies Merchant Wholesalers 4235 Metal and Mineral (except Petroleum) Merchant Wholesalers 4238 Machinery, Equipment, and Supplies Merchant Wholesalers 4239 Miscellaneous Durable Goods Merchant Wholesalers ABC Supply Co Business Services Copper & Brass Sales Inc Case Power & Equipment 13 14 $5 to $1 0 Million 69 Single Location Subsidiary 100 $50 to $100 Million Single Location 40 $20 to $50 Million Single Location 4 $2.5 to $5 Million Single Location Employment Sales Location Type ABC Warehouse 50 $1 0 to $20 Million Branch Blue Water Technologies 75 $20 to $50 Million Single Location ABC Group Boehle Chemicals Inc Retail Trade 44-45: Retail Trade 4431 • Electronics and Appliance Stores Bof Tech 8 $2.5 to $5 Million Single Location BPI Information Systems 50 $1 Oto $20 Million Single Location Business Systems Group Inc 2 $500,000 to $1 Million Single Location Comprehensive Systems 10 $2.5 to $5 Million Single Location Compsat Technology Inc 10 15 5 $2.5 to $5 Million Single Location $5 to $1 0 Million Single Location $1 to $2.5 Million Branch Computer Mail Svc Inc Concurrent Computer Corp 4441 Building Material and Supplies Dealers ~uthfi~Q. Economic Development Appendix-51 �• 4451 4461 4482 4483 4511 20 $5 to $1 O Million Single Location 9 $1 to $2.5 Million Branch 32 $5 to $10 Million Branch 4 $500,000 to $1 Million Branch 4 $500,000 to $1 Million Single Location 33 $2.5 to $5 Million Branch Employment Sales Location Type 30 $2.5 to $5 Million Single Location 14 $1 to $2.5 Million Single Location Less Than $500 ,000 Single Location Employment Sales Location Tlpe 30 30 $5 to $1 O Million $1 Oto $20 Million Single Location Single Location 10 $2.5 to $5 Million Branch 5 to 9 $500 ,000 to $1 Million Branch Employment Sales Location Type 5 to 9 $1 to $2.5 Million Single Location 5 to 9 26 5 to 9 55 12 $500 ,000 to $1 Million $5 to $1 O Million $500,000 to $1 Million $1 O to $20 Million $1 to $2.5 Million Branch Single Location Single Location Single Location Branch 1 to 4 $500,000 to $1 Million Branch 20 25 15 24 15 6 30 $5 to $1 O Million $5 to $1 O Million $2.5 to $5 Million $5 to $10 Million $2.5 to $5 Million $1 to $2.5 Million $5 to $1 O Million Constellation Newenergy Inc Grocery Stores ?-Eleven Health and Personal Care Stores Cardinal Health Shoe Stores City Slicker Shoes Jewelry, Luggage, and Leather Goods Stores Conti Giorgio Jewelers Inc Sporting Goods, Hobby, and Musical Instrument Stores Champs Sports Transportation and Warehousing 48-49: Transportation and Warehousing 4842 4853 4855 Specialized Freight Trucking C-Mack lnvotronics Inc Taxi and Limousine Service Aadvance Tickets & Tours Charter Bus Industry Citizens Car Svc Information 51: Information • 5151 5173 5191 Radio and Television Broadcasting CBS Radio Christian Television Network Telecommunications Resellers Broadwing Communications Other Information Services ACS Healthcare Solutions Finance and Insurance 52: Finance and Insurance 5221 5222 5223 5239 • 5241 Depository Credit Intermediation Central Corp Credit Union Nondepository Credit Intermediation Ace Mortgage Funding BNC-Detroit C & B Mortgage Corp Capital Mortgage Capmark Finance Activities Related to Credit Intermediation Advance America Cash Advance Other Financial Investment Activities Advance Capital Management Inc Business Depot Capital Investment Group LLC Capital Partners LLC Center For Financial Planning Comprehensive Planning Group Consolidated Financial Corp Insurance Carriers Capital Title Ins Agency Inc ~ou!b[!_ . elg_ ,, 30 Single Single Single Single Single Single Single Location Location Location Location Location Location Location Subsidiary Economic Development Appendlx-52 �• 5242 Agencies, Brokerages, and Other Insurance Related Activities 40 Acordia 34 Cam Administrative Svc 33 Citizens Insurance Co 100 Comerica Insurance Svc Inc Consolidated Group Resources 5 18 Cornish Zack Hill & Assoc Inc 65 Brown Rehabilitation $500,000 to $1 Million $2.5 to $5 Million $1 Oto $20 Million Branch Single Location Branch Subsidiary Single Location Single Location Single Location Employment Sales Location Type 10 40 10 83 17 $1 to $2.5 Million $5 to $1 O Million $1 to $2.5 Million $1 to $2.5 Million Single Location Branch Branch Headquarter Single Location 20 15 $2.5 to $5 Million $2.5 to $5 Million $1 to $2.5 Million Less Than $500,000 Single Location Single Location Single Location Branch Sales Location Type $5 to $1 O Million $5 to $1 O Million $5 to $1 O Million Real Estate, Rental & Leasing 53: Real Estate, Rental & Leasing 5312 5313 Offices of Real Estate Agents and Brokers Buckcorp C B Richard Ellis Coldwell Banker Colliers International Consolidated Management Inc Activities Related to Real Estate Complete Appraisal Co C B Appraisal Centre Management Co Co Star Group Inc 6 Professional, Scientific, & Technical Services • 54: Professional, Scientific, and Technical Services 5411 5412 5413 5415 • 5416 5418 Employment Legal Services AAAAAA Aadvance Divorce 1 to 4 Acclaim Legal Svc PLLC 10 110 Brooks & Kushman 1 to 4 Brooks & Kushman Buckfire & Buckfire 9 Collins Einhorn Farrell 55 13 Consolidated Legal Svc Clear Title Agency Inc 10 Clearly Title Co 10 Corvus Inc 4 Accounting, Tax Preparation, Bookkeeping, and Payroll Services Clayton & Mc Kervey 45 14 Correll Associates Ceridian Employer Svc 38 Architectural, Engineering, and Related Services Cdpa Architects 32 C T Soil & Materials Engnrng 1 Construction Document Mgmt 7 Computer Systems Design and Related Services BT Americas Inc 5 GIBER Inc 40 Computer Consultants-America 30 Computerized Facility lntgrtn 50 Calli Technic LLC Credit Corp 5 to 9 Management, Scientific, and Technical Consulting Services AT Kearney Inc 90 Business Development Group Inc 3 GIBER Inc 100 Advertising and Related Services ~u!_l]fielcJ Less Than $500,000 $1 to $2.5 Million $1 Oto $20 Million Less Than $500,000 $1 to $2.5 Million $5 to $1 O Million $1 to $2.5 Million $1 to $2.5 Million $1 to $2.5 Million $500,000 to $1 Million Single Single Single Single Single Single Single Single Single Single Location Location Location Location Location Location Location Location Location Location $5 to $1 O Million $1 to $2.5 Million $1 to $2.5 Million Single Location Single Location Branch $5 to $1 O Million Less Than $500,000 $500,000 to $1 Million Single Location Single Location Single Location $500,000 to $1 Million $20 to $50 Million $2.5 to $5 Million $5 to $1 O Million $1 to $2.5 Million Branch Branch Single Location Single Location Single Location $20 to $50 Million $500,000 to $1 Million $20 to $50 Million Branch Single Location Branch Economic Development Appendix-53 �• 5419 Campbell-Ewald Caponigro Public Relations CBS Television Network Sales COMPUTERTRAINING.COM Other Professional, Scientific, and Technical Services Bromberg & Assoc CT Svc 200 15 11 1 to 4 $20 to $50 Million $2.5 to $5 Million $1 to $2.5 Million Less Than $500,000 Branch Single Location Branch Single Location 1 to 4 1 to 4 Less Than $500 ,000 Less Than $500 ,000 Single Location Single Location Administrative, Support, Waste Management, & Remediation Services 56: Admin., Support, Waste Mgmt & Remed Svcs 5611 5613 5614 Office Administrative Services Advantage Consulting & Educatn Employment Services Accountants Inc Accountemps About Faces Productions Access Point Human Resources Brokers International Business Support Services ccs 5615 • 5616 Action Video Inc Travel Arrangement and Reservation Services Byebyenow.Com Travel Cadillac Travel Investigation and Security Services Confidential Business Resource Employment Sales Location Type 12 $1 to $2.5 Million Single Location 7 40 $500 ,000 to $1 Million $2.5 to $5 Million Branch Branch 15 22 15 $500 ,000 to $1 Million $1 to $2.5 Million $500 ,000 to $1 Million Single Location Single Location Single Location 5 to 9 10 $500 ,000 to $1 Million $1 to $2.5 Million Single Location Single Location 1 to 4 40 Less Than $500 ,000 $2 .5 to $5 Million Single Location Single Location 12 Less Than $500,000 Single Location Employment Sales Location T~pe NA Single Location NA Single Single Single Single Educational Services 61: Educational Services 6111 6114 Elementary and Secondary Schools Bradford Academy 62 Business Schools and Computer and Management Training Charter Schools Adm 5 to 9 Abcott Institute 15 Computer Training 25 Connect 4 Growth 4 $2.5 to $5 Million $2.5 to $5 Million Less Than $500 ,000 Location Location Location Location Health Care and Social Assistance 62: Health Care and Social Assistance 6211 6213 6214 6216 • 6219 6222 6241 Offices of Physicians Consultants In Ophthalmic Offices of Other Health Practitioners Advanced Laser & Vision Ctr Center For Reiki Training Outpatient Care Centers Cardiovascular Clinical Assoc Home Health Care Services Abcare's Homehealth Exchange Other Ambulatory Health Care Services Community EMS Psychiatric and Substance Abuse Hospitals Advanced Counseling Svc Individual and Family Services ~outhfield Employment Sales Location Type 17 $2.5 to $5 Million Single Location 12 4 $1 to $2.5 Million Less Than $500,000 Single Location Single Location 18 $5 to $1 O Million Single Location 200 $1 O to $20 Million Single Location 350 $20 to $50 Million Single Location 20 $1 to $2.5 Million Single Location Economic Development Appendlx-54 �• 6243 6244 Access Christian Counseling Catholic Social Svc Of Oakland Children's Aid Society Children's Leukemia Fndtn-Mi Christian Family Svc Ciena Health Care Management Vocational Rehabilitation Services Cornerstone Rehab Inc Child Day Care Services Childtime Learning Ctr 20 13 10 14 12 30 $1 to $2.5 Million NA NA NA $500,000 to $1 Million $1 to $2.5 Million Single Location Branch Single Location Single Location Single Location Single Location 24 $1 to $2.5 Million Single Location 14 $500,000 to $1 Million Branch Employment Sales Location Type 3 50 $500,000 to $1 Million $10 to $20 Million Single Location Single Location 2 Less Than $500,000 Less Than $500,000 Single Location Single Location Employment Sales Location T~pe 20 $1 to $2.5 Million Branch 5 12 60 1Oto 19 Less Than $500,000 Less Than $500,000 $1 to $2.5 Million Less Than $500,000 Branch Branch Single Location Branch Employment Sales Location T~pe $1 to $2.5 Million Single Location Arts, Entertainment, & Recreation 71: Arts, Entertainment, and Recreation 7115 7139 Independent Artists, Writers, and Performers Bond Films-North Champagne Fantasy Other Amusement and Recreation Industries Cathedral Cultural Ctr Char Communication Accommodation & Food Services 72: Accommodation and Food Services • 7211 7222 Traveler Accommodation Comfort Suites Southfield Limited-Service Eating Places Buffalo Wild Wings Grill & Bar Charley's Grilled Subs Copper Canyon Brewery Cosi Other Services 81: Other Services (except Public Administration) 8111 8131 8139 • Automotive Repair and Maintenance Collision Craftmen 15 Religious Organizations Carlyle Fielding Stewart 1 to 4 Chaldean Catholic Church-USA 6 Christian Tabernacle Church 20 Church Of The Redeemer 3 Church-Jesus Christ-Lds 2 Congregation Shema Yisrael 2 Business, Professional, Labor, Political, and Similar Organizations Bloomfield Hills Education 5 Brotherhood Of Maintenance-Way 35 ~ outhfield NA NA NA NA NA NA Single Single Single Single Single Single NA NA Single Location Subsidiary Location Location Location Location Location Location Economic Development Appendix-55 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Southfield_Comprehensive-Master-Plan_2009 Creator An entity primarily responsible for making the resource City of Southfield Planning Department, City of Southfield, Oakland County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2009-04-13 Title A name given to the resource Comprehensive Master Plan Description An account of the resource The Comprehensive Master Plan for the City of Southfield was prepared by the City of Southfield Planning Department with the assistance of the Project Consultant Team (Jacobs LSL Planning, Inc. Donald T. Iannone & Associates, Inc. Tetra Tech., Inc 5 Star Engineering, Inc.) and was approved on April 13, 2009. Contributor An entity responsible for making contributions to the resource Jacobs LSL Planning, Inc. Donald T. Iannone & Associates, Inc. Tetra Tech, Inc. 5 Star Engineering, Inc. (consultant) Subject The topic of the resource Master plan reports Southfield (Mich.) Oakland County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/7b4eca3ebbc703506d5dba4eecaab4c0.pdf ebf057e7f813d1d87af971d5c7145db4 PDF Text Text SOLON TOWNSHIP MASTER PLAN Adopted by Solon Township Board Date: ___June 13th, 2013_____________ ��TABLE OF CONTENTS Table of Contents 2 Schedule of Revisions 3 Township Members 4 Introduction 5 Visions / Goals / Objectives / Implementation 7 Future Land Use 9 Natural Resources & Agriculturally Productive Lands 10 Residential Land Use and Housing Policy 16 Economic Development 18 Commercial Land Use 20 Transportation 22 Public Facilities and Services 24 Schedule of Regulations 27 Property Owners Survey 28 Census Data 29 Maps Existing Township Land Use Future Land Use Various maps 2 30 31 - 32 33 - 40 �SCHEDULE OF REVISIONS EFFECTIVE DATE DESCRIPTION OF CHANGE Create Master Plan Review entire Master Plan Add schedule of revisions Add Agricultural Preservation Section, Revised “Future Land Use Map” Add Schedule of Regulations Adopted by Solon Township Board 3 February 8, 1993 October 6, 2009 June 2, 2009 June 2, 2009 June 2, 2009 June 2, 2009 June 13, 2013 �Township of Solon Leelanau County, State of Michigan Board of Trustees Supervisor Clerk Treasurer Trustee Trustee Jim Lautner Shirley Mikowski Joan Gauthier Ron Novak George Rosinski Planning Commission Chairman Vice-Chairman Commissioner/Recording Secretary Commissioners Township Board Representative ZBA Representative Zoning Administrator 4 Al Laskey Arthur Gosling Michelle Wilkes Tom Christensen Frank Rosinski George Rosinski Jack Seaman Timothy A. Cypher �Introduction Township Planning Commission: Purpose of Plans The purpose of the plans prepared pursuant to this act 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 provisions 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. Michigan Planning Enabling Act, PA 33 of 2008 We can see that the single standard of productivity has failed. Now we must learn to replace that standard by one that is more comprehensive: the standard of nature. Wendell Berry 6 �Solon Township contains roughly 29 square miles of territory and in 2010, the Census Bureau counted approximately 1,542 individuals in the Township. This population is virtually 50% male and 50% female and is predominantly middle-aged and family oriented. There are 595 households of which most own their homes and contain roughly three individuals. The Township’s population increased 22% in the last decade, versus 27.8% for Leelanau County and about 7% for Michigan overall. In the sixties, Solon Township’s population increased about 14%; in the seventies it was about 24%; in the eighties it was about 29%, and in the nineties it was about 22%. The City of Traverse City and the Townships to the East and South are growing rapidly and will affect the growth patterns in Solon Township in the future. The trend appears clear. This master plan proposes to set out guidelines for Solon Township’s future by using advice and comments from the 2007 Citizens Survey. Input of the citizens during our public meetings of the Solon Township Planning Commission have devised a vision for the Township and prepared this plan as a means to attain this vision. The plan contains four major parts: the goals, the objectives, the policy statements and the land use maps. As this is Solon Township’s revision of its plan, its range is purposely broad. It intends an outlook of at least twenty (20) years. The concepts and maps are therefore general, yet the policies aim at specific actions to implement the plan. The Master Plan is to be used by the Township Planning Commission, The Township Board, and the citizens, to direct the preparation of corollary plans and the formulation of ordinances to govern the community in the future. Because the natural resources and rural character of the Township are paramount to its well-being, these resources and geographical features constitute the very basis of the community’s strength and these elements pervade and steer the entire plan. 7 �VISION The residents of Solon Township see their community as a small, peaceful, and enjoyable rural setting in beautiful, natural, and agricultural surroundings. Most citizens want the community to grow and change to provide more jobs while preserving its natural resources and character. GOALS To maintain the rural character of the community. To protect and preserve our natural resources. To provide economic opportunities to our residents. To establish and maintain vitality in the community. To maintain a long term business environment for agriculture. OBJECTIVES AND POLICIES In the sections which follow, the means to reach the goals of the Township are given by listing the long-term objectives. These objectives define the general direction, decisions, and actions which should be taken by citing policies, which are descriptive statements identifying courses of action for implementing the objectives. LAND USE MAPS Sections of this plan include maps that depict planned land uses pertinent to the topic of the section in which they are included. The composite Future Land Use Map is located on pages 31 and 32 near the end of this plan. The maps should be used in conjunction with the policies and objectives. The policies and objectives form the analytical base used to develop the planned land uses. Land use decisions should include consideration of the objectives, policies and land use map designation. 8 �PLAN IMPLEMENTATION AND REVISION In future decisions before the Commission and the Board, the first and primary question to be asked must be: What effect will the proposed action have upon the native terrain and the rural character of the Township? If it does not add to the vitality and viability of the community, or is at least neutral, it should not be taken. The Planning Commission should continue to analyze the various segments of the community with public hearings and surveys, to evaluate the effectiveness of existing policies, and to refine and keep the Master Plan current. The Township Board should use the Master Plan to prepare a capital improvements plan and to guide the preparation of its annual budgets and its application for grants and loans or other available funding. The Planning Commission should use the Master Plan to establish a revised zoning ordinance. The Chamber of Commerce and other community organizations should join in striving to implement the Plan. 9 �Future Land Use There are four land uses designated on the Future Land Use Map. These are listed below with proposed residential densities where appropriate. 1. Agriculturally productive lands – all residential construction by permitted principle use. Lot size five (5) acres per dwelling unit. 2. Commercial areas—mixed residential/commercial use by permitted principal use only. 3. Residential areas: a. High density and mixed use areas—1/3-1 acre per dwelling unit; b. Medium density rural residential areas, 2 acres per dwelling unit; c. Low density areas, 2 to 5 acres per dwelling unit. 4. Public and quasi-public areas. Although undesignated on the map, cluster housing and Planned Unit Developments (PUD) may be allowed in all districts. The residential densities of the various designations shall provide the underlying density for any such projects. Specific standards and criteria for these projects shall be established in the zoning ordinance. The designations on the Future Land Use Map are general in nature and therefore are not intended to correspond with property boundaries. The Planning Commission shall propose, and the Township Board shall approve or disapprove rezoning of particular properties as they see fit to implement the Plan in an orderly and prudent fashion. 10 �Natural Resources & Agriculturally Productive Lands The beauty and character of Solon Township are afforded by its bountiful endowment of natural resources in a unique combination. Its soils and climate, its topography of rolling hills, its lakes and streams, and its abundant wildlife are generously combined in a way that has resulted in what the Solon Township’s residents call “rural character”. One of the main geographic features of the Township is The Solon Wetland Tract. The area is a vast drainage basin that covers much of the northern part of the Township. The wetlands draw from both Grand Traverse and Leelanau County watersheds, via numerous tributaries, but mainly the Cedar Run and Victoria Creeks, which ultimately empty into Lake Leelanau at the northeast corner of the Township. Farms, forests and open space surround this massive wetland area ( roughly one third of the Township’s land area). The soils of the Township, although varying widely, are predominantly sandy, which allows for various types of agriculture, but especially, in combination with the climate conditions created by the Great Lakes on all sides of the Leelanau Peninsula, orchards, vineyards and various traditional crops. Land outside of the swamp and its watershed that is unfarmed is largely forested with northern hardwoods or deliberate plantings of red pine. Open grassy meadow areas remain where farming has ceased, but mixed hardwood forests are starting to reclaim the land. Long Term Objectives A. B. C. D. To effect a safe, healthful and peaceful environment. To engender the wise use and prudent protection of natural resources. To preserve agriculturally productive lands for farming. To protect and preserve the environment so it remains the source of well-being for the community. E. To encourage Agricultural Preservation/Ag Tourism whenever feasible. 11 �Policies 1. Clean air and clean water are basic for a healthful life and paramount for the livelihood of Solon Township’s residents. The Township shall endeavor to maintain these conditions by joining with regional groups to abate pollution and by establishing standards in its ordinances which inhibit pollution of its land, air, and water. 2. Solon Township shall continue to investigate ways and means to eliminate potential pollution problems in Cedar, along the Lake Leelanau shore, and any other densely settled areas, including erosion control measures and control of point and non-point pollution. 3. Solon Township will cooperate with Leelanau County to establish and to enforce a county drainage plan. 4. The Township may continue to acquire, within its means, additional natural areas for recreation and preservation. 5. Soil and subsoil conditions shall be evaluated in land use decisions to avoid the erosion and the leaching of unfiltered waste water into aquifers and into lakes, streams or other surface water bodies. Zoning and other ordinances shall be established to limit population growth especially adjacent to sensitive natural areas. The Township shall also encourage region wide hydrological studies to further define critical areas and to provide information upon which to base development decisions. 6. The Township shall cooperate with Leelanau County to ensure proper disposal of solid wastes as well as promoting efficient use of resources to lessen the accumulation of solid wastes. 7. Solon Township shall consider wildlife habitats during its review of projects. 8. The Township shall work to maintain the extensive wetlands of the Township for the benefit of all the area’s residents. 9. Recognizing the vital role that forests play in the ecosystem and in the maintenance of its rural character, Solon Township shall strive to preserve its woodlands by promoting selective cutting to ensure reforestation and permanent forests, and by including trees and other vegetation in the site plan review process. 12 �10. The Township shall encourage the continuation of farming. Clustering residential development on non-productive lands as opposed to development on agriculturally productive lands will be the preferred approach. In agricultural areas, the Township shall require buffers between agricultural and residential areas. To buffer farmlands, only large-parcel, low-density residential development shall be allowed in nonproductive agricultural areas. 11. The Township shall work with the Leelanau County Road Commission and the Michigan Department of Transportation to preserve the rural and scenic character on the Township’s roads and highways. Safe access should be provided for residents and for tourists to recreational areas. 12. Solon Township shall work with land owners to develop practices to ensure that pollutants or contaminants do not reach either ground water sources or surface water resources. 13 �AGRICULTURAL PRESERVATION Solon Township has a long tradition of agriculture that continues to this day. Approximately 4,150 acres (19 percent of the area of the Township) is in farms with about 2,425 acres in active agricultural use. The Township's agricultural land consists primarily of cropland and orchards with some land in pasture with approximately 10 percent of the 4,150 acres deemed fallow. Combined with about 13,000 acres undeveloped public and private open space, agricultural land accounts for a sizable share of the undeveloped land that defines the Township's scenic beauty and rural character. Residential development in the township's rural areas presents perhaps the greatest challenge to meet the future of the Township's agricultural industry. Between 1995 and 2010, the Township saw a 19 percent increase in population and about 155 permits issued for construction of new residential structures - many of these in the rural areas of the township. An analysis of land use patterns reveals that approximately 875 acres of land in Solon Township is left for agricultural use during the period from 1995 to 2010. In addition to the conversion of agricultural land to residential use, residential development in agricultural areas affects the long-term viability of agriculture and thus the future of an economically and culturally important local industry. Residential development increases land values which makes it difficult to keep land in agricultural use. It also potentially leads to conflicts between farmers and rural residential property owners over agricultural practices, increases traffic congestion on rural roads, and makes it more difficult to farm. Along with its direct impact on agriculture; unplanned rural development also affects the scenic beauty and rural character of the Township, degrading the quality of life that has long attracted people to the community as a place to live. The comprehensive plan promotes the preservation of sufficient agricultural land to retain the Township's unique agricultural resource, maintains the long-term viability of the agricultural industry, preserves the rural character and agricultural heritage that defines the township, and protects the quality of life enjoyed by township residents. 14 �Agricultural Preservation Area Lands selected for inclusion in the agricultural preservation area were those determined to be most important to the long-term viability of the agricultural industry. The Farmland Preservation Area Map on page 40 shows the lands included in the agricultural preservation area. Factors considered included the presence of working farms, large ownership with active agriculture, and the presence of prime and unique soils. Specifically, ownership of at least 10 acres or more in agricultural use were included. Agriculture is changing in Leelanau County with increasing opportunities for small land owners raising specialty crops such as grapes or engaging in high-value agriculture on relatively small parcels (e.g., community supported agriculture). Smaller parcels of 5 acres with at least 2.5 acres in agricultural use were included in the agricultural preservation area to permit retention of these agricultural operations as well. The agricultural preservation area contains approximately 2,000 acres of the 2,800 acres in agricultural use in Solon Township. Preservation of the Township's prime and unique soils is particularly important to maintaining the long-term viability of agriculture. As shown on the Farmland Preservation Area Map, the agricultural preservation area encompasses almost all of the Township's prime and unique soils. Lands selected for preservation may overlap other zoned uses. The preservation designation means that these lands should be prioritized for preservation as opportunities arise. Preservation Strategies There are a number of ways to preserve farmland. Techniques include zoning and development rights agreements. The Township also recognizes that a successful farmland preservation strategy will also require working to improve the economics of farming - particularly in a fast-growing area like Leelanau County. A plan to promote the use of zoning approaches in the agricultural preservation area will encourage clustering and conservation design strategies that will minimize the impact of any residential development on agriculture. It will also provide for buffers between agricultural and residential areas. 15 �A plan would also recognize that development rights agreements (i.e., transfers, leasing, donations, or purchases of development rights) can play an important role in farmland. As other development rights options become available, the Township should encourage their use to preserve farmland. Ownership is different from parcels. In the common case where a farmer owns a number of parcels, some of which may be smaller than 40 acres, all parcels under that ownership - with the exception of noncontiguous residential parcels - are included in the agricultural preservation area as long as the sum of all parcels under that ownership satisfies the selection criteria. As a value-added marketing opportunity, agricultural tourism is considered increasingly important to Michigan’s economic health and diversification. Agriculture and tourism are recognized as Michigan’s second and third leading industries. When they are combined, they enhance Michigan’s farm gate value-added economy, and help create economic stability in our food and agriculture industry. Opening up farms to visitors is increasingly becoming a way for Michigan growers to create a dependable source of revenue to ride out the uncertainties of weather, disease and crop prices. By offering fresh farm commodities directly to customers, the producers can trade on local flavor and freshness, which can lead to new product development, and more efficient farm and marketing practices. The farm also becomes a desired destination when the sale of fresh, locally grown products is connected to a recreational or educational opportunity. Other benefits of agricultural tourism include: keeping the family farm in the family; allowing for continued farming; keeping a farm viable; generating additional income or off-season income; capitalizing on a hobby or special interest; increasing and diversifying a market; responding to a need or opportunity in the market (specialty product), and interacting with and educating customers/visitors about farming. 16 �RESIDENTIAL LAND USE AND HOUSING POLICY The general goal of Solon Township residential land use and housing policy is to ensure a wide range of housing options while maintaining the quality of the environment and the rural character of the community. All available data, as well as evidence on the ground, shows that both full and part-time residency is increasing within the Township. Since most of this development is rural and single family and is occurring outside village areas, the effects upon the rural character, agricultural, natural, and scenic qualities of the community, have been noticeable. Despite the increased construction of new dwellings, few lower priced dwellings are being built. This combined with the removal of older farm structures by renovation from the stock of available housing, has left firsttime home buyers and others with little opportunity for affordable housing within the community. This plan allows for areas of higher density development where less expensive homes might be constructed. Solon Township has abundant recreational facilities and the burdens upon fire and police and other services are increasing. Long Term Objectives A. To discourage residential development in environmentally sensitive areas. B. To encourage reasonable growth in the Township by controlling growth in order to prevent increased population from over burdening public services and facilities or from polluting underground or surface waters. C. To control the siting of housing to preserve views in order to maintain the rural character of the community. 17 �Policies 1. Land use permits shall be required for all new construction, change of use, construction which increases the footprint of the existing structures, or a use change within a zoning district. A site plan shall be required to obtain this permit. 2. Criteria used to evaluate rezoning requests shall include consistency, traffic impacts, increased demands on public facilities, property owner rights, and effects upon the natural environment. 3. Higher density developments shall be placed in suitable locations and will provide their own sewer and water supply. 4. In order to maintain rural character and to preserve undeveloped native terrain, low residential densities shall be maintained outside the village and outside other high density areas. Agriculturally productive areas are to be zoned for agriculture. 5. Planned developments shall be encouraged to preserve agricultural and open space lands. 6. In locating commercial areas and public facilities, efforts may be made to serve all residential areas of the Township. 7. The Township shall investigate the need for, and actively pursue the installation of individual community septic and water systems where they are deemed necessary and feasible. 18 �ECONOMIC DEVELOPMENT This element of the Master Plan presents long term objectives and policies to guide Solon Township’s economic development planning. As described in the other elements of this plan, economic growth should not take precedence over the maintenance of the community itself. The plan recognizes the interdependence of people and their environment, and calls for conscious and careful measurement of economic acts against what nature not only will sustain, but, what she will aid and foster. Solon Township has numerous economic assets, among which are: 1. Abundant recreational resources 2. Agricultural conditions conducive to fruit growing and vineyards. 3. Many productive timber lots 4. A highly educated population 5. A wide diversity of crafts and trades-people 6. Abundant water resources 7. A significant flow of income into the community coming from both public and private sources, tourism and retirees. Solon Township is located in the Leelanau Peninsula. It is a destination area benefiting tourism. However, the township is a liability to most manufactures and other entrepreneurs looking for good means of transportation to large accessible markets. The Township therefore must take advantage of its natural resources and the opportunities they present while maintaining the community’s integrity. The economic development program should target economic activities which add value to locally produced commodities and encourage local service businesses. Long Term Objectives A. To encourage economic and employment opportunities for Township residents at compensation rates which will provide adequate standards of living. B. To encourage appropriate commercial activities to increase the tax base of the community. C. To make the Township and region more self –sustaining. D. To maintain a vital environment. E. To maintain the natural beauty and quality of the Victoria Creek and Cedar Run Creek watersheds. 19 �Policies 1. Township Government, with the help of the Chamber of Commerce, shall work to sustain and to promote existing businesses, and with whatever public funds are available, provide infrastructure and favorable surroundings for business activities in appropriate areas. 2. Work with different economic sectors of the community (e.g., tourism, retail & agriculture) to coordinate their various needs. 3. Pursue businesses for the area that will sustain the community character and not harm the environment. 4. Work toward the creation of a local economic development plan 5. Establish a network of information for possible new enterprises. 6. Compile and keep current a directory of community businesses. 7. Work with other Townships, Leelanau County, and any other entities in the region to discover and then promote, new economic activities, which use available resources and enhance the region’s selfsufficiency and independence. 8. Promote and support local events such as the Cedar Polka Festival and the annual Cedar Community Yard Sale that benefits the community. 20 �COMMERCIAL AND INDUSTRIAL LAND USE Commercial use anticipated by Solon Township includes a range of business operations from office to light industrial. Solon Township’s current zoning ordinance differentiates between different types of business activity, and therefore, uses more than one classification. In this plan, we denote areas where general commercial activity will best serve community interests. The plan leaves specific distinctions and details to the zoning ordinance. Solon Township’s commercial activities have historically been carried out in the village of Cedar with some business establishments in other parts of the Township. There are many residents who work out of their homes throughout the Township, but the only concentration of businesses is in Cedar. Commercial development is also occurring in designated areas along M-72. In designating the areas for commercial activity in the Township, the Planning Commission has dealt with a number of important factors. Many of the Township’s residents get their goods and services in Traverse City. From our discussions with residents and from surveys performed in the community, this is clear and logical, as the closer residents live to Traverse City, the more likely they are to go in that direction. The village of Cedar is located in the northwest corner of the Township and actually serves the commercial needs of much of the northern portion of the Township. The businesses which have survived in the village provide for the general needs of the nearby communities. The areas chosen for commercial designation generally follow historic patterns. Areas have been added to serve other parts of the Township and to cater to tourists and travelers, (i.e. the M-72 corridor and the densely settled area south of Lake Leelanau). Resorts, bed & breakfast establishments, and other businesses serving tourists should be allowed by permitted principle use in appropriate areas. Future commercial zoning designations and proposed activities are general in nature and each individual property must be analyzed for its particular suitability. An intended activity should be examined for its impact upon the environment to determine whether the project creates a positive asset. 21 �A. B. C. D. 1. 2. 3. 4. 5. 6. 7. 8. Long Term Objectives To preserve and enhance existing commercial uses that are effectively meeting community demand. To encourage new commercial and light industrial development that will provide jobs, add to the tax base, and contribute to strengthening the community. To contain commercial areas to specific locations, and to guide site and building plans in order to retain the community’s rural character. To maintain the community’s existing infrastructure, and to help plan new facilities essential to local commerce and tourism. Policies Encourage and support the activities of the Cedar Chamber of Commerce, and other business groups to build and improve local infrastructure and services. Efforts should be made to obtain grants or low interest loans for infrastructure projects as well as building façade and streetscape improvements. Participate in county and regional planning to ensure that Solon Township’s concern regarding business development are heard and addressed: Specifically, the Leelanau County Road Commission, the Leelanau County Planning Commission, and the Northwest Michigan Council of Governments. Work with entrepreneurs wishing to locate in the Township. Commercial rezoning initiated for properties outside the commercial zones designated on the Master Plan map may require a market needs analysis, and traffic impact study. It should be measured against their compatibility with the rural character in the area and the effects the project will have on the surrounding natural terrain and habitat. The Zoning Ordinance shall establish Site Plan Review standards to maintain the rural character and natural resources of the Township. Standards shall be developed to ensure proper traffic flow, parking and landscaping for all commercial installations, including the downtown Cedar area. All means of traffic – pedestrian, bicycle, automobile, and truck – shall be addressed. Wherever necessary and appropriate, buffers and screens shall be required to protect adjacent residents and less intensive activities. The Township should encourage the development of commercial enterprise and recreational activities, which capitalize upon the tourist trade, but do not detract from the community’s ambience and integrity. 22 �TRANSPORTATION Nothing makes the increase in residential population and tourist trade more obvious than the increase in motorized and bicycle traffic on Township roadways. The survey of Solon Township residents provided ample evidence of the importance that people place upon the problem of increasing traffic. In our rural community, where housing and other structures may be hidden from view, motorized vehicles are present in ever increasing numbers. To adequately deal with both Township residents’ needs, and to accommodate the tourists who travel in the Township, the roads should be properly maintained. The condition of some roads has become patently unsafe, especially where increased bicycle traffic shares the travel way on shoulderless roads. Therefore, the overall transportation goal of this plan is to have the existing roadways improved to provide safe and efficient travel ways. “Improved” shall mean repaved or resurfaced, shoulders paved, reconstituted, bicycle paths provided where necessary and appropriate, and adequate striping and signage provided. Dangerous intersections should be eliminated. It shall not mean widening the travel way or the right-of-way where unnecessary or inappropriate, nor the clearing of trees and other herbage which would detract from the rural character of the roadways. Long Term Objectives A. To properly maintain rural country roads within the Township. Only M-72 (E. Traverse Hwy.) and Co. Rd. 616 (Alpine & Hoxie Rd.), 643 (S. Lakeshore Dr.), 645 (S. Schomberg Rd.) , and 651 (S. Cedar Rd.) should be arterials in Solon Township. B. To improve the quality of all roads without destroying their character. Also to set a standard for existing and future private road maintenance. C. To provide safe avenues for all modes of transportation, including automobiles, motorcycles, pedestrians, bicyclists, snowmobiles, and ATVs. 23 �Policies 1. A delegate from the Township or the Township’s Supervisor shall meet with the Leelanau County Road Commission annually to present a plan, and to convey the Township’s views of roadway improvements it considers necessary. 2. Representatives should be assigned by the Township to attend regular Leelanau County Road Commission meetings, and the regional Northwest Michigan Council of Government meetings. The Township will work closely with these agencies to further Township aims, to cooperate and coordinate with area wide plans, and to ensure that the Township is aware of all funding possibilities for its transportation needs. 3. Possible off-street pathways should be identified and incorporated into long-range recreation, transportation, and capital improvement plans. 4. Land use decisions, including rezoning and site plan reviews, should always include transportation and traffic considerations. 5. Higher density developments shall be concentrated in areas where facilities are available to lessen the need for automobile trips. 6. Problem traffic areas should be identified, analyzed, and solutions prepared for incorporation into communications to the Leelanau County Road Commission. 7. The Township should cooperate with the Bay Area Transportation Authority to ensure good service by the authority in providing transportation for local residents or those who choose not to drive. 8. Adequate off street parking should be required on all new Commercial construction. 9. Provisions for public parking in the village and any other congested areas should be addressed. 10. Adequate provisions for snow removal from roadways and pedestrian pathways should be ensured by the Township. 11. A buffer zone of undisturbed vegetation and/or new landscaping should be established as a requirement of all new projects along roadways. 24 �PUBLIC FACILITIES AND SERVICES Solon Township is a small rural community. Its municipal government provides limited services and possesses few facilities. The Township has excellent recreation facilities. The Solon-Centerville Township Fire Department is located in the village of Cedar. The Township cares for a cemetery, three parks, and maintains the Township Hall. The Township also owns the old Solon Schoolhouse, which is currently leased to a local Township group. In accordance with Michigan’s Solid Waste Management Act, the county has instituted a solid waste-recycling program. Cedar has one of the eight collection sites in the county. Un-recycled waste is handled privately. Population growth in the Township has placed greater demands upon both local and county services. The fire department has expanded to meet the current needs of the Township. The Glen Lake School District and the Traverse City Area School District divide Solon Township. There are also three private schools in the county from which residents may choose. Due to the enormous and stalwart efforts of the Cedar Chamber of Commerce, the Township has been endowed with excellent recreation facilities and an annual cultural festival – the Cedar Polka Fest. Since the 1950’s, the Chamber of Commerce has played an active role in designing, creating, and maintaining The Victoria Creek Park. Improvements and additions to the park have been done annually making it one of the finest multipurpose parks in the county. A separate recreation plan is on file with the Township Clerk. Among the possible projects and programs being considered for the plan are an all purpose community building, installation of nature trails, paving of parking areas, rebuilding of the tennis courts, and enhancing the Cedar River marina area. The Solon Township Board and Planning Commission have surveyed Township households to determine recreation needs and desires. The data gleaned from these surveys, together with information provided by the Recreation Committee of the Township, shall serve as the basis for the recreation plan. The Chamber of Commerce and the Township are continuing to work on ways to enhance the Cedar streetscape, to make other improvements in the village area, and to organize other events for the Township. 25 �Long Term Objectives A. To provide and maintain basic facilities and services deemed for the health, safety, and welfare of Solon Township residents. B. To maintain the existing public facilities located throughout the Township. C. To plan for continued expansion and improvement of facilities necessitated by increasing population and tourism. D. To work with surrounding Townships, Leelanau County, and Northwest Michigan Council of Governments to coordinate plans for facilities and services in the entire region. E. To utilize effectively existing funding sources, and to investigate new sources of funding for the provision of facilities and services. Policies 1. Continue to work with the Cedar Chamber of Commerce to provide exceptional recreation facilities and programs for the Township residents and residents of the entire area. 2. Continue and establish new cooperative programs with adjoining communities to provide service to people who might otherwise be overlooked or be unable to participate. 3. Seek help and guidance from Leelanau County agencies such as the Leelanau Senior Services to ensure successful programs to aid needy groups and individuals, such as the elderly or handicapped. 4. Continue to investigate the need for, and feasibility of, installing public water and sewer systems in Cedar. 5. Institute capital improvement programs to ensure planning for maintenance, rehabilitation, and construction of needed facilities. Among these facilities may be a Township office where this plan, the Zoning Ordinance, as well as other maps and information might be displayed and dispensed. 6. Prepare the annual budget in conformance with the policies and objectives of the Master Plan. 7. Review and revise transportation and recreation plans on an annual basis or as needed. 8. Promote the need of a representative of the Township to attend meetings of Leelanau County and the Northwest Michigan Council of Governments. 26 �9. Communicate as deemed necessary with the surrounding school districts for the good of the Township 10. Aid and encourage efforts of the Cedar Chamber of Commerce and other civic organizations in their streetscape and building renovations, and institute new social and cultural activities to rejuvenate the Cedar area. 27 �SCHEDULE OF REGULATIONS The requirements in the following table entitled "Schedule of Regulations" apply to all principal land uses and buildings permitted by right within each zoning district, except as otherwise specified in the schedule or established in this Ordinance. This schedule summarizes basic site development standards. The specific district regulations and other regulations should be consulted to identify additional standards and regulations, and clarifications of the schedule, and all other applicable site development provisions. In the event of any conflict between the provisions of the written text of the Ordinance and the content of the Schedule of Regulations, the provisions of the text shall apply. Owners of nonconforming lots of record should refer to Article XVII as well. Variances may be granted by the Zoning Board of Appeals only upon a showing of practical difficulty or unnecessary hardship, related to a unique characteristic of the land and not to self create hardships of the owner. Schedule of Regulations for “Uses Permitted by Right” Zoning District AC: Agricultural Conservation Low density RA: Residential Agricultural Low 5 Medium 2 density R-1 Residential : Single family Minimum Lot Area Minimum Lot Width & Frontage (in feet) Maximum Building Height Feet Grade/peak Minimum Yard Setback ROW / Property line /Easement Front Yard Side Yard Rear Yard Maximum Lot Coverage (%) 5 acres 330 35 a 60 50 100 25 5 acres 2 acres 200 f 100 f 35 60 40 40 20 60 30 25 15,000 sq. ft. 100 50 in Cedar 35 40 10 40 30 30,000 sq. ft. 100 35 40 10 40 25 1 acre 150 35 40 10 GOV: Governmental 20,000 sq. ft. 100 35 40 10 10 RR: Resort Recreation 20,000 sq. ft 75 35 40 10 / 15 40 50 B-1: 20,000 sq. ft. 100 50 in Cedar 35 75 15 Cedar 15 5 Cedar 25 8,000 15,000 1 acre 150 35 65 10 50 Res. 10 50 Res. 50 High Density R-2 Residential: Two family High Density Multi- family High Density Business B-2: Business Light Manufacturing 25 See following page for explanation of footnotes : Residential sq. ft. minimum is 400. Ag Buildings are exempt from height restrictions Note: The Township’s Planning Commission is in the process of modifying the setbacks in the village of Cedar. 28 25 �Property Owner Survey Results A survey of the opinions of Solon Township property owners was mailed with the winter tax bill in July of 2007. Seven hundred and twenty-five (725) surveys were mailed out and 483 were returned. A study of the results shows what property owners in Solon Township envision for their Township. The following is an abbreviated summary of the important finding of the survey as it relates to land planning: A. Growth Management The majority of responders prefer limited and planned growth, 68%, encourage growth 4%, NO growth 4%, and NO planned growth 25%. B. Housing The majority of respondents feel that there is not adequate affordable housing in the Township 82%,. The survey also showed that accessory apartments should not be allowed, 63%. C. Land Use Allow cluster developments on waterfront property…… No 81% Allow cluster development on non-waterfront property…… Yes 69% How do you define “open space” ? 1. Forest area, 2. Wetlands, 3. Pasture and fields Should Solon Township preserve open space? Yes 64%, Should the Township buy undeveloped land? No, 76%, Only if the purchase is for public use……. Yes, 84%. Would you contribute money to buy open space properties? No 69% Why should Solon Township preserve farmland? 1. To preserve family farms. 2. To preserve the scenic beauty and rural character of the Township. Are you willing to contribute financially to preserve farmland? No 78% D. Economy Where do you work? Leelanau County or Solon Township? 30%, Outside the County, 37%. Not working or retired 33%. G. Demographics How long have you lived in Solon Township? Less than 20 years…. 59%, More than 20 years…. 34% How long have you owned property in Solon Township? Less than 20 years…..54% More than 20 years….37% Summary The survey results show conclusively that land owners and residents of Solon Township chose this area because of the rural character and abundance of open space. They do not want to live in a subdivision with 1-4 homes an acre or a site condo complex with 8-16 homes an acre. 29 �U.S. Census Data - 2010 General Characteristics Total population Male Female Median age (years) Under 5 years 18 years and over 65 years and over Number 1,542 753 789 39.4 85 1,133 193 Percent U.S. 48.8 51.2 (X) 5.5 73.5 12.5 49.1% 50.9% 35.3 6.8% 74.3% 12.4% 1,530 1,499 2 13 11 0 5 99.2 97.2 0.1 0.8 0.7 0.0 0.3 97.6% 75.1% 12.3% 0.9% 3.6% 0.1% 5.5% 12 0.8 2.4% 7 0.5 12.5% 1,542 0 100.0 0.0 97.2% 2.8% Average household size Average family size 2.59 2.95 (X) (X) 2.59 3.14 Total housing units Occupied housing units Owner-occupied housing units Renter-occupied housing units Vacant housing units 738 595 529 66 143 80.6 88.9 11.1 19.4 91.0% 66.2% 33.8% 9.0% One race White Black or African American American Indian and Alaska Native Asian Native Hawaiian and Other Pacific Islander Some other race Two or more races Hispanic or Latino (of any race) Household population Group quarters population Social Characteristics Population 25 years and over High school graduate or higher Bachelor's degree or higher Civilian veterans (civilian population 18 years and over) Disability status (population 5 years and over) Foreign born Male, Now married, except separated (population 15 years and over) Female, Now married, except separated (population 15 years and over) Speak a language other than English at home (population 5 years and over) Number 1,036 907 235 164 188 7 Percent U.S. 87.5 22.7 14.8 13.2 0.5 80.4% 24.4% 12.7% 19.3% 11.1% 419 69.5 56.7% 396 66.3 52.1% 50 3.5 17.9% Economic Characteristics In labor force (population 16 years and over) Mean travel time to work in minutes (workers 16 years and over) Median household income in 1999 (dollars) Median family income in 1999 (dollars) Per capita income in 1999 (dollars) Families below poverty level Individuals below poverty level Number 815 22.7 47,448 53,571 22,987 10 54 Percent 70.3 (X) (X) (X) (X) 2.2 3.6 U.S. 63.9% 25.5 41,994 50,046 21,587 9.2% 12.4% Housing Characteristics Number Single-family owner-occupied homes 298 Median value (dollars) 126,600 Median of selected monthly owner costs (X) With a mortgage (dollars) 902 Not mortgaged (dollars) 208 (X) Not applicable. Source: U.S. Census Bureau, Summary File 1 (SF 1) and Summary File 3 (SF 3) Percent U.S. (X) (X) (X) (X) 119,600 30 1,088 295 �N RO XJE RO - Solon Township Zoning Map Prepared by LeelMau County Planni n g & Comm unity Devel op ment Oetober 2009 0 0.5 2t.1iles 30 31 + N MAP FOR REFERENCE PURPOSES ONLY Data irom Solon Township Agricultural Conservation 1111 Business 1 ~ 8usiness 2 - G overnmental - Residential 1 Residential 2 . . Resort/Recreational R esidential Agricultural 2 1111 Residential Agricuttural 5 - water �N RO XJE RO } ~~ Solon Township Future Land Use Map MAP FOR REFERENCE PURPOSES ONLY Data irom Solon Township Prepared by LeelMau County Planni n g & Comm unity Devel opment October 2009 0 0.5 2M[les 31 32 + - Agricultural Conservation 1111 Business 1 8usiness 2 Governmental N - Residential 1 Residential 2 - Resort/Recreational Residential Agricultural 2 1111 Residential Agricuttural 5 llll;l water �33 �TRANSPORTATION MAP .. a~ Beach Dr ~ Dr T ree Ln --::::; olon Par~ Rd ----~ c.... g. ~ 0 :, ;: 0 B B,rch Pomt ---jj I ~ E. ~ I D S Rd --------Po a ... __.___ SOLO 1- I~ le, 15 Gallivan Rd ,, .I ii ) ) Al 1ne Rd 1q a:: ~olun r- H llside Dr Ramblewood Dr Lincoln Rd ,, .. a:: C) 0, (l) .. (l) ~ 0. (I) )l) )('\ f- 2(, 2~ ~ ;ll 0. 0"' ~ ,, a:: C: Roman Rd .. Partridge Ct )) 0 0 ,, .. a:: H C: :'ll ..J G) 2 33 34 Gallagher Rd Harrys Rd Q) :, Deer Trali Dr ,)") Robinson Rd , All a1er Rd Le �TOPOGRAPHY MAP Po a l'.t dJ 850 to 950 ft I c!_' lli.J.o l 000 ft 100 I to 1049 ft 1050 to 1099 ft c-1' 1100 to 1150 ft d 11s1 to 1200 ft ~ 1201 to 34 35 1300 ft �COMPOSITE WETLANDS ~I N I .__. 1.5 Miles Composite, Wetlands ~ Rivers-La~:es " County Border 0 Municipal lllame L. Municipal 1gorder .1 Public Roads ~ Private Roads 35 36 �LAND USE DATA (2000) SOLON"l"WP. I - ..,J P a c, 1.5 Miles Agriculture, XMas Tree Barren Land Commercial (Urban) 36 37 Residential �PUBLIC LANDS I_ ;0 G SOLONlllVP. Jo a d L +~r A"""""""11..,-,...,.. \I _J l / ~ ,. ~---~ ~ 1.5Miles Federal Lands _J State Lands 1(-,sl.'f..?,.~ \ * _j .!_J County Lands Township Lands l Ha r Municipal Lands Ii -~ ..JE'""""'"'""'" - 37 38 ~ - Public Lands (j:,' Rivers-Lakes �SURFACE DEVELOPMENT SOLON TWP. * 1.5Miles NA _J less than 2 % f 2 to 15 % 1 151035% Ha I 35to65% 65 % or more :C, Rivers-Lakes , 38 39 County Border �LAND USE CHANGE BY TYPE GAINED 1990-2000 SOLON TWP. Hat LAND USE CHANGE BY TYPE GAINED FROM 1990 TO 2000 This map shows areas of the county where land use changed between 1990 and 2000. See the table below for general information about the changes. La11d Use Change 1990.2000 W)) 15Miles ■ Urban Agriculture,XMas Tree ml) .. ..., □ Lost II Gained 800) "' i .<: u 60IXl !!l ti 400) < ■ Forest Wetlands LJ earren 200) 0 □Loot 11Gained 40 Non-Forested, Fields NA/ No Change Wetland Bllrr,n 11 '57 2S ~ Rivers-Lakes County Border �Map I. Solon Township Agricultural Preservation Area Overlay Map Legend ~ Agi-icultural preservation area 1111 Public land 1111 Prime and tulique soils 1111 Residential pare.els 41 The map is only approximate. It is only as accurate as the GIS data on which it based The map is based on digital parcel maps obtained from the Leelanau County Department of Planning and Conummity Development. � 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 Solon-Twp_Master-Plan_2013 Creator An entity primarily responsible for making the resource Planning Commission, Solon Township, Leelanau County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2013-06-13 Title A name given to the resource Solon Township Master Plan Description An account of the resource The Solon Township Master Plan was prepared by the township's Planning Commission and was adopted on June 13, 2013. Subject The topic of the resource Master plan reports Solon 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/c78f8f5a7419b1153655c1b4b14fa955.pdf ae93668d7463f44ead4a7258097c2d68 PDF Text Text �• -Ill !;:;k 4· Wye off E: armt Or - an ing. Mic 915 SHERIDAN TOWNSHIP NEWAYGO COUNTY) MICHIGAN Ill Ill Ill Ill Ill Ill Ill Ill Ill COMPREHENSIVE DEVELOPMENT PLAN DECEMBER) 1976 - cS 0 - □~ - PI_A\ 520 ING CO"-JSULTAN T CHERRY STREET S ERV IC ES LANSING , M ICH IGAN 48 9 33 I N CO RPORATED 517 3 71- 1315 �SHERIDAN TOWNSHIP BOARD Gordon Oosterhouse, Supervisor Ben Boes, Clerk Myles Hollowell, Treasurer Charles C. Bennett, Trustee Jack Sanderson, Trustee SHERIDAN TOWNSHIP PLANNING COMMISSION John Bonk, Chairman Larry Brinkman Arnold Dougan George Shriver PLANNING CONSULTANT Planning Consultant Services, Inc. 520 Cherry Street Lansing, Michigan 48933 �• • • •II II TABLE OF CONTENTS INTRODUCTION . . . . . . . . . . . . . . . . . • Figure' l - Profile of Planning Process Regional Perspective . . . . Figure 2 - Regional Map BACKGROUND . . . . . . . . . . . . Socio-Economic Characteristics Figure 3 - Regional Growth Figure 4 - Population Projections Figure 5 - Age-Sex Composition • Housing ••...... • . Land Use . . • . . . . . . Figure 6 - Existing Land Use ..• Environment . . . . . . . . Figure 7 - Slope Analysis Figure 8 - Wetlands Figure 9 - Vegetation Figure 10 - Limitations to Residential Development Figure 11 - Limitations to Residential Development Figure 12 - Limitations to Agricultural Use • Transportation . . . . . . . . Figure 13 - Major Roads Sanitary Sewage Disposal . . . . . Figure 14 - Sanitary Sewer Plan • • • . • • NEEDS AND DIRECTIONS . . . . . . . . .. . I. Sheridan Township Development Plan. . • . II. Land Use • . . . . III. Environment . . . . . . • . . . • • .... . .. ...... . THE PLAN Figure 15 - Master Street and Highway Plan Figure 16 - Comprehensive Development Plan . IMPLEMENTATION . . . . . . . . . . . . . . . . . . . . . 1 4 6 7 21 27 33 42 44 46 49 50 52 53 63 J �II ""-~ ~ �-I I I I I I I INTRODUCTION PURPOSE OF THE PLAN Every individual or group plans their future to some extent, some more extensively than others. Individuals plan their budgets, their insurance program, their educational goals, their retirement, and their daily activities. Families plan their vacations, or whether to add a room to the house. Businesses plan inventory levels, advertising campaigns, and capital investment. Municipalities must plan their future, too. Planning is necessary to determine the vJisest use of the community's resources, both physical and human, in order to reach established goals and objectives. Comprehensive planning is a process which considers a broad range of community characteristics in establishing a strategy for future development. One of the basic objectives of this Plan is the attainment of a desirable, efficient, and satisfying living environment for the residents of Sheridan Township. To be efficient and effective, the Township needs a guide for growth and development. It will provide the framework for numerous daily decisions on zoning, public services, and human needs. This master land use, or development, plan is designed to promote the public health, safety, morals and general 1t1elfare in Sheridan Township. Its further purposes are: - To encourage the use of lands in accordance with their character and adaptability and to limit the improper use of land to avoid the overcrowding of population; To provide adequate light and air; - To lessen congestion on the public roads and streets; - To reduce hazards to life and property; - To facilitate adequate provision for a system of transportation, sewage disposal, safe and adequate water supply, education, recreation and other public requirements; - To conserve the expenditure of funds for public improvements and services to conforn with the ~ost advan t ageous uses of land, resources and properties; �I I I I I I I - To conserve property values and natural resources; and - To insure a desirable trend and character of land, building, and population development. THE PLANNING PROCESS Planning is a continuing process which involves four basic steps: (1) a survey and analysis of Background information relevant to preparing the community plan; (2) a determination of problems, trends, and potentials, and the formulation of Goals and Policies to take best advantage of conditions; (3) a Plan, which is a written and graphic presentation of proposed development designed to achieve stated goals; and (4) Implementation of Plan proposals and periodic updating and reevaluation. I The chart, which follows, illustrates this process. I I I I The continuing nature of the planning process should be emphasized, as should the active participation of community residents. Constant review and, when necessary, modification of the Plan is needed to reflect changing community desires and needs. I I I I I I I PROFILE OF PLANNING PROCESS BASIC STUDIES • BACKGROUND STUDIES A GENERAL REVIEW OF LOCAL SITUATION · PROBLEMS, NEEDS, POTENTIALS, HISTORICAL PERSPECTIVE ETC • POLICY PLAN • • GOALS PHYSICAL PLAN • DESIGN POLICIES OBJECTIVES ASSUMPTIONS PRINCIPLES 5 , STANDARDS 1. GENERATE ALTERNATIVE SOLUTIONS OR PLANS 2. EVALUATE ALTERNATIVES 3. SELECT IDEAL 1. 2. 3. 4. • IMPLEMENT • IMPLEMENTATION 1. ESTABLISH PRIORITIES 2. FINANCING 3. TIMING • ADMINISTRATION • DATA INVENTORY 1. PUT PLANS INTO EFFECT 1. POPULATION STUDY 2. ECONOM IC BASE STUDY i LAND USE STUDY 4. TRANSPORTATION STUDY 5. OPEN SPACE. RECREATION , CONSERVATION STUDY 6 . GOVi \. + COMMUN ITY FACILITIES STUOY 2. RE-EVALUATE, SUGGEST REVISIONS • ANALYSIS-SYNTHESIS 1. DATA EVALUATION 2, SPACE NEEDS i FORECASTING FtG.1 -3- �• I I I I I I I I I I I I I I I I I I I REGIONAL PERSPECTIVE Sheridan Township in Newaygo County, Michigan, surrounds much of the City of Fremont. As such, while remaining primarily rural, Sheridan Township is • facing problems of suburbanization and urban development for which planning must be done. The combined population of Fremont and Sheridan Township was 5,942 in 1970, and is estimated at being in excess of 6,000 today. Sheridan Township covers an area of approximately 35 square miles and is located 35 miles north of Grand Rapids and 20 miles east of Muskegon. The most prominent natural feature of the Township is Fremont Lake, which has an area of 1.3 square miles and a shoreline of nearly six miles. The major employer in the Township is Gerber Products Company, the largest producer of baby foods in the world. Gerber headquarters are located in Fremont. Michigan highways M-82 and M-120 pass through, or border the Township, providing convenient access to the rest of the area and to Grand Rapids and Muskegon. M-2.0 M-82. REGIONAL MAP -4- ~ north FIG 2 �The northwest corner of Sheridan Township is the point where three counties meet - Newaygo, Oceana, and Muskegon. While much of the land within the Township remains in agricultural production, only 10% of Sheridan's workers were employed in the agricultural industry and 9% listed farming as their occupation. The employment base is highly diverse, with 24% operatives and laborers, 21 % professionals, and 18% in sales and clerical occupations. . In the l850's settlement began in the Sheridan Township area. Fremont was incorporated and became a trade center for the logging industry. Dan Gerber started a tannery in 1874 which was the town's principal industry. By 1900, the land was cleared and orchards and other crops were planted, and farming became a major influence. Shortly after 1900, the Fremont Canning Company was founded, which later became Gerber Products and began the national sale of baby foods in 1926. The stability of the agricultural economy has boosted the prosperity of the area . • • • • • • -5- �• • I I I I I I �SOCIO-ECONOMIC CHARACTERISTICS A study of socio-economic characteristics and changes is an essential step in evaluating community growth. \·Jhen local governments assume the task of planning • for the future, they are automatically dealing with the needs of a changing population. Failure to look closely at population and economic trends and characteristics, in an effort to anticipate what the future holds, can and has resulted in economic and social loss to Michigan communities. Inadequate public facilities and services often attest to a lack of understanding of population change. Governmental services cannot be adequately planned on the basis of present needs alone. Present plans must be based upon future needs if undue costs are to be avoided. A careful study of the population forms the basis for many decisions, and for other studies that must be made in planning for the community's future . • • -I I I I I I GROWTH TRENDS In 1970, Sheridan Township was the second largest municipality in Newaygo County with a population of 2,477. Since 1940 it has grown almost 80% for an annual average of about 2.7%. Only the City of Fremont, which lies to a great extent in Sheridan Township, is larger in population, and it has grown about 38% since 1940, in contrast to Newaygo County 1t1hich grew 45~;: durinq the same period. The 4-township area surrounding Fremont contains 35% of the total population of Newaygo County. In the 1960's, Newaygo County grew 15.9 percent, or slightly faster than the State's 13 percent. While Sheridan Township grew 9.8%, Fremont grew only 2.4%. At the same time, Holton Township to the west grew 3.5%, Dayton Township to the north grew 11.8~, Sherman Township to the northeast grew 30%, Garfield Township to the east declined by 15.5% due to annexation by Newaygo, and Bridgeton Tm·mship to the south grew 17.9%. These figures suggest that in the 1960's, Fremont was expanding to the north and east. Development further south into Sheridan Township is somewhat constrained by soils and the location of the lake. Sewer extensions would, however, open up the Township for rapid development. Table l and Figure 3 illustrate growth trends in the Sheridan Township area during the 1960 ' s. -7- �• • • • - TABLE l SHERIDAN TOWNSHIP AREA GROWTH 1960-1970 1970 Population % Change 1960-1970 Newaygo County Sheridan Township Fremont (City) Ashland Township Grant ( Vi 11 age) Bridgeton Township Dayton Towns hip Garfield Township Newaygo (City) Sherman Township 27,992 2,477 3,465 2,235 772 870 l, 910 l ,448 l, 381 l, 411 15.9 9.8 2.4 12. l 5.5 17.9 11.8 -15.5 - 4.6 30.0 Oceana County Greenwood Township Hesperia (Village) 17,984 575 877 8.7 13.2 6.6 157,426 1,467 1,499 5.0 19.9 3.5 Muskegon County Cedar Creek Township Holton Tm·mship Source: U.S. Census, 1970. -t-1 I -1-- -1- __ I ___ l___ ICREENWOODII M'<iO"t +-ti,& I -H3,2. +--I : SHEllMAN 1' .. ~.o I I .. - ~FR.:MoJ-r I NCOUN'T~ - -l7",,,.,.,.~~1.J+2.4 -,- - - +- - - I MOL.TON (?MERIOAAl~ CaAllFIE.U) I I I I +.3.5 t +9.& ~ -15.5 I I 1- - -I - - - . . T - - -1- - I I I I , e~DAAcm.K B R I ~ As~LAND 1 1 1 I I -.19,9 I +11.9 I +12,1 I I OCEA ~Ul-.liY Mc;-~EG -I I I I - - - ::,W~//~,'(U,<, _ - - -~- --1----r---1----:---11 : IN~WAGO iouN,y I I - - - - - - - - - - - REGlONAL GROWTH PERCENT C~ANGE: 19~0- 1970 -B- I ,- I ~ north - I I �POPULATION PROJECTIONS Several common population projection methods have been utilized to arrive at estimated future population ranges. By plotting these projections graphically, it is possible to determi~e a reasonable middle range projection by estimation. Two similar methods are the ratio-component method and that which is contained in the Newaygo County Plan. The ratio-component approach assumes that the Township will continue to capture a set percentage (8.85% in 1970) of the - total county population. The Newaygo County projection used in this case was obtained from the Michigan Department of Commerce. The basic difference in these approaches is that the County Plan projection assumes, for reasons not explained, a declining rate of growth from 1990 to l9J5. The results of this assumption can be seen in the projection (Figure 4). A third method is based upon an estimate of 1975 population based on building permit statistics. The number of new homes built is known, the approximate population per household (3.28), and the increase is determined by multiplying one by the other. The projection is then a simple arithmetic or straight line method using the 1970-1975 growth rate as the base for projection. A fourth method is the same arithmetic projection using the growth rate from 1940-1970 as the base for estimation. This approach gives a qood feel of long term trends which can be expected to continue unless some drastic development occurs which changes the entire character of the area - such as a major new industry. A fifth method used is the geometric projection. This approach reflects the average rate of population change for ~he area over a period of time in the past (1950-1970/2.04', per year) and the extension of this rate into the future. The final method is si mply a graphic averaging between the highest and lowest projection to approximate a reasonable middle range projection. I I I These techniques are obviously more dependable for short-term projections of 5 to 10 years t han for longer projections. In addition, dramatic population shifts are difficult to predict and if they occur it will be necessary to revise projections made. The projections incorporated in this report reflect past trends, 111hich naturally may vary in the future. As such, they should be used with caution. �Table 2 reveals that the rate of growth in State population declined significantly in the 1960's. In the l940's and 1950's, State population growth was in excess of 20%, while in the past ten years, growth occurred at a rate of only 13%. In contrast, the growth rate in Newaygo County has increased recently. In the 1940's, growth occurred at a rate of 12%; in the 1950's, growth occurred at a rate of 12%; and, in the 1960's, growth occurred at a rate of 16%. Therefore, it is apparent that Sheridan Township is not attaining the State and County average growth rate, and in addition has actually seen a declining growth rate in the 1960's similar to that which occurred in Fremont at the same time. TABLE 2 POPULATION TRENDS 1940-1970 State of Michigan Newaygo County Sheridan Township Fremont City Source: • -I I I I 1940 5,256,106 19,286 1,379 2,520 1950 6,371,766 21 , 567 1,759 3.056 1960 7,823,194 24, 160 2,256 3,384 1970 8,875,083 27,992 2,477 3,465 1940-70 % Change +69 +45 +80 +38 U.S. Census, 1940-1970. Grov,th in Sheridan Township has dropped significantly in the past 10 years. It grew from 28S in the l940's _. to 287; in the l950's, and only 10% in the 1960's . Recognizing that growth h~s continued in the Fremont area, it is not unreasonable to expect that Sheridan will continue to attract a significant proportion of that growth. The slowing growth rate in Sheridan Township could change overnight. In fact, based upon building permits alone, it could be estimated that since 1970 the Township population has increased by about 266 persons, which is a ten-year groi,.ith rate of about 18%. This indicates a strong recovery is in the making. - 10- �II • •II 1. II • TABLE 3 SHERIDAN TOtvNSHIP POPULATION PROJECTIONS 1970-2000 1970 1975 1980 1985 1990 1995 2000 Ra ti a-Component (8.85 % Newaygo Co.*) 2,477 2,639 2,813 3,052 3,306 3,582 3,881 2. Newaygo County Plan 1973 (Interpolation) _;_,447 2,662 2,846 3,031 3,215 3,400 3,585 3. Building Statistics 1970-75/Straight Line 2,477 2,694 2,925 3,150 3,375 3,600 3,825 4. Arithmetic (1940-1970) 2,477 2,660 2,843 3,026 3,209 3,392 3,575 5. Geometric (1950-1970) 2,477 2,698 2,939 3,202 3,488 3,800 4,139 6. Analysis Method 2,477 2,707 2,937 3,167 3,397 3,627 3,857 Projection Method *Newaygo County population projections obtained from the Michigan Department of Commerce . • I I I I I -11- �• • • • • • -I -I I I I I I I 4200 I ' 4000 / • I I 3800 I I 3600 , / ,1' /f' 1/' ,, ,I If,,, 3400 ,,. , , , ,, , /#1/ ,' /,, / ,, ,, ,,' //,/,,,, .,, , , ,, ,, ~ ,,,,/ ,, ,, d1/ ,, 3200 1/', I /~ , / / / 'l .', ~ /,:', I / I , ,, ,, ,, / / / ,/ ,' ►1/ ,, , ,, 1/ P' _, ; .,.,. 3000 ,. ~ /~ ,, , 2800 /:,/,,' , ,y ,,,,,~' /,' , 1' ~,',," /41/.',, /!_,.',, , 2600 ,,,,-,,, , ,,, , , ,, , 2400 1970 1975 1980 1985 Ratio-Component County Plan (Arithmetic: 1940- 1970 Trend) Building Statistics 1990 1995 2000 Sheridan Township Population Projections 1970-2000 Geometric: 1950-1970 Trend Analysis -1 2- FIG. 4 �SELECTED STATISTICS Tab1es 4 - 14 which follow reveal the following facts concerning the residents of Sheridan Township: From 1965 to 1970: 69% have lived in the same house in Sheridan Township. 19% have lived in another house in Newaygo County and their present house in Sheridan Township. 8% have lived in Michigan and their present house in Sheridan Township. 4% have moved here from outside Michigan. 1% have moved from a previous residence of unknown location. 0% have returned from abroad since 1965. -I I I I I I Tenure 9% are life residents of Sheridan Township. 42% moved into Sheridan Township between 1965-1970. Education of Persons 25 Years and Over 19~ have an 8th grade education or less. 23% have a high school education of 1-3 years. 44% have had 4 years of high school education. 10% have had 1-3 years of college. 3% have had 4 years of college. 1% have hid 5 years or more college. Persons Enrolled 58°s were in 38~ were in 4% were in 80% were in 14~ were in 6% were in in School in 1970 (Ages 3-34) nursery or elementary school. high school. college. public schools. parochial schools. private schools. Employment - Occupation (Ages 14-0ver) 24~ Operatives and Laborers 2l t Professional and Managers 18% Sales and Clerical -13- �• '' 'II -II 12% 12% 9% 4% ~ II ~ ~ ~ - Craftsmen and Foremen Service Workers Farming Occupation Not Reported • Employment - Industry 24% Professional 20% Manufacturing, Non-Durable Goods 13% Wholesale/Retail Trades l 0% Agricultural 8% Manufacturing, Durable Goods 8% Transportation 5% Other & Not Reported Business and Personal Services 5 3u; Construction 3' Public Administration 1 Finance C Family Income S 9,360 Average Household Income $ 8,743 Median Family Income Race 99.6% are white, compared to 97.5% in Newaygo County. 0.2% are black, compared to 1. 9% in Newaygo County . Age 26.6 years is the median age. 4o.n are under age 18. 5.0°'.'. are over age 65. �•II SHERIDAN TOWNSHIP AGE- SEX COMPOSITION II II I I I I I I I I I I I - 1970 TOTALS TOTALS 85 93 143 148 120 123 128 138 135 163 58 67 118 241 186 123 66 I I 30 20 10 10 I I 20 I I 30 I AVERAGE NUMBER OF PERSONS PER YEAR FEMALE MALE SOURCE : U.S. CENSUS, FIG. 5 1970 - 15- �I I -I I I II -II ~ ~ TABLE 4 PERSONS 14 YEARS OLD AND OVER BY MARITAL STATUS AND SEX Male Female Never Married 164 236 591 562 Married, Spouse Present 4 Married, Spouse Absent 10 0 Separated 0 74 Widowed 10 12 26 Divorced Source: U.S. Census, 1970. TABLE 5 PERSONS 5 YEARS OLD AND OVER BY RESIDENCE IN 1965 Same House 1,546 Different House Same County 422 Different County Same State 168 Different State Northeast 0 North Central 72 South 7 West O Abroad, In Armed Forces in 1965 0 Abroad, flat in Armed Forces in 1965 0 1oved, Residence in 1965 Not Reported 22 Source: U.S. Census, 1970. TABLE 6 PERSONS BY THE YEAR PERSON MOVED INTO HOUSING UNIT 206 1969-1970 285 1968 203 1967 320 1965-1966 376 1960-1964 543 1950-1959 268 1949 or Earlier 222 Always Lived Here Source: U.S. Census, 1970. -16- �-II -II TABLE 7 PERSONS 3-34 YEARS OLD ENROLLED IN SCHOOL BY LEVEL AND TYPE OF SCHOOL Private Public Parochial Nursery School 20 0 0 13 Elementary School 380 138 18 High School 0 349 College 26 12 Source: U.S. Census, 1970. TABLE 8 PERSONS 25 YEARS OLD AND OVER BY YEARS OF SCHOOL COMPLETED AND SEX Male Female Total No School Years Completed, Includes Nursery and Kindergarten 4 0 4 Elementary 1-4 Years 5 11 6 5-6 Years 0 0 0 7 Years 33 16 49 8 Years 119 62 181 High School 1-3 Years 132 162 294 4 Years 244 315 559 Co 11 ege 1-3 Years 48 82 130 4 Years 24 15 39 5 Years or More 5 4 9 Source: U.S. Census, 1970. TABLE 9 PERSONS 16 YEARS OLD AND OVER BY LABOR FORCE STATUS, SELECTED CHARACTERISTICS, AND SEX Male In Armed Forces In Labor Force Employed Unemployed Not In Labor Force Under 65 Inmate Enrolled in School Other 65 and Over Inmate Enrolled in School Other Source: U.S. Census, 1970. -17- Female 0 0 538 38 308 0 37 54 42 355 0 0 68 9 0 0 0 88 �• •II II II - TABLE 10 EMPLOYED PERSONS 16 YEARS OLD AND OVER BY OCCUPATION Professional, Technical and Kindred Workers Engineers, Technical Physicians, Dentists and Related Practitioners Medical and Other Health Workers, except Practitioners Teachers, Elementary and Secondary Schools Technicians, except Health Other Professional Workers Managers and Administrators Except Farm Salaried Manufacturing Retail Trade Other Industries Self Employed Retail Trade Other Industries Sales Workers Manufacturing and Wholesale Trade Retail Trade Other Sales Workers Clerical and Kindred Workers Bookkeepers Secretaries, Stenographers and Typists Other Clerical Workers Craftsmen, Foremen and Kindred Workers Automobile Mechanics and Body Repairmen Mechanics and Repairmen, except Auto Machinists Metal Craftsmen, except Mechanics and Machinists Carpenters Construction Craftsmen, except Carpenters Other Craftsmen Operatives, Except Transport Durable Goods, Manufacturing Nondurable Goods, Manufacturing Nonmanufacturing Industries Transport Equipment Operatives Truck Ori vers Other Transport Equipment Operatives Laborers, Except Farm Construction Laborers Freight, Stock, and Material Handlers Other Laborers, Except Farm Farmers and Farm Managers Farm Laborers and Farm Foremen Farm Laborers, Unpaid Family Workers Farm Laborers, Except Unpaid, and Farm Foremen Service Workers, Except Private Household Cleaning Service Workers Food Service Workers Health Serv1ce Workers Personal Service Workers Protective Service Workers Other Service Workers, except Private Household Private Household Workers Source: U.S. Census, 1970. -18- 0 0 33 39 12 64 14 5 11 6 0 6 16 5 13 48 60 28 5 0 0 20 4 52 42 60 34 15 27 4 26 10 41 0 28 30 4 34 35 0 15 0 �II II II II II II "II II I -I I I I I I I I TABLE 11 EMPLOYED PERSONS 14 YEARS OLD AND OVER BY OCCUPATION AND SEX • Professional, Technical, and Kindred Workers Managers and Administrators, Except Farm Sales Workers Clerical and Kindred Workers Craftsmen, Foremen, and Kindred ~forkers Operatives, Except Transport Transport Equipment Operatives Laborers, Except Farm Farmers and Farm Managers Farm Laborers and Foremen Service Workers, Except Private Household Private Household Workers Occupation Not Reported Source: U.S. Census, 1970. Male Female 54 94 26 10 27 50 6 71 104 5 82 37 43 47 41 0 0 30 6 39 64 0 0 16 21 5 TABLE 12 EMPLOYED PERSONS 14 YEARS OLD AND OVER BY INDUSTRY AND SEX Tota 1 Agriculture, Forestry and Fisheries Mining Construction Manufacturing, Durable Goods Manufacturing, Nondurable Goods Transportation Wholesale and Retail Trade Finance, Insurance and Real Estate Business and Repair Services Personal Services Entertainment and Recreation Services Professional and Related Services Public Administration Industry Not Reported Source: U.S. Census, 1970. -19- 89 Ma 1e 83 0 28 68 176 71 115 9 14 21 6 208 0 28 68 110 62 98 4 14 5 0 44 27 16 46 21 �•II TABLE 13 FAMILIES BY FAMILY INCOME Under $1,000 $1,000 - $1,999 $2,0()0 - $2,Q99 $3,()00 - $3,999 $4,000 - $4,999 $5,()00 - $5,999 $6,00() - $6,999 $7,000 - $7,999 $8,()00 - $8,999 $9,000 - $9,999 $10,000 - $11,999 $12,000 - $14,999 $15,000 - $24,999 $25,000 - $49,999 $50,000 and over Aggregate Family Income Source: U.S. Census, 1970. II II II II -I I I I I I I I I I I I 5 37 15 30 45 24 67 41 74 56 110 68 56 11 0 $5,981,350 TABLE 14 SHERIDAN TOWNSHIP AND NEWAYGO COUNTY GENERAL POPULATION CHARACTERISTICS, 1970 Sheridan Township Newaygo County Total - Male 2,477 47.8% l , 184 27,992 48.9% 13,685 Source: U.S. Census, 1970. Median % Under % Over Age Age 18 Age 65 Female \>/hite Negro Other 52.2% 1,293 99.6% 0.2% 2,466 6 0.2% 5 26.6 40.7% 5.0% 51. 1% 97.5% ,. 9% 14,307 27,298 531 0.6% 163 27.8 38.8% 11.6% -2 () - �' '-I -I ~ I I I I -I HOUSING The type and number of dwelling uni ts within any community reveal much about the living preferences of local residents. The ability to project numbers and types of d1·1ell ing uni ts into the future vJill detel"flline land needs for housing. SELECTED HOUSING STATISTICS Table 15 presents information on housing existing in 1970 by type and occupancy. It reveals that in 1970 there were 797 year-round housing units, of which 710 were occupied. This is an overall vacancy rate of 11 %. Of the occupied units, 614 or 86% were owner-occupied and 96 or 14o/ were renter-occupied. Table 16 presents residential construction data for the past six years (19701975) derived from building permit applications. Unfortunately, the data available does not allow analysis by housing type. It is therefore included with the warning that it may not reflect a complete picture of construction trends. Table 17 indicates that in 1970 only about 4 percent of the housing units in Sheridan Township were connected to public sewer. These are homes along the north end of the lake. Plans exist to provide public sewer around Fremont Lake. This goal is highly desirable and will aid in the protection of the recreational potential of the lake. Table 18 reveals that 47 (7 ~) homeowners had no automobile in 1970. This is unusually high in a community of population so dispersed as Sheridan . Hopefully, these households are located close to the Fremont City limits and are not inconvenienced by this lack of transportation. In addition, the table shows that sa: of households had l automobile, 32% of households had 2 automobiles, and 4c• had three or more automobiles. Tables 19 and 20 contain the rental or value distribution of households in Sheridan Township. The greatest percentage of rental households paid $90-99 per month in 1970. Ho;•1ever, 27 .; paid no cas:1 rent. It can be seen that 3"~ of owner-occupied households were valued at less than $5,000 in 1970. Further, t he medi an value of 01ner-occupied households was $73,385 in 1970. -21- �II II II -II II ~ -I -I I I I Table 21 classifies housing by parcel use and reveals that 34% of housing units are on parcels of 10 acres or more, 5% of housing units are in commercial buildings: or have some sort of home occupation, and 61 % of housing units are on other parcels, most liKely conventional residential lots and parcels less than 10 acres in area. Single Family 2 Family 3-4 Family Mobile Home Tota 1 Units TABLE 15 HOUSING BY TYPE AND OCCUPANCY - 1970 Total Total Owner Total Occupied & Vacant Units Vacant Units Occupied Units 741 82 581 26 5 10 7 0 0 23 23 0 797* 87 614 Total Renter Occuei ed Units 78 11 7 a 96 * +25 vacant seasonal units Source: U.S. Census, 1970. TABLE 16 RESIDENTIAL CONSTRUCTION 1970-1975 ~ Single Family 2 Family 3-4 Family Mobile Home Total Source: 1970 N.A. N.A. N.A. N.A. 1971 20 N.A. N.A. N.A. 1974 7 N.A. N.A. N.A. 1975 13 N.A. N.A. N.A. N.A. 20 18 14 7 Sheridan Township Building Permits 13 1972 18 N.A. N.A. N.A. 1973 14 N.A. N.A. N.A. Total 1/ l/76 813 26 7 48 894 TABLE 17 COUNT OF OCCUPIED AND VACANT YEAR-ROUND HOUSING UNITS BY TE NURE BY TYPE OF SEWAGE DISPOSAL Total Occupied & Total Owner Vaca nt Year-Round Occueied Occueied Public Sewer 28 28 19 Septic Tank or Cesspool 758 672 578 Other Means 6 6 6 Source: U.S. Census, 1970. -22- Renter Occueied 9 94 a �• • -II -I I I I I I I I I -I None l Automobile 2 Automobiles 3 Automobiles or More Source: TABLE 18 COUNJ OF OCCUPIED UNITS BY TENURE BY NUMBER OF AUTOMOBILES AVAILABLE Owner Total Occupied Occupied 47 47 334 72 227 196 31 26 26 0 TABLE 19 COUNT OF RENTER-OCCUPIED UNITS FOR WHICH RENT IS TABULATED BY MONTHLY GROSS RENT -23- 0 406 U.S. Census, 1970. Less than 530 $30 - ~39 540 - $49 $50 - $59 $60 - $69 $70 - $79 $80 - $89 $90 - $99 $100 - $119 $120 - $149 $150 - $199 $200 - $249 $250 - $299 $300 or More Without Payment of Cash Rent Source: U.S Census, 1970. Renter Occupied 0 0 0 0 6 6 7 18 7 0 0 0 0 0 16 �-II I -II II -I I I I TABLE 20 COUNT OF OWNER-OCCUPIED UNITS BY VALUE Less than $5,000 $5,000 - $7,499 $7,500 - $9,999 $10,000 - $12,499 $12,500 - $14,999 $15,000 - $17,499 $17,500 - $19,999 $20,000 - $24,999 $25,000 - $34,999 $35,000 - $49,999 $50,000 or More Source: U.S. Census, 1970. TABLE 21 HOUSING BY PARCEL USE AND TENURE Total (Occupied & Vacant) Tota 1 (Occupied) Owner Occupied Renter Occupied 10 Acres or More 250 217 181 36 I I I -~ 10 40 50 68 48 34 36 41 24 14 5 -24- Commercial or Medical Estab. 39 35 30 5 All Others 452 407 370 37 �I I -~ ~ -I I I I I I I I I I -I • HOUSING PROJECTIONS Projecting housing demand is an extremely risky undertaking. Traditional preference patterns may changi overnight due to economic conditions or changes in preferred lifestyle. Very little can be done by local government to control such shifts beyond land use planning and zoning. Even if zoning controls discourage certain types of housing through complex restrictions, if such housing is popular in the marketplace there will be tremendous pressures upon local government to accommodate such demand. This may take the form of litigation or public protest by developers. In any case, a community which chooses to fight change rather than anticipate changes and adapt to them will not achieve · the best in planning. If population grows at the rate projected in the previous section to about 3,850 in the year 2000, the housing supply will naturally increase proportionally. Just what proportion it is impossible to say with any accuracy. There are two major factors which influence housing supply. One is the household size (this has been declining in recent years), and the other is the household preference. As has been noted, preference is determined largely by economic and lifestyle patterns. The projections contained here, therefore, will extend present conditions, present trends, and anticipated trends. Presently, 93% of Sheridan Township housing is single family, 3% is mobile homes, and 4% is 2-4 family multiple. As sewers become more readily available it can be expected that a higher proportion of multiple family living units will be constructed. In addition, it is possible that another mobile home park could develop. No breakdown of housing types erected is available for the past 5 years, therefore recent trends are not clear. For purposes of projection, a reasonable estimate of housing proportions is established as: 80 % single family, 15 % multiple family, and 5%mobile homes which will exist in 2000. We must also make an assumption concerning household size which shall be that the average size of all new households between 1975 and 2000 will be 3.0 persons. -25- �. II I -I I I I I I I I I I I I ~ Single Family Multiple Family Mobile Homes Total TABLE 22 SHERIOJI.H TOWNSHIP HOUSING PROJECTIONS 1970 - 2000 Year Totals 1990 1985 1980 1975 1970 1002 951 899 813 741 85 67 49 33 33 45 38 30 23 23 1995 1048 106 55 2000 1093 129 64 1132 1209 1286 - 797 869 979 1056 Table 22 reveals that in the next 25 years the number of housing units in Sheridan Township will likely increase from 797 in 1975 to 1286 in 2000, an increase of 489 units. Distribution of housing types will vary and the projection reflects a gradual attainment of the year 2000 proportions. -26- �-I I I -I -I I I I LAND USE One of the most important steps in the planning process is the collection and mapping of detailed inform 9tion on existing land use. The land use map illustrates graphically those developments which presently exist. It should not be confused with the land use plan which will indicate optimum arrangements of land uses in the future. Land use patterns develop according to geographic location, topographic, economic, social and cultural influences. The early location of a store, the routing of a street or highway, construction of sanitary sewer facilities, and many other factors have an important effect on the shape of existing and future land use patterns. Analysis of present conditions and trends can assist in predicting what will occur in the future. The positive and negative aspects of past land use decisions or developments must be recognized in order to avoid past mistakes and plan for desirable orderly growth in the future. The existing land use information was obtained by field survey of the entire Township by Planning Commission members during the spring of 1976. CLASSIFICATION For purposes of this study, all existing land uses within the township have been classified into one of seven categories. For clarity in understanding the categories, the follm-1ing brief descriptions of each category are provided. In preparing the information on land uses within the township, only land actually in use at the time of the survey was calculated. There remain other parcels planned or zoned for a specific use but which were still undeveloped. Residential: Any structure intended for occupancy by one family including all accessory buildings normally associated with the principal building. In rural areas where a house may be associated with a farm or is in a sparsely developed area, one acre was calculated for that land use, the balance is considered undeveloped or agricultural. Mobile homes are considered separately. Since only 7 multiple family and 26 duplex uni ts existed at the ti me of the survey, these have been included in the residential category. -27- - - - - -- ---- �I I I Mobile Home Residential: Any mobile home intended for occupancy and all land, accessory buildings, and streets contained within a mobile home park. -I Public: Any publicly owned buildings or property. Includes township hall, parks, libraries, fire stations, drainage ponds, cemeteries, etc., and any buildings or property owned and used bv a school district or educational institution. City owned land is desi~nated separately. I Semi-Public: Any building or property owned by a non-profit organization or generally open to public use. Includes golf courses, churches, clubs, camps, public utility buildings, etc. -I I I I I I I I I I I I Commercial: Land used by establishments providing commodities or services to the general public including retail and services, motels, commercial recreation, and all necessary accessory uses including parking. This category also includes offices. Transportation: Includes all road, highway, and railroad rights-of-way. Agricultural or Undeveloped: All lands used for active farming, woodlots, orchards, and all vacant, undeveloped land. -28- �I I I I I I I -I I I I I I I I I I LAND USE ANALYSIS Figure 6 depicts existing land use distribution within the Township. Table 23 lists the approximate atres of each land use type and its proportion of the total Township land. Sheridan Township is primarily a rural residential community. Development around Lake Fremont and within a mile of the City of Fremont can be described as suburban in character. South of 64th Street and west of Fitzgerald the Township is sparsely developed and rural; any development is primarily sinqlP family residential. There are almost no scattered mobile homes. However, there is one small park of about 20 trailers located adjacent to the City limits. Sheridan Township contains slightly less than 35 square miles of the original 36 square mile Township. The City of Fremont has occupied 740 acres or 1.16 square miles. Therefore, there are 22,300 square acres of land in the Township. Of the total, only 2,640 are developed with urban uses, or are owned by the City of Fremont. This leaves 19,660 acres in agricultural, woodlots, or vacant 1and. Only 11 % of Sheridan Township is developed. Of the developed land, 28% is used as residential, 27 ~ is used for public or semi-public purposes, 2% is used for commercial or industrial purposes, and 45% is used for transportation (streets, highways, railroad, airport). At this time, land uses are fairly well located. Scattered single family residential uses may create problems, but the location of commercial and the mobile home park near the City is good. Development remains quite sparse south of 42nd Street, which should allow the planned extension of M-82 to proceed with a minimum disruption to Township residents. The probable route is along 80th Street. The location of the City of Fremont has dictated growth patterns to a great extent, as has the transportation system. A large amount of residential development has occurred along M-82. In addition, the desirability of Fremont Lake has resulted in heavy development along its shoreline. Some of this development is serviced by public sewer; the entire lake perimeter is planned for sewer service. Development can be expected to continue to grow outward from the City and around the lake. -29- �-----------------••1 Sheet Title ...... . ·-·· :,: o.,,1t1 • • '.!__Iii!_! I 11 Le ge nd [:I Residential - ~ ............... ... . . . ·i, (J· . .. I . .""'-·· I... .. !W-"......J ~ .........11~ • Existing Land Use •• ·••- ~ •- _IJ";"~-•--• ~L"""" k -'1.Mobile Home ';':jl :1: :·•\ 1111 r "?' .I : 11111111:: ::, I ... ~I• ~ • '. E," y_JJ1 • •y .,.. ?1{ . IIIIIIIJ Public I -:,. .Ii,' ~I• CJ Commercial .,. \' It r;:j City Property • ·:1· • ...., •••• •1•• D "--,~r::" ·, It •• < --,~(.) ., ·>r')iiir-r~J, . • •. / · ~ LL?1 ........ 111:,· . " / } ~ . ; I _.... I _,,1~•- ~ Ag. & Undeveloped Sheridan Township .,"""1 _· · , ,<J, t. N ewaygo County, Michigan land planning study •..,-. ~ • 4) ~ ~ •Ii §§ ·.. ' .•·_.•:,.: '. _ . ,,, .· ~ I Semi - Public ~i. ti• G••p.nic: !i, c a l ■ li~"~lJlJl FIG. 6 -,north sheet no. �~ I I I I I I I -I • • - II TABLE 23 EXISTING LAND USE - SHERIDAN TOWNSHIP, 1976 Land Use Acres % Developed Acres % Total Acres Residential One and Two Family (Platted Areas) (Scattered) Mobile Homes Multiple Family 730 28% 3% 210 510 10 8% 19% 1% 1% 2% 0% Public/Semi-Public Public (Township) Public (City) Semi-Public 680 210 460 10 27% 8% 19% 0% 3% 1% 2% 0% 60 2% 0% Transportation Roads (90 miles) Railroads Airport 1 , 170 720 50 400 45% 28% 2% 15% 5% 3% 0% 2% TOTAL DEVELOPED LAND 2,640 100% 11 % Agriculture/Undeveloped Agricultural (cultivated) Woodlots/Orchards Vacant/Undeveloped Open \·Ja ter 4,060 4,980 9,590 1,030 18% 22% 44% 5% TOTAL UNDEVELOPED LAND 19,660 89% TOTAL ACRES 22,300 100% Commercial -31- �-, - I I I I I I I I I I I I I I I I I - ZONING Present and future zoning i£ of great importance in planning. Zoning is the legal tool with which the township may regulate growth and development in order to provide a desirable community environment. Through zoning the public seeks assurance of: l. Protection of property values. 2. Control of population density. 3. Control of hazardous areas such as flood plain. 4. Control of exposure to adverse environmental influences such as traffic noise, smoke, dirt, and lack of ventilation and sunlight. 5. Provision of convenient areas for commercial and other service facilities. 6. A more efficient environment, in terms of municipal service costs, private transportation costs, and costs of public utilities. 7. Maintenance of aesthetic harmony in land and building development. 8. Protection of the economic base and provision for its expansion, growth and development. Table 24 lists the total amount of land zoned by category of use and the amount currently in use. Category "R" Residential "C " Commercial "M" Manufacturing & Industri al TABLE 24 LAND USE & ZONING - SHERIDAN TOWNSHIP, 1976 Total Total Total Acres Used Non-Conforming Acres Zoned Acres Used 20,595 320 1,430 80 20 60 355 30 30 -32- �I I I I I I I I I I I I I I I I I I I ENVIRONMENT Land use planning is more than merely locating various new developments in compatibility with each other. If the plan is to be truly rational it should first recognize the physical capability of the land to accept development. The constraints placed upon development by the environment are real and can become a key for decision making and land use location judgements. The process is quite simple. It first assumes that any area of the Township could be developed if the willingness exists to make the economic and social trade-offs required. Secondly, it assumes that, at least on a general level, the tradeoffs or costs can be identified. Thirdly, it suggests that first priority for development be given to those lands which will necessitate the fewest number of social or economic trade-offs or costs. The environmental data collected in this section has been obtained from the U.S. Soil Conservation District maps, U.S. Geological Survey topographic maps and from aerial photography and infrared photography obtained from the N.A.S.A. Remote Sensing Project at Michigan State University. It is presumed that certain lands have higher social and economic costs if developed. To the extent that these can be mapped, those remaining lands available for development will become known. Areas to avoid include: 1. Lands with slopes in excess of 12%, which may suffer soil erosion problems if developed. 2. Wetlands and marshes, which aid in the recharge of ground waters thus preserving water supply, and which are often wildlife habitat areas. 3. Woodlands, which if developed should be carefully managed to preserve their aesthetic as well as drainage control features. 4. Lands with poorly drained soils, which are not conducive to development without public sewers; which may be costly to construct, yet without sewers the pollution of surface or sub-surface waters could occur. 5. Lands with high agricultural capability, which if located outside of the intensively urbanizing area may be preserved from development and reserved for agricultural use. -33- �,--- I -I I I I I I I I I I I I I I I I I SLOPE AND TOPOGRAPHY Figure 7 illustrates those lands in Sheridan Township having slopes in excess of 4%. Lands with slopes less than 5% are generally considered ideal for development, requiring minimal, if any, grading. Lands with slopes ranging from 5-12% can be developed with careful grading and soil conservation measures. Lands with slopes in excess of 12% should be avoided since grading is both costly and can potentially result in soil erosion problems. Slope was calculated using the U.S.G.S. topographic map covering Sheridan Township. Topograohic analysis indicates that the highest points are in the northeast corner of the Township (where the City of Fremont has developed) and in the northwest corner of the Township which remains agricultural. The lowest points lie along the branches of Rrooks Creek in the south central part of the Township. Therefore, when planning for sanitary sewers which generally function on the gravity flow principle, practically any area of the Township could be served. However, the present location of the treatment facility will limit development to areas north of it, unless lift stations are used . WETLANDS AND MARSHES Figure 8 illustrates lands in Sheridan Township covered by standing water year round or seasonally, in addition to showing swampy or marshy areas. vJetlands have potential for groundwater recharge, in some cases recreation, and as wildlife habitat. It is not too difficult to discourage development in these areas since filling and draining them can be quite expensive. However, such development must be discouraged as not in the best interests of the entire Township. WOODLANDS Figure 9 illustrates varying types of vegetation in Sheridan Township as derived from interpretation of aerial photographs available through the N.A.S.A. Remote Sensi ng Project at M.S.U. It shows forested woodlands areas, and open grasslands or developed areas. Obviously the majority of the area of the Tm·mship is under active agricultural use either as cropland, orchard, or pasture. A policy decision may be made to preserve the best agricultural land available if desired. This map, in con-34- �.................. .. -.. ..--.. .. -. -.. -.. . . -.. l Sheet Title Slope Analysis . •:-:-:-:-:-:-:-:-:-:•:•. ::ill: : : il!ili'. : Legend (?;:·:•·· ~ D 1 --.•. :. --\ ·~. .. ... ')" \I (/ ,:\:-; ,,, Less than 5% slope [{j 5-12% slope tm ~ Greater than 12% 1. .:::::::::-·:l--· •:•t.· ·\t/ : -·:::)ff} I Sheridan Township Newaygo County. Michigan . i•: · ·. Hitt I .------ . =: · :'.;~;;::;;. , -~ · :: ~•· ·.•~ ~ .::-· ,:~: ~ i'-~ ·)")··· l.~ :....._;:::· ❖;-•, :::!:••~:::•!: ·,>;•~······ .·,:~!.~·~•!:•:• ~::•· ... .)~-· land planning study ., .... filJ ,. '.' I d ,,L' ' ......,.,, -. ••··.•Morro G,•Pflic Sc:eJe i1~r0Jw FIG. 7 1-north sheet no. �.. .. .. .. .. - .. .. - - - - - - - - - - Sheet T i lle Wetlands ,1; {:/{/::-:-·- -~Leg end /(\/j ~::-:· .~•::::;:.;· ·.·\ . .-................. .-:•.···=·=·········~· •.. •:=:~ ~\ · •"•························• .. ,.:-:-:•:•:•:•:•:•:-:-:-:-:-:-:-:-:-:-:-. "- :I.. ·-:-: .., . ~ , 1 I . " r . ... y • - . :a.-· ~,◄ '6,•·······································1~ t••·····································•·-,,·..·.·. ,:!;::-:::::::::•~~;5;::::=:~::::::::::: •• ··:::: .. ~::::::!:!:-:-:::::::.:=:::::::::::::: :::: ::::::::::::::::::::::::.:::::::::: :.:.: ''" '" ~ I '•:·· J h' I I.:: Open Water .. . J,.====================~ ""t-ir:~:~===t :~~=i::::: .;:-:::::\ : -:-:-· ~ k::::J Marsh or Swamp : ) ? ., :h n -:.I .:, ~ 8 .· • .··1 . -:-;.· .J', I I •~ I I .,,,.,, t-,.. . L q, ) ,. ~--·.· ~&# s~ ( ·.·.:-:::•; ::::::::,.•. ·:: I ,,.r ·::::•·· Sheridan Township N ew aygo County, Michigan land planning study •I -' - "- ~:r~:; . - ~ .,j. . H ,,j , ~ -,,,,.,..,..- •... "'c,., , 'lt• ~1nnr7 n n UUU,, ILJI IU ! ru Gr iptuc 'Sc•I• FIG.8 -r- north sheet no. �--- -- ------- 1 1111 11111 11111 11111 11111 Ill Sheet Tille Vegetation __.:_, I: ~··' ❖ .~J;: :;:;:;:;::::: ..,. :::;:;:;:~:;::. .... ::: e: - ■•♦•♦•♦ ' -I '<,11\H ·==::::::::::~. ··••···•· ! .... ~=:::::. ~~::; ~;:::!:!! Legend ~ ~ Woodland ~~ _._ ;:~}· ~ .•.. D ~ ;~:::;~:::~:-.~!1 ~ :;~,m_:':~; '-,.) ;I.:.;;_.._.,._::~:•:.~ ,~ }; ·•-:, ·1 : -······=; •. •~;:~ .:::: "·' ~pen and Developed Land ,::-:, ♦:♦.•• ~• ··~' ~I ~:!- ··••:•.•· •. ,.~:=:::::::: -~•!•:-· •'· {:~-- ····· -,:::; ,;::ff:-' !!1 .. ~::~:~: : •;.;•, \:::::::::::: ·········•· ,·····=····· .... ···•· :::::::::;: l.••-~.,_•,.• ~-•·#\ .• ~ .-.. -·-- ~- /:=~-,-J-, 1'••::::.:❖!❖, -"'*"-:,:•!• -·•-·❖·••~-.-.---~ ;; -~,,,....., ., i:~. . ,:,\ ·*:$1"<:>=><-r-:"fl:,~. Jllt.%}_.:~ '¼t ,;,.-') .•. • ,:,:.:;:•:•.:::':~.• ' -*-:-~::,-, :-~· ••• • 0.,. "'" ' ..........,. ~~~;~;§~ • I • ••, •• .~ , t;•~-· ;, :::::::::::::::::$-:::•~·· '•··=·=·-·-··.···)!•:•,• ::::::::::::::::=~·::::: ···-~·;:~;-. ' "' • Sheridan Township Newaygo County, Michigan .,_. #¾a, ❖:❖:,,,, ••~:-·-·. land planning study - oo .. ••• --~•-❖:❖::,:-:•~-:-:, .-..-;•;••• •.•. . •. ·•;:;:;:;:;t•::::: •:=:•::::::,:•::::=!,::::~:❖:•:::::• ~-=~·=:::::-:•,:.-:-:;,:,:•::::;:::.<::,:-:,::::,:-:•:•,•·· .,............. . .• . ...... :•:•. '•:•.•···=···1··•:•.······ ,,:-:•.•· .......,...... ······ ········ ..... .... .. ... ..~.,.,., e,, '•"• •- •••l Guph,c Se.ti. ~&[1.J1Jl 1 FIG. 9 1-north sheet no. �... • • • • II junction with the agricultural soil capabilities map, will permit identification of those lands . The major concentration of woodlands in Sheridan Township is in the south central area along the branches of Brooks Creek. Woodlands areas absorb surface water runoff faster than any other land type. They may also function as windbreaks, and aesthetically pleasing elements of the community. Care should be taken in planning to preserve woodlands to utilize them for park and open space uses. SOILS Figure 10 depicts lands available for development without public sewers. It has been derived from the U.S.S.C.S. soil maps of Sheridan Township. Use capability has been determined based upon soil management group classifications developed by Mokma, \~hiteside, and Schneider of Michigan State University (Soil Management Units and Land Use Planning, Nov. 1974). Management groups vary depending upon the soil series and the slope of the land. Land is rated as having slight, moderate, and severe limitations to residential development without sewers. These ratings can be used to best locate future development in areas where sewers will not be available. Figure 11 depicts lands available for development with public sewers. It has also been derived from U.S.S.C.S. maps. As can be seen, if sewers are provided, a substantially greater proportion of the Township can be developed. Only the northern two-thirds has been mapped since this is considered to be the logical sewer service limit. Figure 12 depicts limitations for ngricultural use based upon soils and topography, using the same M.S.U. classification system. This map will aid in decision-making aiMed at preserving the best agricultural land from development should that be desired by the Township. -38- �~~~~~------------••1 Sheet Title Limitations to Residential Development• tr,., - ....... _Tl , j ~- = r-t ....... Legend ' J •., \ '11 ~ ~ Slight F, LJ~oderate ...,.01 ,:.,-,,,·· :/f~: r.,_ •• _,v' Osevere ....✓~ " :•. '\ t>f!")I ~f r *w i thout sewer Sheridan Township N ew aygo County, Michigan land planning study 00 " i~JflJUl H •,~._ •;; ~ \.,.-•· •:.,',' Gr•iituc- S~I• FIG.10 -,-. north she et no. �,. ............. ... ,.. .. 111 Ill 111 111 Ill Ill Ill I S/\eet Tille Limitations to Agricultural Use -w.•;m ... ·· ~t'~'❖·~ ..., r·.· .·. :-:'~~ ¾"'i!;:!f ·...1.."t~,,~~_.-;.r~ •.••.•-~•·J:7-~ --,;. _. {!&··~~·-·.·.·-r ···· .·.·.·.·.·. ~-~, :-!-:\.-:-·~:• ".~~ :.• / ~ -.f,. .. • •· r~ &c•:\.'1t ·.·.·.· .·.· .·. 5 :::::~~~;:;~.::~ l ·••:-:-:-:-:-:::-<~s :t'i§~,.:~~"-~. "f.r,r,:..,. ~!jj,'.p :,:,:-:-:-:-:-:,:,:,:-~i...~:.._'\.;..'"l.,.,..~•:<<;,::::.::::t:tZ'·~".it r.• •-, .t , . . •.•,-:•,•.•.• = ..i.J · • ·. -:~!:!:i;l!:1;;?;~: ::: ::::::::::::::· ..::::: · • · • · • - • • -••• • • "• • • • • • • • • • Legend ' f"'--;m ,;1-i1,l,.l l~l~I &light l}}j Moderate D ~ Severe Sheridan Township Newaygo County Michigan land planning study ~ ..:.:-:-::::~: : ,:::::: :: f.1•1•hlC ';r•I• · r:--: .... - FIG. 12 ~ north nn - _...___,,,,; : ~. .___.I: . ~"" shee t no. �.... -I I -I I I -~ II // ' 711 TRANSPORTATI OiJ All public roads in Sherid~n Township are maintained by the Newaygo County Road Commission, with the exception of M-82 and M-120, which are maintained by the State Department of Transportation. The long range plans of the State show M-82 extending westward through the Township in the vicinity of 80th Street. However, implementation of this plan is anticipated well into the l980's . The County Plan anticipates the relocation of M-120 through Fremont and south on vJarner Road. The roads system provides convenient access to all parts of the Township. State high\tJay M-82 is by far the heaviest traveled route in the Township. It serves "through" traffic as well as local traffic. The most heavily traveled local route is along 72nd Street, on Fitzgerald between 72nd and 80th, and on 80th west of Fitzgerald. This is obviously a popular shortcut around Fremont toward Twin Lake and Muskegon. A small airport owned by the City of Fremont is located in the Township, as are tracks of the C &O Railroad. Refer to Figure 13 Major Roads for traffic counts. ~ -42- �• • Sheet Title Major Roads 6 3800 6 6500 'r1·,..,., .. , . • "f Legend ·l, "'" t, I """ 8 I B ,.~";\ r.? 4900 C> _..··" _. <l ~ ADT-Traffic Counts ~,, C> <l 6 477 Sheridan Township ~~ '5 11 ~I I ,.. "• 293~ C> 6 168 '\., ""H> I . ., ~·"•, I" I County Primary Blocal ~ 279 495 State Trunkline . Newaygo County, Michigan •• { \ J !, - ~ land planning study t~ ,.. ,' .. .', ,· , •,. §§ •"", -· '.s~ ••, "' ""•: .. ';,, •' •.,•:.,,,.••»::,',~ Gr•~ Sc• I• 'n1JU1 FIG.13 1-north sheet no. �SANITARY SEWAGE DISPOSAL Figure 14 illustrates both• existing and proposed sanitary sewer service in Sheridan Township. As is indicated, the present service is mainly limited to the City of Fremont and the residential neighborhoods north of Lake Fremont. Proposed sewer lines will shortly provide wastewater disposal service to those lands abutting the Lake to the west and south, in the vicinity of Lake Drive - Green Avenue. -44- �• ·• Sheet T i tle Sanitary Sewer Plan %~ Legend a Existing Sewer r.:::, - c:.:.J Proposed Sewer r=7 Existing ~ Lift Station l IJ\ I r-;:-, l!!:.J Proposed Lift Station r.::m W:,;J Lagoon Irrigation Field Sheridan Township Newaygo County, Michigan land planning study ~§,, ,_.._ '"''"'"" ,,.,, ,, ''"'"""' "! ~J f·•fJI". 1.••t ll Graphic t,;,h .. L'-<, ..... ..,., .. ., ~H J Sc ■N ilM[UUl FIG.14 -,.. north sheet no. ��INTRODUCTION • An important step in the development of a comprehensive plan is the establishment of a policy plan or statement. In the formulation of such a plan, goals are arrived at in basically two ways. First, goals evolve from a desire to remedy an existing or projected problem situation. Secondly, goals may be based upon an ideal such as, What kind of community do we want Sheridan Township to be? Therefore, development of a policy plan requires close examination of perceived community needs and concerns. 11 11 POLICY DEFINED A policy may be defined as a statement of position. Sheridan Township, as a growing municipality, is undergoing change, creating significant challenges. By establishing concise policies, the Township can meet these challenges in a more definitive fashion. The policy planning process is based on the assumption that some kind of community-wide consensus of planning goals and development policies must be arrived at before realistic plans for future growth can be prepared. It further assumes that once growth goals have been agreed upon, a comprehensive plan for future growth will be more readily used by community leaders because it reflects previously accepted policies and goals. 11 11 Policy plans serve as instruments which guide the evolution of a particular community by bringing the social, physical, economic and political considerations into more meanirigful focus. BENEFIT OF POLICY STATEMENTS The process of establishing policy is an aid to clear thinking in arriving at day to day decisions. Clearly stated policy benefits Township government, business and the citizens at large. Local government, in particular, can perform more efficiently and consistently when policy is established. Many of the land use problems that government faces are recurring ones. The time necessary for considering and acting on these problems can be greatly reduced if policy guidelines have been established. Private enterprise a 1so benefits from established policy. Devel ope rs, 1andholders and real estate firms gain when specific policy statements are adopted, because they then have a clear understanding of the general rules governing future development and can make their own decisions accordingly. -47- �The public at large also benefits. By establishing policies and relating such policies to goals and solutions, public confidence in local government is enhanced. The public, too, must have a clear understanding of the rules which govern land use. Other advantages of policy statements as decision making guidelines are: l. Aid to Public Understanding and Participation: The straight-forward character of the policy statement aids public understanding of the planning process and how goals for the community are to be achieved. 2. Consistency: Clearly stated policies covering all concerns of comprehensive planning can do much to minimize the possibility of arbitrary planning decision-making. 3. Efficiency: When a growing community is frequently confronted with problems of a recurrent nature, clearly stated policies may reduce the amount of time spent on an individual project without lowering the quality of planning recommendations. 4. Coordination: The Policy Plan creates a single framework within which all aspects of government may act in concert on development proposals. 5. Stability: A Policy Plan is general by nature and thus provides an element of stability as specific proposals of the master plan are modified over time. 6. Guide to Decision-Making and Review: The Policy Plan is helpful as a guide in adopting land use controls, and to the courts in judging the fairness of specific controls in the context of an overall goal structure for community development. GENERAL POLICY STATEMENTS The following policy statements and explanations form the rationale and basis for the proposed Development Plan for Sheridan Township. Careful analysis of the physical characteristics of the Township and application of these development principles will result in an understandable and defensible land use plan. -48- �II II II II 1111 II I. SHERIDAN TOWNSHIP DEVELOPMENT PLAN Sheridan Township is in need of a land use plan for the which will serve as a guide for future development. If be effective, it must reflect the wishes and desires of the Township and be acceptable to the majority. Such a flexible and subject to continuing review. entire Township, such a plan is to the residents of plan must also be DEVELOPMENT PLAN GOAL: To provide a land use plan that is flexible, reasonable, and adequate to meet the needs and desires of Sheridan Township residents, while maintaining a consistent direction for growth which retains the rural-agricultural character of the community. DEVELOPMENT PLAN POLICIES: l. The Township will adopt a comprehensive development plan indicating areas into which specific land uses should be directed. The purpose of such a plan will be to guide development decisions of the Township Board and Planning Commission. 2. The Sheridan Township revised Zoning Ordinance will be based on the adopted Development Plan and will serve to enforce the land use policies of the Plan by means of local ordinance. 3. The Development Plan will include a streets and highways plan, establishing specific standards for setbacks from all roadways within Sheridan Township. 4. The Development Plan should acknowledge that an additional 340 households should be provided for in the twenty year time span from 1975 to 1995. This planning should recognize that a variety of housing types exist and can be properly located within the Township. • -49- �I I. LAND USE Sheridan Township is concerned about scattered, uncontrolled and disorganized growth. If such growth should occur within Sheridan Township, it would result in a massive waste of l~nd, severely affecting agricultural activity in the Township and incurring unnecessary costs for public services. A high priority has been placed on preservation of the existing acreage devoted to agricultural production. Any land use related activity causing or promoting a reduced output of food by the present ag-enterprise of Sheridan Township would be unfavorably received. A patchwork pattern of land use consisting of isolated commercial establishments or the permitting of commercial functions operating out of a residence or farm is developing throughout the Township. A means is needed to provide for such non-conforming limited uses, making them compatible with residential areas, or prohibiting the use. Sheridan Township will be experiencing certain demands and needs for residential development. It is the intent that such development be carefully considered and directed into the appropriate areas. Growth within the community is continuing at a significant rate. Consistent planning and growth policies are needed now. LAND USE GOAL: Sheridan Township desires a well-balanced land use pattern capable of meeting present and future community needs in an efficient, economical and aesthetically pleasing manner. LAND USE POLICIES: 1. To insure the continued health, safety and general welfare of the residents of Sheridan Township, both now and in the future. 2. A significant land area of Sheridan Township is particularly well suited for agricultural purposes. It shall be the policy of the Township to preserve those lands for agricultural use. 3. More economical ways of utilizing marginal farmland and wasteland should be sought, such as improved forest cover and recreation uses. 4. Maintenance of an environment that preserves and enhances existing and future residential areas and keeps Sheridan Township a safe and attractive place to live. -50- �5. Residential areas should be protected against activities which produce excessive noise, dirt and odors, or which generate heavy traffic. 6. Future single family residential construction should be directed into existing vacant pla•ts and discouraged from developing as 11 strip 11 residential areas along the roadways within Sheridan Township, or permitting the premature development of outlying areas. Such development is an inefficient use of land, and removes prime acreage from agricultural production. 7. Subdivision regulations should be adopted to guide the quality of new residential growth in the Township. In addition, it is the Township 1 s posture that all new single family development be platted in accordance with the appropriate regulations. 8. The Township encourages the development of low density multiple family units in carefully selected areas, that would be compatible in design and extent with single family residences. Such development would provide an alternate life-style for those residents of Sheridan Township so desiring one. 9. The Township will promote a healthy atmosphere for commercial development, maintaining substantial consolidated areas for commercial use, as opposed to "strip" commercial development. 10. The development of selected industry in carefully controlled locations will be encouraged. The "heavy industry" type of development, which may be incompatible with the rural residential character of the community, will be discouraged. 11. The indiscriminate mixing of land uses such as the spread of ''home occupation•• type commercial activities into residential or farming areas will be discouraged. 12. Encourage natural healthy growth in Sheridan Township providing for orderly planned development which separates residential from commercial from industrial uses. The smooth transition in intensively developed areas can be accomplished by appropriate transitional land uses or through physical buffering with open space or vegetation. -51- �III. ENVIRONMENT Sheridan Township contains a wide variety of land and natural resource features. Specifically, there exist an assortment of soil types suitable for development or agric~ltural purposes. There are substantial areas of wetlands with high water table, as well as desirable woodlands, located principally in the south-central sector of the Township. Perhaps the most dominant natural feature in the Township is that of Lake Fremont with its nearly six miles of shoreline, providing a wealth of recreation opportunities. Topography or severe slope is not of substantial concern over the majority of the Township. The major areas of gradient change occur in the stream valleys of the south-central area and the orchard lands in the northwest corner of Sheridan Township . • ENVIRONMENTAL GOAL: Sheridan Township wishes to promote the wisest use of her natural resources in preserving the environment for present and future generations. ENVIRONMENTAL POLICIES: • • l. The Township will make every effort to preserve and protect historical and scenic values and the natural beauty of the area . 2. The Township will prohibit the filling or intensive development of wetland areas, in order to minimize their disturbance, prevent loss of vegetation or wildlife and the destruction of natural habitat. 3. The Township will carefully regulate development in areas of marginal soils, high water table and near lakes in order to protect unwary land purchasers and the public from development which may cause surface or ground water pollution. 4. There are sensitive lands within the Township which should remain undeveloped, namely the stream valleys and woodlands in the southern one-third of the Township. The Township should discourage development in these areas and, if possible, establish incentives for its residents to hold such land as undeveloped. -52- ��11 II II II II II II II • • • • -~ ' THE PL~N The Comprehensive Development Plan for Sheridan Township has been developed through a process which included the collection of data describing in detail • the characteristics and constraints present in the community. This planning process also included the careful study of perceived community needs and problems, as well as the policies desired to provide direction for future Township growth. A final step in establishing the basis for a Plan is one of determining those minimum standards suitable to Sheridan Township's future development. PLANNING STANDARDS Planning Standards are not hard and fast rules for communities to follow, but rather as standards, reflect an average of what has occurred or found to work well in other communities. Such standards are furthermore indicative of the priorities or perhaps the unique circumstances of the community for which they apply. Therefore, while the standards experienced in other municipalities provide decision-making parameters, it is important that local standards be established which deal directly with the needs, preferences and unique characteristics of our community. The standards set forth in this Plan are considered appropriate to the needs of Sheridan Township . ENVIRONMENTAL STANDARDS In order to promote wise use of the land and to avoid future costs attributable to environmental damage, the following features should be preserved in their natural state. If development is to occur in one of these environmentally sensitive areas, then safeguards should be established within the Zoning Ordinance to minimize potential da~age: 1. Lands having slopes in excess of 12%, the development of which would promote soil erosion. 2. Wetlands, which aid in the recharge of ground waters thus preserving water supply, and which also provide wildlife habitat areas. 3. Woodlands, which if developed should be carefully managed to preserve their aesthetic as well as drainage control features. -54- �4. Prime agricultural lands, which are of particular importance to the local economy, and if developed would impact heavily on regional food/fiber production. RESIDENTIAL LAND USE STANDARDS Based upon the population and housing projections as formulated in the Background section of this document, it is possible to plan for the number of new residential living units which can be expected by the year 2000. As is indicated in Table 21, Sheridan Township can expect the construction of 489 residential units to house the anticipated increase in population. It is recommended that the following table be utilized as a guideline for directing this anticipated residential growth. -55- �• • • • • •II I II I II II TABLE 25 RESIDENTIAL STANDARDS Numbel' of Units 1975-1980 Required Acreage Number of Units 1980-2000 Required Acreage Single Family (40%) l/2 Acre per Unit 35 18 98 49 Single Family (40%) l Acre per Unit 35 35 98 98 Single Family (20%) 2 Acres per Unit 18 36 49 98 Multiple Family 6 Units per Acre 16 3 46 8 Mobile Home 7 Units per Acre 7 1 15 3 111 93 306 256 Housing Type Totals Location Standards Suggest that Residential Areas Should: 1. 2. 3. 4. Be convenient to work and leisure activities. Be protected from traffic and incompatible land uses. Be economi ca 1 to deve 1op. Avoid areas with environmental limitations to residential development. -56- �NON-RESIDENTIAL LAND USE STANDARDS Land use types other than residential should also be provided for in the Plan, including schools, commerc~al and retail development, industrial development and park land. Schools: As Sheridan Township grows in population, it can be anticipated that such growth will impact upon the Fremont School System. Based upon the assumption that each new household will generate .5 elementary students, .25 middle school students and .25 high school students, the following calculations can be made: - 489 new households, 1975-2000 . . 5 elementary pupils/HH = 244 additional students in 2000;@ 25/class 10 teaching stations needed;@ 20 teaching stations per elementary school = 1/2 new elementary school . = . 25 middle school pupils/HH = 122 additional students in 2000;@ 400500 pupils per middle school = 1/4 new middle school. - .25 high school pupils/HH = 122 additional students in 2000;@ 1,200 pupils per high school = 1/10 new high school. Commercial: Generally recognized standards for providing local retail commercial land suggests a need of 4 acres of commercial development per 5,000 population. The population as projected for the year 2000 indicates that some 3,800 individuals will reside in Sheridan Township. Furthermore, it must be recognized that the City of Fremont meets the bulk of the shopping needs of Sheridan Township residents, as well as those in the other surrounding townships. On this basis, it is unlikely that commercial development of a regional nature will occur within the Township. However, small businesses will continue to develop which serve various neighborhoods within the municipality as well as being oriented perhaps towards either agricultural production or the recreational aspects of Lake Fremont. At a minimum, the Township will need four acres of commercial land by the year 2000 to serve its residents. -57- �'-I I I I I I Location Standards Suggest that Commercial Centers Should: l. 2. Industrial: Recognized Standards for providing industrial land suggest a need for 2 acres of light industrial development per 1000 population. As with commercial development, it must be recognized that the population to be served must be considered in terms of accessibility to the employment center which means it would encompass an area greater than the boundaries of Sheridan Township. Conversely, it must also be acknowledged that competing employment centers in the region will attract portions of the total available labor market. Assuming that industrial development relates directly to Township population trends, the following standards can be utilized: Year 1976 1980 1990 2000 I I I Have sites of adequate size for shops, off-street parking, loading and landscaping. Recognize existing land use patterns to avoid incompatible situations. Total Acreage of Light Industrial 4 6 7 8 Location Standards Suggest that Industrial Areas Should: l. 2. 3. 4. Have convenient access to transportation systems, especially highways and railroads. Have adequate land with sufficient reserve for future expansion. Have adequate utilities; water, sanitary sewer, waste disposal, power. Be located so as to minimize any possible adverse effects of the industrial use in regard to adjacent non-industrial uses. _ Parks and Recreation Standards: Park size, type and location vary considerably depending upon the character and population density within a given community. As has already been established, Sheridan Township is a community rich in open space, agricultural lands and recreation resources, in particular Lake Fremont. Other items that warrant consideration when establishing standards for parks and recreation areas are: the availability of school facilities and the impact of either present or proposed open park lands or facilities within the City of Fremont. -58- �I I I -I -I I I I Standards generally recogni?ed for providing parkland suggest that 1.5 acres of playgrounds are needed per 1000 population, with a minimum playground size of two acres. Also 3.5 acres of community park area are needed per 1000 people with a desirable minimum site size of 40 acres. Relating these standards to Sheridan Township suggests that the acreage needs for p1ayground areas by the year 2000 will total approximately six acres. In addition, community park needs can be expected to total 13.5 acres also by 2000. Location Standards Suggest that Park and Recreation Areas Should: 1. Avoid physical barriers such as heavily traveled roads and railroads. 2. Use natural areas having certain aesthetic advantages where possible. 3. Be conveniently located, accessible, sufficiently large and properly developed. 4. Where possible, should be provided in combination with schools. STREETS AND HIGHWAY STANDARDS I I ' As development occurs, it will become increasingly necessary to require substantial building setbacks along Township roads and highways. This is essential primarily for safety reasons, however substantial savings may be experienced in right-of-way acquisition costs as the roadways are expanded. The following standards are applicable to the streets and highways plan contained within this report: -59- �I I I I -I I I I STREET SETBACK PLAN Classification Setback From R-0-H Setback From Centerline 66' 25' 58' 66' 40 1 73' Desired R-0-W Function , Subdivision (Plats Only) County Local Provides direct access to individual abutting properties County Primary Moves through traffic at moderate speeds and volumes to and from major arterials l 0() 1 so· 100' State Highways Moves through traffic at high speeds and high volumes between major traffic generators 15()' sn• 125 1 The standards as discussed within this section have been utilized in preparing the Comprehensive Development Plan indicated on Figure 15. I -60- �Sheet Tille Master Street and Highway Plan Legend ~ E3 Co~nty Local 140 setback I fiiii1 County Primary t:.:.:.:I l 50' setback! r;;;;1 t.=.J State Highway 150' setback! /1 ......... Sheridan Township Newaygo County, Michigan land planning study § §.,."·•• '«••o•"" ,. •.,,., -.o••OUHO ·••11 •◄ •I> ...., , . , ....... ,:, ...,, ........ G1•phie Sc.ale ~mIU1Jl FIG. 15 -,north sheet no. �•• Sheet Title Comprehensive Development Plan Legend □ Agricultural and Undeveloped Q Rural Residential f.»:1 ~ Single Family I low density I lfflffl Single Family Wtm I medium density) ~ Multiple Family § Mobile Home llfj Commercial m Industrial ~ l.iliifil Public,Semi-Public Recreatlonal l'\i::rn City of Fremont Sheridan Township Newaygo County, Michigan land planning study ~ ~4:f " ,-~:-~..!,,:,-,•;•;:,~!~"'.'!.:.::.:··~~:\\~ G1•phie Sc•I• ~ nnn ~ r;-1 -U UIJ. LJ LJ ~ 1north sheet no. ��IMPLEMENTATION This Plan will be a successful guide for the future development of Sheridan • Township only if it is continually used in the decision-making process of citizens, developers, and the Township. This plan should be officially adopted by the Township Planning Commission and recognized by the Township Board. The Board has the power to implement the plan through the passage of ordinances and the expenditure of public funds. There are basically five steps to take in implementing the Plan, which are generally: land use controls, financial aids, general government programs, intergovernmental cooperation, and citizen participation. The Plan should be implemented through the use of zoning and subdivision regulation. The continual updating and review of the Zoning Ordinance is essential. Without good zoning there is little protection for Township property owners from new development or little guidance to developers desiring to build within the Township. The Township, through its participation in federal or state grant programs and its expenditure of funds for public improvements, can encourage certain types of development in the desired areas of the community. For example, federal grant programs provide for development of park land in the Township. Thirdly, the Township can implement the Plan through its local programs, such as a Capital Improvements Program. The C.I.P. is a capital budget extending for, usually, 6 years ahead. Based upon the Development Plan, the Township Board can foresee the need for improvements in certain neighborhoods or can encourage development through the expenditure of public funds. Another important aspect of local government programs is the ongoing planning program. The Plan must be constantly used in making decisions, it must be re-evaluated often, and kept up-to-date from the most current information. The Township must recognize its role in the region and Newaygo County and with the City of Fremont, and continue to cooperate with other governments conducting programs affecting Township residents. To this end, these governments and agencies should be provided with copies of the Plan and consulted concerning implementation of the Plan. -64- �• • • - Finally, the Plan will only be successful if Township residents get behind it and support its goals and suggestions for improved community living conditions. Residents hav~ already helped through their willingness to contribute their talents on committees or their ideas at public meetings or hearings. Such involvement should be encouraged in the future. To involve Township residents in community decision-making will require a commitment of the Planning Commission and the Township Board to disseminate information to the people on a regular basis through the news media and various public forums, so that the public will have the necessary background information to make rational decisions about how they want their community to develop. -65- �~L _j~ I, .... . 7 ,, -:::/ - - T... COMM !: I _J ~ -~"' -... . ~ -.-~ , I I l. 2 .u . J i- --:. ' - -- , q- ~- ~ ~L I J ...-,t--'-~~- r ~ ':;( r, · - ,,, . ~ ' / ',.,, t '--~' ~ - ·r--"'""' ' I 11 p \5 , ~t .. < RR r RR .. _ _ s~o I dd - --I C - ' Tt-, 7 ~~IL~ □ I ';. • SF r 12 I D ·.-r ~ ( I tu • " ~I I . 1, •••• •il I \ 0 \ \ ~, ·.ul i1 ,r======:!~===;===,:::~-~ ~ . ::: -11 I , "/ / j\ 1/11_.~ ....SHERIDAN CHARTER ! ) 1------+-----'. \ -1 ·••n••TE• - 1AG , / 2 -1 f ... _ Tlu:,u u [Nl TOWNSHIP f--=? -~ - I" L- \I'' V" ;TIT;' 1,'Ti'"im\;;; f 06 ~ ~ir~j~~'.!J, -~ ~:=J I 1~-f_ll 1 Y 1f ( ,,,,- (!~T _--111 . , ,- .. REVl!:ION DATES DATI ao"AD Of APPEALS RR Agriculture Rural Residential SFLD SFMD MF Single Family( d~~":11y) Single Family( d~"s11y ) Multiple Family COMM IND p Mobile Home Commercial Industrial Public MH . Ci 1 AG ~ n r :1 1 4 - 28-19 I 1.--- '? ~~"~ i ~ ~ \t rr t~~11 I I I l NT {" . "-.I 7. I f r ,~, ~ :~ '·'\ . ,., • 0 rl -:1 --- ... OF 1~--+"1-~----< I '---lh--- · - ~. I ) { ) i l\ T -' I 18 ~ -•, I - 1 7 \ t' RR :11 g_----(,,~;r . -----t- C EN~ T ERV /' -' i:t ! ~Tr -·71I~"" l .M Id 1 ~, r~ - . l ,< M' ~~~~~ ~ ---, _ - J[ ~,. \ c T-j ----- .__ "-, .. ,, 2 + ~r. ) JAG r, ,--,1 ___JL_ 1 I·, ~- RR - 1 j I __Ji----+--__J i - - '_ ~bH,L I ip·- -~ I i i •. ~ MOORE & BRUGGINK CJJN5U.JNjENCi1'&15.IJV"1)~ JI\NoMIS GWN«) IN'IQS,W:, ""8CK,Qfr( MICJ«i,Y\I � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Sheridan-Twp_Comprehensive-Plan-Materials_1976-1989 Creator An entity primarily responsible for making the resource Sheridan Township Planning Commission, Sheridan Township, Newaygo County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1976-12 Title A name given to the resource Comprehensive Development Plan Description An account of the resource The Comprehensive Development Plan for Sheridan Township was prepared by Planning Consultant Services Incorporated in December 1976. A Comprehensive Development Plan Map from April 26, 1989 from the Board of Appeals is included on the final page. Contributor An entity responsible for making contributions to the resource Planning Consultant Services, Inc. (consultant) Subject The topic of the resource Comprehensive plan publications Sheridan Township (Mich.) Newaygo County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/35012776894882cb4b443e7e2ef5f28c.pdf eee080488cea62ec834d1108e6b0adfd PDF Text Text VILLAGE OF SEBEWAING PARKS AND RECREATION MASTER PLAN NOVEMBER 2018 ,/IlllJge 9" /%,~ SEBEWAING �Table of Contents I. INTRODUCTION AND COMMUNITY DESCRIPTION ..........................................................................................1 REMEMBERING THE VALUE OF PUBLIC PARKS ................................................................................................2 REGIONAL SETTING & LOCATION ....................................................................................................................3 II. ADMINISTRATIVE STRUCTURE ..........................................................................................................................5 BUDGETS & FUNDING.........................................................................................................................................5 ROLE OF VOLUNTEERS ......................................................................................................................................6 RELATIONSHIP WITH SCHOOL DISTRICTS, OTHER PUBLIC AGENCIES OR PRIVATE ORGANZATIONS ...6 III. RECREATIONAL INVENTORY ............................................................................................................................7 EXISTING RECREATIONAL OPPORTUNITIES ...................................................................................................7 COMPARISON TO STANDARDS ..................................................................................................................... 12 IV. COMMUNITY INPUT ........................................................................................................................................ 14 SURVEY RESULTS ............................................................................................................................................ 14 PUBLIC MEETING OVERVIEW .......................................................................................................................... 15 V. GOALS AND OBJECTIVES ............................................................................................................................... 16 GOAL 1 .............................................................................................................................................................. 16 GOAL 2 .............................................................................................................................................................. 17 GOAL 3 .............................................................................................................................................................. 17 GOAL 4 .............................................................................................................................................................. 17 VI. ACTION PROGRAM ......................................................................................................................................... 18 INTRODUCTION ............................................................................................................................................... 18 IDENTIFIED PROJECTS .................................................................................................................................... 18 FINANCING POTENTIAL IMPROVEMENTS..................................................................................................... 20 VII. HARBOR PLAN ................................................................................................................................................ 21 VII. SUMMARY AND ADOPTION........................................................................................................................... 25 A COMMUNITY PLAN ....................................................................................................................................... 25 APPENDIX A........................................................................................................................................................... 27 APPENDIX B ........................................................................................................................................................... 29 APPENDIX C .......................................................................................................................................................... 32 APPENDIX D .......................................................................................................................................................... 36 APPENDIX E ........................................................................................................................................................... 42 APPENDIX F ........................................................................................................................................................... 43 �Recreation, parks, and open space are important to the residents in the Sebewaing area. In this community, these amenities add to the quality of life for residents. Park special events are an important economic component of community. Recognizing this, community officials have led an effort to develop a Parks and Recreation Plan aimed at improving and developing recreational resources in the Sebewaing area. Broadly speaking, Sebewaing officials intend to use this plan to guide their work on future recreational and parks projects within the area. It is also a strategic document that articulates specific goals to various agencies and organizations that fund local recreational and parks improvement projects. In accordance with the State of Michigan recommended five-year cycle for recreation planning, this updated plan covers the five-year period 2019-2023. Specifically, this plan is developed in accordance with the guidelines for Community Park, Recreation, Open Space, and Greenway Plans published by the Michigan Department of Natural Resources (DNR). This document is intended to serve as a guide in the planning for future park and recreation opportunities, services, and implementation. Population shifts, new development, and changing attitudes towards leisure can add demands upon the community’s existing parks and recreation system, thus increasing the need for both short and long range planning. Recommendations such as land acquisition, and facility expansions and construction, and even the design of a neighborhood park improvement, will require additional study or involvement of residents in order to address the site-specific details. This plan lays the foundation upon which these activities can build. Implementation strategies are identified over the next five years, at which time the plan will again be updated. The delineation of these improvements will aid Sebewaing in grant solicitation from the DNR and others for long-range capital improvement budgeting. Additionally, during the next five years, it is important for the community to refer to the plan and make appropriate priority adjustments as conditions change and funding opportunities arise. This plan is written for the Village of Sebewaing. However, it is recognized that the Village of Sebewaing provides recreation for much of the surrounding area, since some of those communities have no parks of their own. The parks in Sebewaing serve many of the residents of the Unionville-Sebewaing Area School District. This includes all or portions of Sebewaing Township, Akron Township, Columbia Township, Wisner Township, and Fairhaven Township. 1 �According to the National Park and Recreation Association, parks and recreation have three values that make them essential services to communities: o o o o o o o o Parks improve the local tax base and increase property values. It is proven that private property values increase the closer such land is to parks. This increase in private property value due to the proximity to parks increases property tax revenues and improves local economies. Parks and recreation programs and facilities provide significant indirect revenues to local and regional economies from sports tournaments and special events such as arts, music, and holiday festivals. Economic activity from hospitality expenditures, tourism, fuel, recreational equipment sales, and many other private sector businesses is of true and sustained value to local and regional economies. This indirect economic value is in addition to direct revenues that are gained from park facilities and programs. Parks are the places that people go to get healthy and stay fit. Parks and recreation programs and services contribute to the health of children, youth, adults, and seniors. Parks and protected public lands are proven to improve water quality, protect groundwater, prevent flooding, improve the quality of the air we breathe, provide vegetative buffers to development, produce habitat for wildlife, and provide a place for children and families to connect with nature and recreate outdoors together. Parks are a tangible reflection of the quality of life in a community. They provide identity for citizens and are a major factor in the perception of quality of life in a given community. Parks and recreation services are often cited as one of the most important factors in surveys of how livable communities are. Parks provide gathering places for families and social groups, as well as for individuals of all ages and economic status. Parks have a value to communities that transcend the amount of dollars invested or the revenues gained from fees. Parks provide a sense of public pride and cohesion to every community. 2 �Huron County Sebewaing The Village of Sebewaing is located in southwestern Huron County on the shores of Lake Huron and Saginaw Bay. The marine area around Sebewaing possesses rich marshland habitat and offers excellent fishing, hunting, and boating opportunities. The community is rural and most of the land surrounding Sebewaing is used for agricultural purposes. The Village of Sebewaing is surrounded by Sebewaing Township. Sebewaing is 28 miles northeast of Bay City, 43 miles from Saginaw, and 72 miles from Flint. M-25 is the major traffic carrier into Sebewaing, carrying a large volume of traffic from Bay City, Saginaw, and other areas down state into the thumb. Huron County is an attractive area for vacationers and day-trippers from the metropolitan Detroit region. Other practical routes to the Huron County area include M-53 and I-75. Distance to Detroit is 115 miles and Bad Axe, the Huron County seat, is 24 miles from Sebewaing. 3 �The parks in Sebewaing serve as a community gathering point for residents of the UnionvilleSebewaing Area School District which encompasses parts of several surrounding communities. Some of these communities do not have any parks of their own. These would include Wisner, Akron, and Columbia Townships in Tuscola County and Fairhaven, and Sebewaing Townships in Huron County. According to the 2016 American Community Survey the population of the Village of Sebewaing was 1,610. This is a 9.25% decrease from the 2010 census (1,759.) A significant characteristic of Sebewaing is the high median age. The median of 51.8 years is more than 10 years higher than the State of Michigan. An older population has some unique needs in terms of recreational facilities the Village will want to consider when it plans for the future. Other selected demographic characteristics are shown in Figure 2. Sebewaing Sebewaing Township Huron County Michigan 2010 2016 2010 2016 2010 2016 2010 2016 44.9 51.8 44.7 48.3 46.8 48.3 38.9 39.5 18.60% 16.00% 22.80% 20.50% 22.70% 21.70% 23.70% 25.30% 2.19 2.11 2.3 2.3 2.27 2.27 2.49 2.51 Bachelor's Degree of Higher 12.70% 13.00% 11.30% 12.30% 12.80% 14.90% 25.00% 27.40% Median Household Income (in 2016 dollars) $45,004 $41,324 $46,240 $51,384 $44,115 $43,082 $53,212 $50,803 Per Capita Income (in 2016 dollars) $23,283 $22,875 $23,753 $26,260 $22,760 $24,455 $27,860 $27,549 Disabled 16.80% 17.76% 12.90% 13.40% 16.80% 16.09% 13.70% 14.07% Median Age Population Under 20 Average Household size 4 �The Village Council in Sebewaing makes all decisions regarding parks in the community. The Village of Sebewaing's Department of Public Works (DPW) operates its parks and recreation facilities. Working under the direction of the Sebewaing DPW Committee, the DPW maintains and plans improvements for its recreation facilities. Figure 3 diagrams the administrative structure that provides recreation opportunities in the Village of Sebewaing. Village Council The DPW Committee  Department of Public Works The overall budget for parks and recreation in the Village of Sebewaing for the 2017-2018 fiscal year was $266,045, of which $220,000 was for the replacement of the Main Park Restroom. The budget for parks and recreation for fiscal year 2018-2019 is $59,000. In anticipation of the future replacement of the playscape at the Main Park, $10,000 was included in this fiscal year’s budget. Given the playscape’s current condition, it is estimated that its useful life will expire in the next 5 years and the structure will need to be replaced. The budget amounts include operation, maintenance, and capital improvements. All decisions regarding funding for parks and recreation are made by the Village Council. Funding for the parks and recreation functions in Sebewaing include the Village General Fund, rental fees, donations, and grants. A breakdown of the Village’s parks and recreation budget is included in Appendix A. 5 �Volunteer groups support and promote the recreation programs in Sebewaing. The UnionvilleSebewaing Area Softball/Baseball Association runs a girls summer ball league in Sebewaing and a boy’s ball league in Unionville. Another group runs a women’s adult softball league that plays twice a week in the summer. The M-46 Horseshoe Association has run a horseshoe league in Sebewaing for more than 30 years. The Village of Sebewaing works closely with various community groups to coordinate and host special events in the Sebewaing parks. The Sebewaing Chamber of Commerce hosts the annual Michigan Sugar Festival, which is a large tourism draw for the community. They also host the Christmas Lighted Parade that ends at the Main Park. In addition, Moonlight Madness and RiverFire are events occurring in October and taking place by the Muellerweiss Park each year. Other events organized by the Chamber of Commerce include a weekly farmers market and the annual County Market and Music Fest that take over parts of the street and Muellerweiss Park each year. The Sebewaing Lions Club and the Sebewaing Rotary Club host an annual men’s slowpitch softball tournament in Sebewaing. It also brings a large number of visitors to the community for the weekend. The Chamber of Commerce, the Lions Club, the Rotary Club, and other local groups have donated funds for various projects and initiatives in the Sebewaing Parks. These include match money for an acquisition grant, picnic facilities, and ball diamond lighting. 6 �In order to plan for parks and recreation in the future, the types of facilities that currently exist in Sebewaing need to be examined. It is also helpful to compare these existing facilities to various standards as one measure of the adequacy of the parks and recreation facilities in the community. A survey of existing recreation facilities available to residents of the Village was conducted in June of 2014 and updated in 2018. The results of this survey indicated there are numerous recreation facilities located within Sebewaing, including five village parks, some private facilities and a county park. An inventory chart is included in Figure 4 and a location map is presented in Figure 5. The inventory chart also includes a basic accessibility assessment and a listing of the service area for each park. Past improvements to existing facilities that were completed with the support of the Michigan Department of Natural Resources are provided in Appendix B. A brief description of the village parks and other recreational opportunities is given in the following paragraphs. For more information about the village parks, visit the Village of Sebewaing website at http://www.sebewaingmi.gov/village-parks.html (127 South Third Street) is the largest and most central park in Sebewaing and is divided between the Main and South sections. In total it is 18 acres in size and provides three ball diamonds, picnic areas, eight basketball courts, two tennis courts, a large play structure, a small play structure, horseshoe pits, a volleyball court, a concession stand, an open playfield, three shelters, and two restrooms. It serves as a community gathering point for league sports, festivals, and special events. 7 �(14 West Sebewaing Street) is a small passive park located on the river in downtown Sebewaing. It is one acre in size and has a picnic area, benches, a Veterans’ memorial, and restrooms. Muellerweiss Park is frequently used for village events throughout the year. (West Sebewaing Street) is one acre in size and is located near the marina. It includes a playground and a gazebo with seating. (Eighth Street) is just over a half-acre in size and has a basketball court, a picnic area, playground equipment, and an open playfield. 8 �(700 West Sebewaing Street) is owned jointly by the Village of Sebewaing and Sebewaing Township. Operation of the facility is contracted to a private entity. It includes 80 boat slips, four boat launches, and restrooms. It is located near the mouth of the Sebewaing River on Saginaw Bay. The Sebewaing area includes the following other recreation facilities: o New Salem Evangelical Lutheran School (214 Grove Street) – outdoor basketball court o Christ the King Lutheran School (612 Bay Street) – outdoor basketball court and sports fields o Sebewaing River Campground (537 Union Street) – campground along the river o Sebewaing County Park (759 Union Street) – campground with picnic area, trails, playground equipment 9 �Parking Camping Restrooms Boat Launch Shelter Waterfront Property Nature Trails Playfield (open) Playground Equipment Picnic Area Tennis Courts Soccer/Football Basketball Ball Diamonds Volleyball Service Area** Accessibility* Acreage SEBEWAING AREA RECREATIONAL FACILITIES Comments Village Parks Village Park: Main and South 18 3 R 2 restrooms, multiple picnic areas, multiple sports facilities, drinking fountain, BBQ pit Muellerweiss Park 1 3 V Fishing platform, Veteran's Memorial Pitcher Memorial Park 1 3 V Gazebo Northside Neighborhood Park 0.5 2 N Drinking fountain Sebewaing Harbor and Marina 11 4 R 4 boat launches, 2 restrooms, fishing, laundry and showers 26 R 54 hook up sites, 10 tent sites, fishing Sebewaing River Campground 6.2 R 73 camp sites, fishing New Salem Evangelical Lutheran School 0.5 V Christ the King Lutheran School 10 V County Parks Sebewaing County Park Other Recreation 5 soccer, 1 football * 1 - None of the facilities/park areas meet accessibility guidelines. 2 - Some of the facilities/park area meet accessibility guidelines. 3 - Most of the facilities/park area meet accessibility guidelines. 4 - The entire park meets accessibility guidelines. 5 - The entire park was developed/renovated using the principles of universal design. ** R = Regional, V = Village, N = Neighborhood FIGURE 4 - RECREATION INVENTORY 10 �9 10 FIGURE 5 - PARK LOCATION MAP VILLAGE OF SEBEWAING PARKS 1. 2. 3. 4. 5. Muellerweiss Park Village Park: Main and South Pitcher Memorial Park Northside Neighborhood Park Sebewaing Harbor and Marina OTHER RECREATION 6. Christ the King Lutheran School 7. New Salem Lutheran School 8. Sebewaing River Campground 9. Bay Shore Nature Trail (in progress) COUNTY PARK 10. Sebewaing County Park 11 �The Village of Sebewaing has approximately 30 acres of park land for its 1,610 citizens. General industry standards would suggest 5-10 acres of park land per 1,000 citizens. This would suggest that the Village of Sebewaing has adequate park land for its citizens. However, if one considers the larger service area which includes the entire Unionville-Sebewaing Area School District, the Village may be somewhat lacking in park land. This is why the community input portion of the Recreation Plan is so important. It provides feedback from citizens about what else is needed in terms of park land and facilities in the community. As a supplement to the recommended standard for park acreage, recreation and tourism data from peer municipalities, Huron County, and the State of Michigan can be used to help understand broader trends in recreation and tourism. It is important to be aware of local and state trends in recreation and tourism to ensure the Village of Sebewaing is keeping pace with changes in demand and maximizing planning and funding opportunities with regional stakeholders. Figure 6.1 shows Huron County is lagging slightly in tourism spending growth in eastern Michigan in comparison to other counties. Figure 6.2 shows the share of employment within the tourism industry, indicating the importance of tourism and recreation related jobs to Huron County. Within the broader state and county-wide trends in recreation, kayaking is growing in popularity and provides a unique way for residents and visitors to access the natural assets of Saginaw Bay. This can be seen in recent growth of water trails, some planned and funded with DNR grant sources, in Saginaw Bay including The Tip of the Thumb Heritage Water Trail, Saginaw Bay Water Trail, Au Gres River Excursion, Rifle River Trail, Kawkawlin River Trail, and Saginaw River Historical Excursion. 12 �FIGURE 6.1 - East Michigan Visitor Spending by County FIGURE 6.2 - East Michigan Tourism Direct and Total Tourism Jobs by County, 2014 Source: Tourism Economics Source: Tourism Economics 13 �To comply with the Michigan Department of Natural Resources Guidelines for the Development of Community Park, Recreation Open Space and Greenway Plans, the Village of Sebewaing offered three opportunities for public input along with a 65-day period for review and comment on the draft plan. The first opportunity for public input was through a community survey, the second at a public meeting held on June 7, 2018 and the third opportunity was a public hearing held on October 15, 2018. As part of the Village of Sebewaing’s Master Planning process, the Master Plan Steering Committee undertook a community survey in order to gather feedback on a variety of questions related to the Master Plan and Recreation Master Plan. The survey was open for three weeks, from January 29, 2018 through February 16, 2018 and was available to stakeholders on- line through QuestionPro as well as in paper format. The paper surveys were available at the Village Office and Sebewaing Light and Water Office. Steering Committee members also distributed paper surveys at businesses in the Village and at the meetings they attended during the three weeks the survey was open. A copy of the survey questions, along with a link to the survey response report can be found in Appendix C. A total of 127 respondents completed the survey, with another 83 who started but did not complete the survey. The project team transcribed the paper survey responses into QuestionPro prior to running an analysis of results to ensure all responses were captured online. A copy of the survey and results are available on line at https://www.questionpro.com/t/ PDOh5ZbTq6. The community survey contained 22 questions and respondents were first asked basic questions about their relationship to the Village of Sebewaing including if they are a resident, how long they’ve lived in the Village, and their age. The majority of respondents (63.8%) were current residents of the Village and just over a third of respondents (34.4%) have lived in the Village for 30 years or more. Of the visitors and past residents that participated in the survey (about 20% of respondents), the vast majority of them come to Sebewaing more than 12 times per year. The majority of survey participants were evenly distributed between 25 years old and 64 years old. 14 �Survey respondents expressed desire to maintain and enhance the existing park and recreational facilities and to optimize utilization of Sebewaing's many natural resources for residents and visitors alike. A link to the full survey questions and responses can be found in Appendix C, however, an overview is provided below. o Maintaining existing park and recreational facilities and attracting more visitors/ tourists were both rated as high priority. o Access to lakes and rivers, tourism, and preservation, protections, and enhancements of natural resources were rated as important to the future of Sebewaing. o Wild life habitat and public land and open spaces were rated highest for natural resources needing to be protected and enhanced. o Boating and fishing, other recreation (kayaks, biking, etc.), outdoor events (farmers markets, flea markets, tournaments, etc.), and camping were rated highest priority for attracting more visitors and tourists to Sebewaing. o Developing walking paths and bike routes to improve active transportation assets were rated as high priority. o Attracting more healthcare and related services was rated as medium priority. On the evening of June 7, 2018, a public meeting was held to discuss the Village of Sebewaing Recreation Plan update and the Master Plan. The meeting was publicized on the Village's website, on social media, on the local radio station, and during other village meetings. Using sticker voting, the 24 attendees had the opportunity to show their support or dissent for the four goals outlined in the Recreation Plan. The result of the sticker voting was that all attendees voting agreed with the proposed goals and activities outlined in the draft Recreation Plan. After the sticker voting ended, participants had a discussion about the purpose of the Recreation Plan update and what they would like to see included in the recreation plan. Meeting attendees indicated they would like to see winter recreation activities added to increase the recreation opportunities for residents and visitors all year- round. 15 �Developing goals and objectives is an important part of the recreation planning process. The overall goal of parks and recreation departments is to provide recreational opportunities for the community and/or region it serves, and possibly for tourists. More specific goals must be based on the demographic characteristics of the population served and the physical and environmental characteristics of the area. During the course of the planning process, four goals and associated objectives were development. Goals are general guidelines for what the community wants to achieve. The objectives describe the specific future condition to carry out each goal. The Action Program is the last level and the most specific. It outlines specific projects that have been identified. Photo courtesy of MLive Provide safe, broad community-based recreation opportunities that improve the overall quality of life for all residents in the Village of Sebewaing. o Objective: Add facilities to Sebewaing parks for all age groups and abilities based upon community input and need. o Objective: Improve and promote year-round, accessible recreational opportunities along the Sebewaing River for residents and visitors of Sebewaing. 16 �Preserve and enhance the natural features and environment of the Village of Sebewaing through sustainable implementation methods. o o o Objective: Promote sustainable infrastructure in Sebewaing where areas of poor infrastructure exist. Objective: Limit infrastructure in areas where floodplains exist to promote lowdevelopment recreational based projects. Objective: Increase the quality of life of the Village of Sebewaing’s natural environment. Promote walkability between recreational opportunities in the Village of Sebewaing. o Objective: Connect the Historic River District area to recreational opportunities through wayfinding and proper signage. o Objective: Improve and maintain facilities in parks and on walking routes to increase ease of use, accessibility, and safety. Attract and enhance opportunities for recreation-based tourism in Sebewaing o Objective: Increase and advertise the outdoor amenities in Sebewaing to allow the Village to become a tourist destination year-round. o Objective: Use the existing and future recreational opportunities to draw in visitors from outside of Sebewaing and Huron County. 17 �This Recreation Plan is intended to be a guiding document for the Village of Sebewaing in terms of goals and capital improvements. The Village worked hard to determine the need for different improvements and the potential users who would benefit from the improvements. The Village is dedicated to providing recreation opportunities for residents of all ages and abilities, ensuring that all improvements and upgrades to facilities are handicap accessible. In addition, potential users include not only residents from the Village of Sebewaing, but also residents located in other nearby communities who are part of the Unionville-Sebewaing Area School District. As a provider of recreational opportunities to these other local jurisdictions, the Village of Sebewaing considers its relationships to these people a critical component to the success of this action program. The project list in not a fixed element and is neither all-inclusive or exclusive. The schedule reflects the results of the input received from the online survey, Village staff, and other general input received from the community. Future circumstances, especially availability of funding, may change priorities or require reprioritization of items. 1. Non-Motorized Walking Trail An interconnected walking trail throughout the Village of Sebewaing will connect the Historic River District area to some of the town’s natural features and Saginaw Bay. At the request of the village stakeholders, this trail will provide new recreational opportunities while promoting safety, walkability, and outdoor recreation. During the winter months, the non-motorized walking trail will be open and marketed towards winter-time recreational uses, such as crosscountry skiing and snowshoeing. 2. Kayak Launch A designated kayak launch will improve water safety and accessibility to Saginaw Bay for village residents and visitors. The only official kayak launch in the Village is also the Sebewaing Harbor Marina boat launch. Village stakeholders have expressed concerns for safety when small and large boats are utilizing the same facility. 18 �3. Playscape at the Main Park Replacing the playscape at the Main Park will ensure the park amenities are maintained into the future and continue to provide a safe and attractive place for families to enjoy the park and recreation opportunities in the Village. The playscape was built in 2000 with a life expectancy of 20 years. Given its current condition, it is estimated its useful life will expire within the next 5 years and the structure will need to be replaced. 4. Village of Sebewaing Signage Improved signage will increase connectivity between the roughly 40 acres of forested area, nature trails, Sebewaing public parks, and the Bay Shore Camp. Currently there is minimal signage throughout the village, limiting the ability of residents and visitors to utilize recreational assets. Improved signage will promote recreational utilization for residents and visitors. Increased connectivity between recreational facilities will also promote tourism in the village, a stated interest of village stakeholders. 5. Village Park Walking Loop A walking loop around the Village Main Park and Village South Park will improve utilization of the largest and most popular park in the village for residents of all ages and abilities. Improved parks and park equipment were a stated priority of village residents. A walking loop around the Main and South Parks will improve utilization among the aging residential village population. 6. Park at 249 North Center Street (the former Lapeer Metal Stamping (LMS) site) The 249 North Center Street property is a brownfield site in the heart of downtown Sebewaing. Planning and design work has taken place to begin exploring the remediation and redevelopment options for the site. A concept plan for the site, shown in Appendix E, envisions a portion to be used as park space, creating additional park space in the Village of Sebewaing. 7. Recreation Facilities at the South Park Identified projects include updating the basketball and tennis courts, adding a pickleball court, and building a pavilion near these courts for park-goers. Seating near the horseshoe pits was also identified as a needed improvement. 19 �Funding for parks and recreation capital improvements can come from a myriad of local, state, and federal public programs as well as private groups and foundations. Grant funding is available for parks and recreation projects. However, applicants need to target potential funding agencies and programs very carefully so as to meet the specific criteria required. A current listing of programs and agencies that can provide funding for parks and recreation projects is contained in Appendix D. 20 �Beginning in 2015, to be eligible for Michigan State Waterways Grants, a harbor in Michigan is required to be included in a community’s Recreation Plan. The discussion on the following pages covers the required elements. Name of Facility: Sebewaing Harbor Marina Location: 700 W Sebewaing Street Sebewaing, Michigan 48759 The general purpose of the Sebewaing Harbor Marina is to provide recreation opportunities for boaters and fisherman throughout the Midwest. After a large section of dock was damaged by ice during the winter of 2014, 24 boat slips were removed, reducing the number of boat slips from 104 to the current 80 slips. The facility includes a four place boat launch. This is currently the right size for the existing demand and use. The facilities were compliant with the Americans with Disabilities Act (ADA) when built, however, improvements need to be made in order to maintain accessibility (See Large Scale Maintenance and Replacement Schedule). The Village of Sebewaing Site Development Plan includes two projects, which are outlined below with the anticipated cost:  Build a 1,800 square foot open air pavilion for community use: $45,000  Install kayak facilities: $7,000 Marketing is handled by the subcontractor who manages the marina. The subcontractor maintains a web site (www.sebewaingharbor.com) that can take reservations and provide general information about the marina. Brochures are available and distributed around the county. The marina information can also be viewed from other web sites such as www.marinas.com, www.Michigan.org, the village website – www.sebewaingmi.gov, and the Sebewaing Area Chamber of Commerce site, www.sebewaingchamber.com. 21 �The subcontractor markets the marina at two trade shows per year that are involved with boating, sportsmen, and fishing. He also plans to increase marketing efforts to pilots because the marina is directly adjacent to the small Sebewaing Township Airport. The Sebewaing Chamber of Commerce and the marina subcontractor sponsor a fishing contest at the marina during the annual Michigan Sugar Festival in June. The Sebewaing Harbor Marina is operated jointly as a partnership between the Village of Sebewaing and Sebewaing Township. Day to day management of the facility is subcontracted to a private individual who also owns and manages the Sebewaing River Campground across the river. The channel leading into the marina normally needs dredging approximately every three to five years, depending on water levels. Approximately 70,000 to 100,000 cubic yards of dirt are removed during the dredging. The Village uses three different confined disposal facilities (CDF’s) for the spoils. Two are adjacent to the channel and the third is located approximately ¼ mile to the south. Currently, the harbor is in a 5- to 7-year dredge cycle, with the last dredging completed in 2016. Daily/Weekly Marina facilities are maintained on a daily basis during the operational season. Restrooms are cleaned, grass is mowed, and docks and ramps are kept clean and maintained. Seasonally At the beginning of each season, all buildings and facilities are inspected and maintained as needed. This includes inspecting the plumbing, roofs, and parking areas. The mechanical connections that transmit the lateral load on the floating docks are inspected annually to check for fatigue. The floats are inspected to insure proper buoyancy is being maintained. Annual Maintenance Schedule and Cost Task Winterization Cost $750.00 Painting $2,500.00 Minor electrical repairs $1,500.00 Equipment $2,800.00 Dock repair lumber $3,500.00 Startup costs $2,100.00 Minor plumbing repairs $1,900.00 TOTAL $15,050.00 22 �Other Annual Expenses Annual supplies Tools Office Supplies $2,200.00 Bathroom supplies ie: cleaning supplies Annual Services Trash pickup $1,200.00 Weed control aquatic $4,100.00 Weed control landscape $1,300.00 Landscape maintenance (mowing) $3,100.00 Winter maintenance (snow plow and salt) $3,900.00 Sewer and water $1,000.00 Electrical utilities $6,000.00 TOTAL ANNUAL EXPENSES $22,800.00 A series of small scale infrastructure and equipment replacements and repairs are needed regularly to maintain operations at the marina. Costs for these replacements and repairs are outlined in the tables below. Minor and Small Scale Infrastructure and Equipment Replacement New dock carts $1,200.00 Bath stalls throughout $1,300.00 New signage $5,000.00 TOTAL $7,500.00 Minor Infrastructure Repairs Parking lot striping and sealcoating Lighting upgrades parking areas Pump out replacement Shower redesign TOTAL $26,000.00 $3,300.00 $2,900.00 $7,500.00 $39,700.00 The floating docks at the Sebewaing Harbor Marina need a regular replacement schedule. As the docks near the end of their life span, the marina manager will begin working with the Waterways Program at the Michigan Department of Natural Resources - Parks and Recreation Division to develop a regular schedule for replacing a section or sections of dock at a time. They would like to avoid having to replace all of the docks at one time. In addition, the boat launch skid piers need to be replaced every five years. The marina manager would also like to improve handicap accessibility at the docks. This is due to the fact that when lake levels fluctuate, the ramping from the perimeter walkway to the docks may not meet code requirements for accessibility. 23 �Large Scale Maintenance and Replacement Schedules Project Year Cost Re-roof harbor master, bathroom, and annex buildings Make ADA compliant parking and sidewalk area surrounding bait shop Replace or re-deck A dock with compliant ADA ramp due to fluctuation of water levels Replace or re-deck B dock Replace or re-deck C dock Replace or re-deck D dock/skid piers Total 2019 2020 2021 $45,000.00 $18,500.00 $235,000.00 2022 2023 2024 $235,000.00 $155,000.00 $91,000.00 $779,500.00 Sebewaing Harbor Marina Dock Locations C D B A 24 �In its continuing effort to provide quality recreational opportunities for its citizens, the Village of Sebewaing has developed this Recreation Master Plan as a tool to guide the development of Community Park and recreational facilities and locations over the next five years. This plan is an update of the Village’s most recent plan which was adopted in 2014. The plan will provide the Village eligibility for grants from the Michigan Department of Natural Resources (DNR) to assist the community in reaching its recreational goals. The Village of Sebewaing contracted with Delta Institute to assist them with updating the Parks & Recreation Master Plan. During the development of the plan, three opportunities for input and participation were provided. The first public input opportunity was an online survey seeking opinions regarding recreation in the Village of Sebewaing. The second was a public meeting, held on June 7, 2018. Both opportunities are described in the Community Input section of this plan. Based upon the existing information and the public input, the village developed goals and objectives for parks and recreation in the Village of Sebewaing for the next five years. The Village then created an action program to accomplish the goals and objectives of the plan. The third opportunity was during the 65-day public comment period and at the public hearing held after the public comment period. 25 �The draft Village Recreation Plan document was made available for review beginning on July 16, 2018 at the Village Office and on the Village website. This viewing opportunity was advertised in the Huron Daily Tribune newspaper and on the local radio station. The third opportunity for community input occurred at the advertised public hearing held prior to adoption of the plan. This meeting was held on October 15, 2018 at the Village Office. After the public hearing, on October 15, 2018, the Sebewaing Village Council adopted the Parks & Recreation Master Plan on November 5, 2018. Copies of the Parks & Recreation Master Plan were transmitted to the Huron County Planning office, the East Central Michigan Council of Governments and the Michigan Department of Natural Resources in of 201_. Copies of the notification advertisements, the public hearing minutes, and the resolution are included in Appendix F. 26 ����Monday, June 4, 2018 Grants Management Michigan Department of Natural Resources Monday, June 4, 2018 Grants Management Michigan Department of Natural Resources Grantee Village of Sebewaing - Huron County Project No. 26-00449 Grant History GGrant History Project County: Huron Project Year: 1972 Project Title: Sebewaing Harbor and Marina Boat Launch Grant Closed Project Status: Project Description: $32,946.17 Grant Amount: Acquire .72 acres. Develop 4 acres to include picnic area, playground equip., parking, boat launch area, lighting, landscaping, site improvement and comfort station. Project No. 26-00623 Project County: Huron Project Year: 1975 Project Title: North Side Neighborhood Park Project Status: Grant Closed Project Description: Grant Amount: $3,023.40 Site improvement, water fountain, parking, picnic equipment, basketball, court, paly equipment, and LWCF sign Project No. 26-00817 Project County: Huron Project Year: 1976 Project Title: Village Park Project Status: Grant Closed Project Description: Grant Amount: $8,864.29 Restrooms/storage building with utilities, site improvements, and LWCF sign Project No. 26-01023 M Project County: Huron Project Year: 1977 Project Title: Village Park Project Status: Grant Closed Project Description: Grant Amount: $8,562.05 Park shelter, picnic equipment, LWCF sign. Project No. TF89-009 Project County: Huron Project Year: 1989 Project Title: Sebewaing Harbor and Marina Project Status: Grant Closed Project Description: Grant Amount: $215,300.00 To acquire 6 parcels of land totaling 2.04 acres for future development of a recreational harbor with approximately 72 boat slips. �Monday, June 4, 2018 Grants Management Michigan Department of Natural Resources Monday, June 4, 2018 Grants Management Michigan Department of Natural Resources Grantee Village of Sebewaing - Huron County Project No. TF92-289 Grant History Grant History Project County: Huron Project Year: 1992 Project Title: Muellerweiss Park Project Status: Grant Closed Grant Amount: $112,500.00 Scope Item: EDC contingencies Fishing platform Landscaping Lighting Public restroom Signage Project Description: Develop handicapped accessible river fishing platforms, public restrooms, landscaping and lighting along the Sebewaing River. Project No. TF03-001 Project County: Huron Project Year: 2003 Project Title: Village Park Project Status: Grant Closed Project Description: Grant Amount: $36,500.00 Acquisition in fee simple title of 5.5 acres to expand the size of the existing park for parking and park improvements. Project No. 26-01762 Project County: Huron Project Year: 2015 Project Title: Village Park Restroom Building Project Status: Grant Closed Grant Amount: $100,000.00 Scope Item: Access Pathway 6' wide or more Drinking Fountain Program Acknowledgement Sign Restroom Building Project Description: Construction of a new accessible restroom building in the Sebewaing Village Park that will replace an old and outdated facility. The new building will include a utility room and concession area. 8 Total Number of Projects: Total Amount of Grant Given: $517,695.91 ��VILLAGE OF SEBEWAING MASTER PLAN COMMUNITY SURVEY Thank you for taking the time to answer the Village of Sebewaing’s Master Plan Community Survey! Your responses will help inform the recommendations and action strategies that will be included in the final plan. Your opinions are vital to the Master Plan process. The survey should take about 10 minutes to complete and your responses will be kept confidential. Please submit your responses to the Village Office no later than Friday, February 16, 2018. Please contact Office@sebewaingmi.gov or 989-883-2150 with any questions regarding the survey or the Master Plan process. 1. Are you a current resident of the Village of Sebewaing?  Yes 2. If you are a resident or past resident, how long have/did you live here?  Less than 2 years  6-9 years  20-29 years  2-5 years  10-19 years  30 or more years 3. If you are a visitor/tourist, how often do you visit?  Once a year  More than 12 times a year  2-5 times a year  I have visited the Village, but do not visit regularly  6-12 times a year  I am a resident of Sebewaing  No, I am a past resident 4. Do you work in the Village of Sebewaing or Sebewaing Township? 5. What is your age? 6. What is your main occupation? 7. What issues do you believe are very important to the future of the Village of Sebewaing? Select up to three.  Yes  No, I am a visitor/tourist  Other:  I am a visitor/tourist  No  Under 18  25-34  45-54  65-74  18-24  35-44  55-64  75+  Agriculture related  Education  Retired  Retail/Food service  Manufacturing  Unemployed  Business  Government  Other:  Healthcare  Student Access to lakes and rivers Medical care Agriculture Preservation of scenic character Economic development/job creation Community safety Education options Tourism Housing choices Other: Infrastructure expansion/maintenance Preservation, protections, and enhancement of natural resources Transportation choices (walking, biking, bus) 8. How would you characterize the quality of life in the  Excellent Village of Sebewaing?  Improving 9. Why do you live in the Village of Sebewaing? Select up to three.  Generally good  Below average  Deteriorating  Poor  No opinion Born and raised here Safety/low crime Close to family and friends Affordable and quality housing Like rural living Recreational opportunities Saginaw Bay Quality of schools Like the community I don’t live in the Village of Sebewaing Retired here Other: Job availability 10. List the 3 things that would improve your quality of life if they were available in the Village of Sebewaing. 1. 2. 3. 11. List the 3 major challenges facing the Village of Sebewaing. 1. 2. 3. 12. What services/products/new businesses would you like access to in the Village of Sebewaing that are not currently available? �13. What priority do you think should be given to the following? a. Attracting more industrial businesses. b. Attracting more healthcare services (hospitals, senior care, urgent care, primary care physicians). c. Attracting more retail and other services (restaurants, lodging, legal services, repair services, etc.) d. Attracting more visitors/tourists. High     Medium         Low e. Maintaining existing park and recreational facilities. f. Developing local walking paths and bike routes to improve access to different areas of Sebewaing. g. Maintaining natural areas and limiting development. h. Maintaining quality of housing. i. Continuing to enforce the blight ordinance. j. Developing more hotels and motels for visitors/tourists.                   k. Other:    14. What is your opinion of the following statements: a. The mix of housing in the Village of Sebewaing meets the community’s needs. b. Adequate affordable housing is available. c. Adequate senior housing/retirement housing is available. d. Short-term rental options for visitors/tourists should be allowed. Strongly Agree    Agree    Neutral Disagree Strongly Disagree               e. What other housing issues should be considered? 15. What is your opinion of the following statements: Strongly Agree a. The Village needs a range of residential and light industrial uses  b. The Village of Sebewaing needs more commercial businesses in the community.  c. The Village of Sebewaing needs to focus development on the tourist industry.  Agree    Neutral Disagree       16. What priority should be given to the following to attract more visitors/tourists? a. Agritourism High Strongly Disagree    Medium Low    b. Camping    c. Boating and fishing    d. Birding    e. Hunting    f. Village parks    g. Other recreation (kayaks, biking, etc.)    h. Lodging options (hotels, motels, etc.)    i. Events (farmers markets, flea market, tournaments, etc.)    j. Other:    k. Sebewaing does not need to attract more visitors/tourists 17. What aspects of sustainability, resilience, and  Clean water natural resources need to be protected or enhanced in the Village of Sebewaing? Please  Wildlife and habitat select up to three.  Scenery and open vistas Agree  Neutral  Disagree   Public lands and open spaces  Reduce/reuse/recycle  Quiet surroundings  None  Dark night skies  Other: 18. What priority should be given to the following capital improvements? High Medium Low a. Drinking water    b. Stormwater/drainage    c. Sanitary sewer    d. Electric    e. Internet    f. Roads    g. Parks/park equipment       h. Other: _ 19. What waterfront recreation would you like to see and where in the Village of Sebewaing? 20. What is your opinion of the following statements: a. The location and number of walking paths needs to be improved b. The location and number of bike lanes needs to be improved Strongly Agree   Agree   Neutral Disagree     21. What else can be done to improve transportation access to different places throughout the Village of Sebewaing? 22. Any additional comments regarding the Master Plan or what you would like to see for the future of Sebewaing? Strongly Disagree   �A copy of the survey and results are available online at: https://www.questionpro.com/t/PDOh5ZbTq6 ��Recreational Trails Program Grants o o o o o o Match Requirement: n/a, priority given to projects that are leveraging additional funding sources. Grant Amounts: n/a Type: DNR applicant. Priority given to projects that align with Michigan Comprehensive Trails Plan Objective: To fund the maintenance and development of recreational trails and trail related facilities. Application Deadline: June 26 Website: https://www.michigan.gov/dnr/0,4570,7‐350‐ 79134_81684_79209_83740‐‐‐,00.html Waterways Program Grants o o o o o o Match Requirement: 50%, can be funded source. Grant Amounts: 50% of the estimated project cost. Type: Local Government and Stakeholders applicant. Engineering study, demand analysis, harbor logs required. Objective: Waterways Program grants provide funding assistance for design and construction of public recreational harbor/marina (grant‐in‐aid harbors) and boating access site/launch facilities. Funds are available for engineering studies and infrastructure improvement projects at state‐sponsored harbor/mooring and boating access site/launch facilities. Application Deadline: April 1 Website: https://www.michigan.gov/dnr/0,4570,7‐350‐ 79134_81684_79209_80306‐‐‐,00.html Natural Resources Trust Fund o o o o o o Match Requirement: 25% Grant Amounts: $15,000 ‐ $300,000 for development; n/a for land acquisition Type: Local Government applicant. Objective: The Michigan Natural Resources Trust Fund (MNRTF) projects provide for natural resource protection and outdoor recreation. By law, no more than 25 percent of the Trust Fund revenues available for appropriation each year can be used for development, therefore the majority of funding is allocated for acquisition projects. Final grant recommendations are made by the Michigan Natural Resources Trust Fund (MNRTF) Board (members are appointed by the Governor) to the state legislature for final approval. Application Deadline: April 1 Website: http://www.michigan.gov/dnr/0,4570,7‐ 35079134_81684_79209_81657‐‐‐,00.html �Recreation Passport Grant o o o o o o Match Requirement: 25% Grant Amounts: $7,500 ‐ $150,000 Type: Local Government applicant. Objective: Provide funding to local units for the development of public recreation facilities. This includes the development of new facilities and the renovation of old facilities. Application Deadline: April 1 Website: https://www.michigan.gov/dnr/0,4570,7‐350‐ 79134_81684_79209_81659‐‐‐,00.html Land and Water Conservation Fund Match Requirement: 50% of project cost, can be funded source. Grant Amounts: $30,000 ‐ $300,000 Type: Local Government applicant. Applications are evaluated using established criteria and alignment with Michigan's Statewide Comprehensive Outdoor Recreation Plan (SCORP). The criteria used to evaluate the projects is Need for the Project, Site and Project Quality, Applicant History, Financial Need of the Applicant, Quality of the Overall Park Design, Project Facilities/Scope Items and Universal Access Design o Objective: Provide grants to local governments for the acquisition and development of public outdoor recreation areas and facilities. o Application Deadline: April 1 o Website: https://www.michigan.gov/dnr/0,4570,7‐350‐ 79134_81684_79209_81655‐‐‐,00.html Michigan Invasive Species Grant Program o o o o o o o o o Match Requirement: 10%, can be in the form of cash, donation of materials, equipment or supplies, staff or volunteer hours. Grant Amounts: $25,000 min, $60,000 ‐ $400,000 max Type: Local Government applicant. Projects must support the overall goals of the MISGP:  Prevent new invasive species introductions.  Strengthen statewide invasive species early detection and response network.  Limit the dispersal of recently confirmed invasive species.  Manage and control widespread, long‐established invasive species. Objective: To address strategic issues of prevention, detection, eradication and control for both terrestrial invasive species (TIS) and aquatic invasive species (AIS) in Michigan. Application Deadline: pre proposal June 13, full proposal mid‐September Website: https://www.michigan.gov/invasives/0,5664,7‐324‐71276‐‐‐,00.html �Transportation Alternatives Program (TAP) o o o o o o Match Requirement: 20% of project cost. Priority given to applications that exceed the minimum match. Average match is 35%. Grant Amounts: n/a Type: Local Government applicant. Application can be done with partner state agency, local group, etc. Objective: Fund projects, such as bicycle facilities, shared‐use paths, streetscape improvements that improve pedestrian safety, and historic preservation of transportation facilities that enhance Michigan’s intermodal transportation system, promote walkability, and improve quality of life for Michigan citizens Application Deadline: n/a, contact coordinator before beginning application. Website: https://www.michigan.gov/mdot/0,1607,7‐151‐9621_17216_18231‐‐‐,00.html Coastal Zone Management Program Grant Funding o o o o o o Match Requirement: 1:1 match, may be in form of cash, in‐kind services, or donations. Grant Amounts: $10,000 ‐ $100,000 Type: Coastal Local Government applicant. Objective: Promotes wise management of the cultural and natural resources of Michigan’s Great Lakes coastal areas by fostering environmental stewardship through the development and application of tools, science‐based policies, and effective regulation. Application Deadline: December 15 Website: https://www.michigan.gov/documents/deq/ OGL_Coastal_Program_FY19_Grants_Fun ding_Opportunity_603491_7.pdf Saginaw Bay Watershed Initiative Network Grants o o o o o o Match Requirement: n/a, project viability assessed on other funding sources. Grant Amounts: n/a Type: Local Government application. 5 focus areas of applications:  Agriculture and Pollution Prevention  Communication / Regional Marketing  Land Use  Water Resources Wildlife Stewardship Objective: Balance economic, environmental and social priorities to enhance quality of life for this and future generations. Application Deadline: n/a, funds awarded twice per year. Website: http://www.saginawbaywin.org/uploads/ WIN_Application_Fillable_Form15.pdf �Great Lakes Fisheries Trust (GLFT) o Objective – improve or create shore-based Great Lakes recreational access. o Must be located on the Great lakes or lower portions of major tributaries o Matching funds not required but projects with local funding will be favored. o Due in August/September o www.glft.org Michigan Coastal Management Grants o Protect, manage and restore coastal communities and habitats o Restore historic structures o Revitalize urban waterfronts o Increase recreational opportunities along Michigan’s Great Lakes coast o Applicant must be a coastal unit of government o Maximum grant request - $50,000 o Match requirements – 50% (some flexibility in match for non-construction projects that result in changes to local master plans or zoning ordinances, regional greenways, or include conservation planning) o Eligible projects  Studies, Designs and Land Use Plans – must have a direct connection to coastal planning and/or resource protection.  Construction – boardwalks, trails, lighthouse preservation, habitat restoration, scenic overlook, etc. o Due annually on May 1 o www.michigan.gov/deqcoastal Coastal Program – Great Lakes – US Fish and Wildlife Service o Grants to conserve fish and wildlife and their habitats and to support healthy coastal ecosystems o Rolling application process o www.fws.gov/coastal/coastalgrants/index.html Specific sports and sports foundations  United States Tennis Association (USTA) o funding for tennis courts and programs o www.usta.com � Major League Baseball - Baseball Tomorrow Fund - www.baseballtomorrow.c om  United States Soccer - www.ussoccerfoundation. org Safe Routes to School o For projects near elementary and middle schools: -Sidewalks -Traffic calming and speed reduction -Pedestrian and bicycle crossing improvements -On-street and off-street bicycle facilities -Off-street pedestrian facilities -Traffic diversion improvements in the vicinity of schools o Need to complete the safe routes planning process to apply o www.saferoutesmichigan.org Trust for Public Land (TPL) o Conservation Transactions TPL helps structure, negotiate, and complete land transactions that create parks, playgrounds, and protected natural areas. TPL serves as an independent agent, buying land from willing landowners and then transferring it to public agencies, land trusts, or other groups for protection. www.tpl.org Michigan Department of Environmental Quality (MDEQ) Nonpoint Source Pollution Control Grants o Must be part of a watershed management plan o Projects aimed at reducing nonpoint source pollution (streambank and shoreline stabilization, rain gardens, erosion control, conservation easements) o 25% match required o www.michigan.gov/deq - Go to ”Water”, then “Surface Water” and then to “Non- point Source Pollution”. Community Foundations Private Foundations and Endowments (Examples) o o o o o Wickes Foundation Strosacker Foundation Gerstacker Foundations Huron County Community Foundation For more complete lists of foundations, search online databases that can be found at nccs.urban.org or foundationcenter.org o o o o Match requirements can usually be in-kind services, donations, or cash, Most grants are provided on a reimbursable basis. Barrier free accessibility is usually required for improvement projects, Multiple partners, multiple jurisdictions can be viewed favorably – think “regional” projects. ��� Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Sebewaing_Parks-and-Recreation-Plan_2018 Creator An entity primarily responsible for making the resource Delta Institute Date A point or period of time associated with an event in the lifecycle of the resource 2018-11-05 Title A name given to the resource Village of Sebewaing Parks and Recreation Master Plan Description An account of the resource The Village of Sebewaing Parks and Recreation Master Plan was prepared by the Delta Institute and was approved on November 5, 2018. Subject The topic of the resource Master plan reports Recreation--planning Sebewaing (Mich.) Sebewaing Township (Mich.) Huron County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/5bf076becdd65c6909382125778ab8be.pdf d1d7cb4103d72784793e5a920c79f546 PDF Text Text VILLAGE OF SEBEWAING MASTER PLAN NOVEMBER 2018 \liUOgeo/ ~ /ii f SEBEWAING �This document was generated over the course of a year, with input from numerous stakeholders. While the process was led by the Master Plan Steering Committee, the plan reflects the feedback and guidance provided by the community through surveys, public comments, and multiple stakeholder meetings. Steering Committee Dale Bolzman, Planning Commission Julie Epperson, Planning Commission Jo Jubar, Planning Commission Jeff Parsons, Planning Commission Nathan Schulz, Planning Commission Doug and Chris Deming, Sebewaing Chamber of Commerce Duane Dressler, Department of Public Works Superintendent Alexander Khoury, Village President Lois Kroll, Village Clerk Melanie McCoy, Light & Water Superintendent Carl Osentoski, Huron Economic Development Corporation Village Council Alexander Khoury, President Marcus Sting, President Pro-tem Larry Heider, Trustee Matthew Cummings, Trustee Marcus Deering, Trustee Julie Epperson, Trustee Brandy Gunsell, Trustee Linda Engelhardt, Treasurer Lois Kroll, Clerk Planning assistance by: Emily Rhodes, Delta Institute Cindy Winland, Delta Institute A delta institute Financial assistance for this project was provided, in part, by the Coastal Zone Management Program, Office of the Great Lakes, Michigan Department of Natural Resources, under the National Coastal Zone Management Program, through a grant from the National Oceanic and Atmospheric Administration, U.S. Department of Commerce. MICHIGAN OFFICE OF THE GREAT LAKES �Village of Sebewaing Huron County, Michigan Planning Commission Resolution At a regular meeting of the Planning Commission of the Village of Sebewaing, Huron County, Michigan, held on November 1, 2018 at 2:00 p.m. WHEREAS, the Village of Sebewaing Planning Commission and Steering Committee, pursuant to the Michigan Planning Enabling Act (Public Act 33 of 2008, as amended), has studied and prepared recommendations for the development and land use in the Village of Sebewaing Master Plan; and WHEREAS, the draft of the Master Plan was presented to the Village Council for review and approval of distribution for comment; and WHEREAS, the Village Council approved distribution of the Plan, thereby commencing the required public review period; and WHEREAS, on October 15, 2018, a duly and properly noticed public hearing was held to consider public comment on the proposed Master Plan, and to provide the public another opportunity to comment prior to the Planning Commission's consideration to approve the Plan; and WHEREAS, the Planning Commission has conducted a final review of the Master Plan and determined approval of said Plan is in the best interests of the Village of Sebewaing. NOW THEREFORE BE IT RESOLVED THAT the Village of Sebewaing Planning Commission hereby adopts the Village of Sebewaing Master Plan, including all of the chapters, figures, descriptive matters, maps, and tables contained therein. The provisions of the Master Plan to be effective immediately. The Resolution was introduced by Jeff Parso" s and seconded by Jo Ju bCtr ROLL CALL VOTE: MEMBER YEAS NAYS ABSENT DALE BOLZMAN fil' JULIE EPPERSON □ JO JU BAR ,JQ □ □ □ RESOLUTION: ~ ADOPTED MEMBER YEAS NAYS ABSENT □ JEFF PARSONS 1E1' Ji:! NATHAN SCHULZ □ □ □ □ □ □ DEFEATED □ TABLED Resolution declared adopted this 1st day of November, 2018. g Commission Chairman ~ �1. Introduction ...................................................................................................................................................... 5 Authority to Plan ............................................................................................................................................... 5 Purpose and Use ............................................................................................................................................... 5 The Planning Process........................................................................................................................................ 5 2. Regional Setting ................................................................................................................................................ 7 3. Community Profile ............................................................................................................................................ 8 Population Overview ........................................................................................................................................ 8 Age ..................................................................................................................................................................... 8 Housing ............................................................................................................................................................. 8 Household Income, Employment, and Educational Attainment .................................................................. 11 Natural Resources .......................................................................................................................................... 12 Community Facilities ...................................................................................................................................... 14 Utilities ............................................................................................................................................................ 15 Transportation ................................................................................................................................................ 15 4. Existing Land Use ............................................................................................................................................ 19 5. Public Engagement ......................................................................................................................................... 24 Community Survey ......................................................................................................................................... 24 Public Meeting ................................................................................................................................................. 29 6. Goals and Objectives ...................................................................................................................................... 30 1. Tourism ....................................................................................................................................................... 30 2. Housing........................................................................................................................................................ 31 3. Development .............................................................................................................................................. 31 4. Water Assets ............................................................................................................................................... 32 5. Village Services ........................................................................................................................................... 33 6. Resilience ..................................................................................................................................................... 33 7. Redevelopment Sites ..................................................................................................................................... 34 8. Future Land Use .............................................................................................................................................. 41 Single-family residential ................................................................................................................................. 41 Multi-family residential ................................................................................................................................... 42 Commercial ..................................................................................................................................................... 42 Manufacturing ................................................................................................................................................. 42 2 �Mixed-use ........................................................................................................................................................ 42 Recreation ....................................................................................................................................................... 42 9. Zoning Plan ...................................................................................................................................................... 44 10. Implementation Strategy ............................................................................................................................. 46 Zoning Ordinance Revisions .......................................................................................................................... 46 Public Participation and Support .................................................................................................................... 47 Continuous Planning ....................................................................................................................................... 47 Appendix A .......................................................................................................................................................... 54 Link to Survey Results .................................................................................................................................... 54 Appendix B .......................................................................................................................................................... 55 Public Meeting Poster Boards ........................................................................................................................ 55 Appendix C .......................................................................................................................................................... 56 Concept Plan for 249 N. Center Street (the Former LMS Property) - Public Comment Draft ................... 56 Figure 1: Village of Sebewaing Context Map ....................................................................................................... 7 Figure 2: Walkability Audit .................................................................................................................................. 17 Figure 3: Current Land Use Map ......................................................................................................................... 23 Figure 4: Are you a current resident of the Village of Sebewaing? .................................................................. 24 Figure 5: What is your age? ................................................................................................................................ 24 Figure 6: How would you characterize the quality of life in the Village of Sebewaing? ................................... 25 Figure 7: List the three (3) things that would improve your quality of life if they were available in the Village of Sebewaing. .......................................................................................................................................................... 25 Figure 8: List the three (3) major challenges facing the Village of Sebewaing................................................. 26 Figure 9: How would you prioritize the following? (Count of “High” responses) ............................................ 26 Figure 10: What issues do you believe are very important to the future of the Village of Sebewaing? ......... 27 Figure 11: What aspect of sustainability, resilience, and natural resources need to be protected or enhanced? ........................................................................................................................................................... 27 Figure 12: What priority should be given to the following capital improvements? (Count of “High” responses) ............................................................................................................................................................................. 28 Figure 13: What priority should be given to the following to attract more visitors/tourists? (Count of “High” responses)........................................................................................................................................................... 28 3 �Figure 14: Historic River District Context Map ................................................................................................. 34 Figure 15: M-25 Corridor Context Map ............................................................................................................. 38 Figure 16: Future Land Use Map ........................................................................................................................ 43 Table 1: Selected Demographic and Economic Characteristics ...................................................................... 10 Table 2: Employment by Industry ...................................................................................................................... 11 Table 3: Natural Resources ................................................................................................................................ 13 Table 4: USA School enrollment by school year ................................................................................................ 14 Table 5: Existing Land Uses ................................................................................................................................ 20 Table 6: Future Land Use and Corresponding Zoning Categories................................................................... 44 Table 7: Goal 1 Implementation Plan ................................................................................................................. 48 Table 8: Goal 2 Implementation Plan ................................................................................................................. 49 Table 9: Goal 3 Implementation Plan ................................................................................................................. 50 Table 10: Goal 4 Implementation Plan ............................................................................................................... 51 Table 11: Goal 5 Implementation Plan ............................................................................................................... 52 Table 12: Goal 6 Implementation Plan ............................................................................................................... 53 4 �Authority to Plan Authorized by the Michigan Planning Enabling Act (MPEA, PA 33 of 2008, as amended), the Village of Sebewaing has prepared the following Master Plan. The Village of Sebewaing Planning Commission was formed in the summer of 2015 and is comprised of residents and business owners. As a newly formed body, the Planning Commission participated in basic training for planning commissioners and has undertaken resiliency planning and a public utility resolution for siting, taken part in the Main Street Program, and facilitated several engagement processes. Purpose and Use The purpose of this Master Plan is to act as a roadmap for the future of the Village of Sebewaing. Through a series of goals and objectives, this plan will provide a guide for the future land use decisions, zoning ordinances, and activities pursued throughout the Village. While no plan can be all inclusive of the projects, activities, situations, and needs of the community in the future, this plan is a guide for the community to prioritize and pursue activities that will shape the future of the Village. Throughout the document, this symbol is used to call out how the document can be used at various decision points in the planning process. The Planning Process The Village of Sebewaing Master Plan planning process began in November of 2017. However, this plan represents information and community input that has been gathered over the past few years and builds on past planning efforts including the Village of Sebewaing Resiliency Plan, the Village of Sebewaing Recreation Plan, First Impressions Tourism Program (FIT), Michigan State University Spring 2018 Practicum Report, Michigan Economic Development Corporation Redevelopment Ready Communities program, and past regional planning documents. The Village contracted with Delta Institute to support the completion of the Master Plan. To guide the creation of the plan, the Master Plan Steering Committee was formed. The Steering Committee is made up of members of the Village of Sebewaing Planning Commission, Sebewaing Light and Water, the Village Clerk, the Department of Public Works, the Huron County Economic Development Corporation, and local business owners. The Steering Committee met once a month to work on the plan. The planning process began with a review of existing conditions and land uses in the Village of Sebewaing. Using input gathered from a community survey and past community meetings, a series of goals and objectives were created and the Future Land Use Map was developed. The goals and objectives were the subject of a community meeting held on June 7, 2018. 5 �A public hearing was held on October 15, 2018 as required by the MPEA and to provide an additional opportunity for feedback and input following the 65-day public comment period. After the hearing, the Master Plan was adopted by the Planning Commission on November 1, 2018 and then approved by the Village of Sebewaing Council on November 5, 2018. A copy of the adopting resolution is included in this plan and the plan is available at the village office and on the village website for review. The planning commission and community will use this plan as a basis to guide their work over the next five years at which point the plan will be reviewed and amended as necessary. 6 �The Village of Sebewaing is a village located along the Saginaw Bay in Huron County, Michigan. Named for the crooked creek that flows through the Village, Sebewaing is known for its abundant natural resources and connection to nature through agriculture, hunting, fishing, and recreation. The Village of Sebewaing is within Sebewaing Township, an area primarily made up of agricultural uses and cropland. The Village is within a onehour drive to cities such as Flint, Bay City, and Saginaw. Sebewaing is also located less than a two-hour drive to Lansing and Detroit, and to the US-Canadian Border in Sarnia, Canada. Figure 1: Village of Sebewaing Context Map 7 �Population Overview Before developing proposed goals and action items for the Master Plan, it is important to understand the current context and needs of the residents in the Village. According to the 2016 American Community Survey, the Village of Sebewaing is home to 1,610 residents. Over the last 15 years, Sebewaing has seen a decline in its population by nearly 18 percent. During the same time period, both Sebewaing Township and Huron County saw approximately 11 percent drop in population. In general, the population in the Village of Sebewaing tends to be older, have smaller household sizes, and have a higher rate of disability than the broader geographies of Sebewaing Township, Huron County, or the State of Michigan. Implications: These characteristics are important to take into account during the planning process. Different age groups may have varying needs in terms of community facilities, activities, and housing options and a shrinking population can have an impact on housing vacancy and community services. Age A significant characteristic of Sebewaing is the high median age. The median of 51.8 years is more than ten years higher than the State of Michigan. According to the US Census analysis of urban and rural America, rural areas in America tend to have a higher median age (43) compared to urban areas (36). In the Village of Sebewaing, residents 65 and older represent 22.2 percent of the population, a 6.5 percent increase since 2000. Residents ages 20 to 64 have consistently been the largest age group, making up 60.2 percent of the population in 2015. The relative percentage of this age group to the total population has grown slightly since 2000, up by 2.4 percent. The Village of Sebewaing has seen a 7 percent decline in residents under the age of 20, representing only 16 percent of the population in 2016. Implications: An older population has some unique needs in terms of housing, health care, recreation facilities and activities, and transportation that should be taken into consideration when planning future development and activities in the Village. Sebewaing is looking at zoning options that may promote walkability between residential units and services. This approach to planning and development can be attractive to both members of the community that would like to remain in the community into retirement as well as attract new residents looking for amenities nearby. Housing The housing stock in Sebewaing has grown by 13.5 percent since 1970. Most of the housing stock is comprised of 1-unit, detached structures. Only twenty percent of the housing stock was characterized by two- or more units in 2016. However, the number of occupied units has declined from 2000 to 2016, with a 8 �24 percent loss in occupied rental units. While the number of vacant housing units has doubled since 2000, over the last few years very few houses within the Village of Sebewaing have been for sale for new residents in the area to purchase. A scan of the real-estate market in the summer of 2018, showed only 6 houses were for sale in the Village. Implications: The rising vacancy rate may be due to the Village’s aging housing stock that doesn’t meet the needs of new families or an aging population, or from a declining population. However, with very few houses for sale, the Village is looking at diversifying housing options, both in terms of affordability and size, as well as promoting the redevelopment of vacant units before building new housing options. 9 �Village of Sebewaing 2000 2010 2016 Sebewaing Township* 2000 2010 2016 Huron County 2000 2010 State of Michigan 2016 2000 2010 2016 Total Population 1,974 1,759 1,610 2,944 2,724 2,634 36,079 33,118 32,021 9,938,444 9,883,640 9,909,600 Median Age 40.9 44.9 51.8 40.9 44.7 48.3 41.2 46.8 48.3 35.5 38.9 39.5 Population Under 20 25.3% 18.6% 16.0% 25.8% 22.8% 20.5% 26.3% 22.7% 21.7% 29.0% 23.7% 25.3% Average Household size 2.27 2.19 2.11 2.35 2.3 2.3 2.42 2.27 2.27 2.56 2.49 2.51 Bachelor's Degree or Higher 10.6% 12.7% 13.0% 10.0% 11.3% 12.3% 10.9% 12.8% 14.9% 21.8% 25.0% 27.4% High school diploma 74.8% 85.0% 89.0% 80.9% 87.9% 91.3% 78.3% 84.6% 88.7% 83.4% 88.0% 89.9% Median Household Income (in 2016 dollars) $45,924 $45,004 $41,324 $48,106 $46,240 $51,384 $49,565 $44,115 $43,082 $62,691 $53,212 $50,803 Per Capita Income (in 2016 dollars) $23,711 $23,283 $22,875 $24,964 $23,753 $26,260 $25,054 $22,760 $24,455 31,113 $27,860 $27,549 Disabled 20.9% 16.80% 17.76% 18.6% 12.90% 13.40% 18.9% 16.80% 16.09% 17.2% 13.70% 14.07% Below Poverty Level 17.5% 9.8% 9.4% 13.9% 8.6% 7.7% 10.2% 13.3% 13.95% 10.5% 14.8% 16.3% Table 1: Selected Demographic and Economic Characteristics Source: US Census Bureau. Census 2000, Census 2010, 2012-2016 American Community Survey 5-Year Estimates. *The Township demographic figures include the Village of Sebewaing population 10 �Household Income, Employment, and Educational Attainment In 2016, the median household income was $41,324, in dollars adjusted for inflation, which represents a decrease from 2010. In addition, the Village median household income is nearly $10,000 lower than that of Sebewaing Township or the State of Michigan. However, in the Village of Sebewaing, the poverty rate dropped from 17.5% to 8.6% from 2000 to 2016, and a similar decline in poverty rate was experienced in Sebewaing Township. According to the US Census Bureau, 13% of adults in Sebewaing held a bachelor’s degree or higher in 2016 and almost 9 in 10 adults in Sebewaing held a high school diploma, about a 14 percent increase since 2000. Manufacturing, Healthcare and Social Assistance, and Retail Trade were the top industries employing Sebewaing residents in 2015. Michigan Sugar Company is an agricultural cooperative with sugar beet processing plants in Bay City, Caro, Croswell, and Sebewaing. Michigan Sugar is the largest employer in Huron County, and according to the company’s website, across their seven facilities, they employ approximately 700 people year-round, and an additional 1,600 during peak season. According to data compiled by the Huron County Economic Development Corporation, Sebewaing is home to four of the counties 43 top industrial employers. Implications: The lower annual incomes in Sebewaing is likely due to the higher percentage of residents over 65 years old or disabled, who are more likely to be on a fixed income or whose employment is more seasonal in nature. In addition, more educated and highly skilled workers tend to earn more than their counterparts with lower educational attainment. Sebewaing residents that are employed are in industries that align with broader trends in the region. EMPLOYMENT BY INDUSTRY (2015) Village of Sebewaing Sebewaing Township* Huron County 21.3% 21.9% 15.4% Manufacturing Health Care and Social Assistance 19.3% 18.4% 16.0% Retail Trade 11.5% 12.0% 11.1% Accommodation and Food Services 7.0% 7.1% 6.8% Educational Services 6.6% 6.3% 6.6% Administration & Support, Waste Management and Remediation 4.9% 4.7% 8.8% Public Administration 4.0% 4.4% 4.8% Other Services (excluding Public Administration) 3.6% 2.8% 3.2% Transportation and Warehousing 3.5% 4.5% 3.0% Wholesale Trade 3.3% 2.8% 3.7% Construction 2.8% 2.7% 4.7% Finance and Insurance 2.8% 3.1% 3.8% Professional, Scientific, and Technical Services 2.7% 2.4% 3.2% Agriculture, Forestry, Fishing and Hunting 2.4% 2.4% 4.4% Management of Companies and Enterprises 1.7% 1.7% 1.2% Information 1.6% 1.4% 1.6% Arts, Entertainment, and Recreation 0.7% 0.4% 0.8% Real Estate and Rental and Leasing 0.3% 0.6% 0.5% Utilities 0.1% 0.3% 0.4% Table 2: Employment by Industry Source: U.S. Census Bureau, Center for Economic Studies. On The Map. *The Township figures include the Village of Sebewaing population 11 �Natural Resources The Village of Sebewaing is home to incredible natural resources. The natural features of the Village are an important component to resident’s quality of life and they have the ability to complement and grow the recreation opportunities throughout the Village. Many residents in the Village recognize the importance of preserving, protecting, and enhancing the Village’s natural resources into the future. Saginaw Bay Sebewaing River Wetlands Forest & Open Green Space The Saginaw Bay makes up Sebewaing’s western border. The 1,143 square mile freshwater bay is the largest coastal-wetland system in the United States. It is a popular destination for fishing, duck hunting, kayaking, and boating. The Saginaw Bay serves as an attraction to recreational amenities, providing campers, boaters, and families with water-sport activities. While phragmites currently overrun Sebewaing Bay, the community has an interest in identifying potential locations for a beach or waterfront access in the future. The Sebewaing River runs from the Saginaw Bay to the Cass River, located southwest of Sebewaing near Cass City, Michigan. The Sebewaing River provides opportunities for residents and visitors to take advantage of the natural resources that Sebewaing has to offer. Sailboats, motorboats, kayakers, and fisherman use the river for warmer-month activities. According to the National Wetlands Inventory, a majority of Sebewaing’s wetlands are located on the Saginaw Bay. The wetlands along the Saginaw Bay creates a marsh-like shoreline consisting of phragmites, open drains, and walking trails. However, given the marsh-like shoreline, development is limited in this area. The Huron County Drain Commissioner maintains the township’s open channel drain system, which many visitors use for recreation activities, including ice fishing, kayaking, and swimming. The park and recreation areas throughout the Village of Sebewaing represent opportunities for residents and tourists to enjoy both forested areas and open green space. The Sebewaing County Park includes wooded trails, however, currently these trails are not paved or marked. Through public input, residents have expressed interest in improving the trails for year-round use. The Village’s many parks also offer open green space, baseball, and softball fields. 12 �Natural Resources (continued) Birdwatching, Fishing, and Duck Hunting Climate Invasive and Endangered Species Given Sebewaing’s extensive natural areas, wildlife is abundant in the area. Sebewaing is well known for its great walleye fishing and the Average Joe Fishing Tournament out of the Sebewaing Marina attracts fisherman from around the region. Birdwatching and duck hunting are additional components to Sebewaing’s recreation-based tourism and amenities offered to residents. According to the National Weather Service, Sebewaing is a Moist Continental Mid-latitude Climate. This type of climate tends to have warm to cool summers and cold winters. As a coastal community, the impacts of climate change pose a significant risk to the Village of Sebewaing. According to the Great Lakes Integrated Sciences & Assessments, since 1900 the total annual precipitation has increased 11 percent, and since 1958 the average frost-free season lengthened by nine days. The Sebewaing area is primarily agricultural, and cropland comprises one of the most vulnerable assets in the community, particularly as extreme weather events increase and average temperatures rise. The Village of Sebewaing, like many communities throughout Michigan, has been impacted by the invasive plant species phragmites. Phragmites are wetland grass that through a tight root system suffocates the native plant and animal life living in the Saginaw Bay Area. According to the Huron County Recreation Plan, over the last decade, phragmites has taken over many beachfront areas in the region. Table 3: Natural Resources 13 �Community Facilities Parks The Village of Sebewaing is concurrently updating their Village Recreation Plan, which provides an in-depth assessment of the Sebewaing area recreational facilities. The Village boasts 6 parks, including the Sebewaing County Park that spans 26-acres and includes 54 large hookup sites and 10 tent sites. In addition, the Village is home to the Sebewaing River Campground with 73 camping site and fishing access. For a more in-depth review of the community facilities throughout Sebewaing, reference the Village of Sebewaing Recreation Plan 2019-2023. Schools The Village of Sebewaing is served by three area schools.  The Christ the King Lutheran School is a private school with two campuses. The campus located in the Village of Sebewaing is open to students from 2nd through 8th grade. The preschool and 1st grade campus is located in nearby Unionville.  The New Salem Lutheran School is a small private school located within the Village of Sebewaing.  The Unionville-Sebewaing Area School District is located in Sebewaing Township and is made up of the Unionville-Sebewaing Area Elementary School and the Unionville-Sebewaing Area Middle and High School, which are located in the same building. Enrollment numbers for the three schools are listed below in Table 4. In addition to serving the Sebewaing and Unionville communities, the Unionville-Sebewaing Area Schools attract students from Fairhaven Township, Columbia Township, Akron Township, and Wisner Township and beyond. Enrollment: Unionville-Sebewaing Elem. School Unionville-Sebewaing Middle School Unionville-Sebewaing High School 2013-14 270 223 270 2014-15 255 211 267 2015-16 342 157 261 2016-17 325 150 260 2017-18 313 160 259 Table 4: USA School enrollment by school year Source: MI School Data, Student Counts Marina The Sebewaing Harbor Marina is located near the mouth of the Sebewaing River on the Saginaw Bay. It is owned in partnership between the Village of Sebewaing and Sebewaing Township and is operated by a private entity. The Sebewaing Harbor Marina has 80 boat slips, four boat launches, and public restrooms. The marina is an amenity that attracts residents and visitors alike in the warmer months. Sebewaing Harbor Marina 14 �Utilities Electric Sebewaing Light and Water (SLW) is a municipally owned electric, water, and internet utility. They ensure the reliability and affordability of water, electric, and internet for the residents and businesses of Sebewaing. SLW has scheduled for installation of new natural gas engines to provide reliable power and to meet the needs of Michigan Sugar Company during the processing season. The engine plant is designed to add efficiency by providing hot water to neighboring facilities through the combined heat and power (CHP) process. Municipal Water SLW supplies drinking water from three wells and 17 miles of pipe. In 2017, SLW sold over 76 million gallons of water. However, as with many communities, aging infrastructure can be a challenge. SLW is continuing to explore ways to make their infrastructure and service delivery more sustainable and resilient. SLW is currently exploring new pipes for their system. Internet SLW is a small internet provider that provides fiber optic networks to residents and businesses across the Village. Providing fiber service is a great benefit to the community, increasing internet access to previously underserved areas and providing faster service at a lower price. Sewer and Stormwater The Department of Public Works maintains the Village’s sanitary sewer and stormwater management system. The sanitary sewer system includes 80,000 feet of sewer lines and contains 2 lift stations and 5 lagoons, totaling 55 surface acres to treat wastewater. The stormwater system is comprised of 65,000 feet of drainage infrastructure. Transportation Roadways The main traffic corridor through the Village of Sebewaing is South Beck Street (M-25), which runs North-South through the Village before heading northeast to Bay Port then onto Caseville and southwest towards Unionville and Bay City. The remaining network through the Village is primarily made up of local roadways providing access to business and residential property. There is lighting throughout the Village and major roadways include curbs and gutters. In the downtown area, street crossings are marked with crosswalks. 15 �Pedestrian and Bicycle Paths In the Spring of 2018, a Michigan State University Practicum class completed a walking audit through the Village, looking at the presence of lighting, sidewalks, crosswalks, and signage along roadways. To determine the walkability ratings in Figure 2, data was collected on street lighting, sidewalks, curbs, crosswalk/road paint, and signage. Particular streets score lower if any combination of the attributes were missing. A street could receive a score of “Moderate Walkability” if it had proper safety accommodations such as curbs, lighting, and crosswalks/road paint, but lacked in appropriate signage/ sidewalk quality. A “High Walkability” rating was given if a street met all of the requirements. While some residential areas lacked sidewalks, the majority of the commercial and residential areas received a moderate walkability rating. As expected, Ped/Bike Route Signage the industrial area of the Village near larger industrial sites such as Bayside Best Beans and the Michigan Sugar Factory, received lower walkability ratings. See Figure 2: Walkability Audit below for the results of the walkability audit. The walkability score, along with community input through surveys and public meetings, helped inform the Village’s objective around developing a non-motorized walking trail and connections from the Village residential and commercial areas to the waterfront (see Chapter 6: Goals and Objectives). The walkability audit results also informed the Village of Sebewaing’s 5-year Parks and Recreation Master Plan, which can be found on the village website. The Parks and Recreation Master Plan highlights additional planning and potential resources for streets and wayfinding improvements including improving connectivity through signage and developing a Village Park Walking Loop. 16 �Figure 2: Walkability Audit 17 �Transit The Huron Transit Corporation, known as the Thumb Area Transit (TAT), provides door-to-door bus services for the residents of Huron County. TAT operates in a demand/response mode and offers Sebewaing residents the ability to schedule a ride with the service to be picked up and taken to any location throughout Huron County. Airport The Village of Sebewaing is home to one airport, owned by Sebewaing Township. Situated along Saginaw Bay, the airport has one paved and one grass runway. The facility is adjacent to the Sebewaing Harbor Marina and is a half mile walk along West Sebewaing Street to the Historic River District. The airport is used by the Michigan National Guard as a training site. The airport is open to the public and in 2015 saw an average of 38 aircraft operations per week. Other modes of transportation The Huron and Eastern Railway is a short line railroad that operates in the Thumb and Flint/Tri-Cities Area. The railway primarily carries agricultural products. 18 �The Master Plan is primarily a land use planning document that informs and directs zoning decisions. It is important to document the current status of land uses that are on the ground today and how they support the community’s vision or need to be modified to address anticipated changes and needs in the community. The Existing Land Use is shown on Figure 3 (pg. 23) and divides land uses into eight categories: Single Family; Multiple Family; Commercial; Industrial; Public; Open Space; Agricultural; Vacant. The Existing Land Use Map was created in December 2017 utilizing the windshield survey technique and aerial photographs. The Steering Committee verified each parcel based on their on-the-ground knowledge of the parcel land use. These categories are not the same as the Future Land Use or Zoning categories because they represent existing development as opposed to permitted uses. The percentage of land and acreage of varying types of existing development are often compared to the Future Land Use categories of land to show how changes are being made to accommodate future needs. Vacant land is important to note because it offers a blank slate of sorts, to meet future needs. The Existing Land Use Map can be used to determine any uses that are nonconforming with the current zoning. This will indicate a need to address the purpose of nonconforming parcels, for example, determining if there have been changes in conditions or community needs. It may also indicate a need for revisions in the zoning map and/or language to eliminate them. Nonconforming uses and dimensional regulations are common in older communities where lot sizes and housing norms were established almost 100 years ago. Nonconformities can be resolved with sliding scales for lot sizes and setbacks and serve to highlight the unique and attractive aspects of small town living versus the often mono housing of suburbia. Often the Existing Land Use Map is compared to the current Future Land Use Plan to see if the plan has been realized and if not, why. In the case of Sebewaing, the current Future Land Use Map and Plan is of an age and does not reflect additions to the Village boundaries, that it would not be useful as a measure of the fruition or effort of the plan. 19 �The Existing Land Use Map for the Village points out several development patterns that are addressed later in the Master Plan and in the Future Land Use Map:  Heavy industrial and residential, generally considered incompatible, are mingled together on Union, Miller, and First Streets.  There is a mixed-use land use pattern that has evolved on Main Street.  A large portion of the commercial corridor on the south end of the Village on Unionville Road appears to be inaccessible at this time.  The vacant land east of Tenth Street and on Adam Ridge Drive offers an opportunity for mixed or otherwise unique land use combinations that would be beneficial in the adjacent neighborhoods.  The commercial corridor from Sharpsteen Street to Mason Street along Center Street also offers opportunities for mixed land uses that would be beneficial to the whole community.  There are also opportunities to provide connectivity among recreational uses and increased walkability from the water to downtown and from neighborhoods to downtown and recreation. The existing land uses and their acreages are outlined below in Table 5: Acreage % of total land Single Family Detached, single-family residences. 330.3 38.1% Multiple Family Table 5: Existing Land Uses Apartments and assisted living facilities. 29.9 3.5% Land Use Brief Description Image 20 �Acreage % of total land Commercial Retail, service, and office land uses. 234.0 27.0% Industrial Light and heavy industries involved in manufacturing, assembling, or processing. 63.6 7.3% Public Land Use Brief Description Marina, churches, schools, municipal building, and other public property. 28.7 3.3% Image 21 �Acreage % of total land Open Space Parks and cemeteries. 30.8 3.6% Agricultural Agricultural fields. 28.9 3.3% Vacant Land Use Parcels that are not being actively used or developed for any of the purposes listed above. 120.2 13.9% Brief Description Image 22 �Figure 3: Current Land Use Map 23 �Community Survey As part of the Village of Sebewaing’s Master Planning process, the Master Plan Steering Committee undertook a community survey in order to gather feedback on a variety of questions related to the Master Plan. The survey was open for three weeks, from January 29, 2018, through February 16, 2018, and was available to stakeholders online through QuestionPro as well as in paper format. The paper surveys were available at the Village Office and the Sebewaing Light and Water Office. Steering Committee members also distributed paper surveys at businesses in the Village and at the meetings they attended during the three weeks the survey was open. A total of 127 respondents completed the survey, with another 83 who started but did not did complete the survey. This is a very high response rate in any size community. The project team recorded the paper survey responses into QuestionPro prior to running an analysis of results to ensure all responses were captured online. A copy of the survey and results are available in Appendix A. The community survey contained 22 questions and respondents were first asked basic questions about their relationship to the Village of Sebewaing including if they are a resident, how long they’ve lived in the Village, and their age. The majority of respondents (63.8%) were current residents of the Village (Figure 4) and just over a third of respondents (34.4%) have lived in the Village for 30 years or more. Of the visitors and past residents that participated in the survey (about 20% of respondents), the vast majority of them come to Sebewaing more than 12 times per year. The majority of survey participants were evenly distributed between 25 years old and 64 years old (Figure 5). Figure 4: Are you a current resident of the Village of Sebewaing? Figure 5: What is your age? 24 �Quality of Life Respondents were also asked about their quality of life and why, if they were residents, they lived in the Village of Sebewaing. Nearly 70 percent of respondents felt that the quality of life in the Village was generally good, improving, or excellent (Figure 6), and the top three reasons selected for living in the Village were “Close to family and friends”, “Born and raised here”, and “Like rural living”. Figure 6: How would you characterize the quality of life in the Village of Sebewaing? When asked to list three things that would improve their quality of life (Figure 7), 15 percent of respondents were interested in seeing additional activities in the Village, such as a movie theater, kayaking, or more Village events, such as farmers markets. Many survey participants expressed interest in seeing more dining options as well as more businesses and retail in the area. This was also reflected in respondent's answer to what services they would like to see, where restaurant/coffee shop was the overwhelming majority. Figure 7: List the three (3) things that would improve your quality of life if they were available in the Village of Sebewaing. 25 �Challenges When asked about the challenges that the Village may face in the future, respondents were concerned about the lack of jobs, businesses, and things to do. Survey participants were also concerned about residents moving out or not being able to attract new residents and younger generations to the community (Figure 8). Respondents were also concerned about blighted and abandoned or unattractive buildings/yards throughout the Village and 23 percent expressed concern about Village Services such as the tap water, utilities, roads, or policing. Figure 8: List the three (3) major challenges facing the Village of Sebewaing. Community Needs Respondents were also asked about how they would prioritize the need to attract different services and types of business to the Village (Figure 9). Of the respondents, 84.7 percent put high priority on “attracting more retail and other services (restaurants, lodging, legal services, repair services)”, followed by nearly 70 percent placing “attracting more visitors/tourists” as a high priority. “Attracting more industrial businesses” and Figure 9: How would you prioritize the following? (Count of “High” responses) “maintaining existing park and recreational facilities” and “continuing to enforce the blight ordinance” rounded out the top five items respondents would give high priority. 26 �Future of Sebewaing The Master Plan Steering Committee was also interested in learning about what issues survey participants believe are very important to the future of Sebewaing. Each respondent was able to select up to three options of the 12 provided, or were given the opportunity to write in a response. The top three issues were “Economic development/job creation” (134 votes); “Access to lakes and rivers” (111 votes); and “Tourism” (91 votes). “Agriculture” was the fourth most selected answer, with 47 votes, followed by “Preservation, protections, and enhancements of natural resources” with 40 votes. Figure 10: What issues do you believe are very important to the future of the Village of Sebewaing? Natural Resources The Village of Sebewaing is home to incredible natural resources. Survey participants were asked to select what natural resources they would like to see protected. While the questions required participants to select their top three, one respondent wrote-in to say “all of the above” should be protected and enhanced. Of those that did select their top three, “Clean Water” topped the list with 30 percent of the votes. It was followed by “Wildlife and habitat” with 18 percent and “Public lands and open space” with 14 percent of the votes (Figure 11). Figure 11: What aspect of sustainability, resilience, and natural resources need to be protected or enhanced? 27 �Capital Improvements The Community Survey also asked participants to rank how they would prioritize capital improvements in the Village of Sebewaing. Some write-in respondents thought the Village already has great internet service and that the parks throughout the Village are nice. The highest priority was given to improving the drinking water quality and maintaining the roads (Figure 12). Figure 12: What priority should be given to the following capital improvements? (Count of “High” responses) Tourism Tourism was another topic covered in the Community Survey. When asked if the Village of Sebewaing needs to focus development on the tourism industry, of the 136 respondents, 85 percent agreed or strongly agreed. The top three types of tourism that survey respondents thought should get the most attention, “Boating & fishing” topped the list with 107 votes, followed by “other types of recreation” such as kayaking and biking with 94 votes, then “Events” including farmers markets, flea markets, tournaments, with 92 votes (Figure 13). Some respondents selected the “other” option and suggested things like looking into ecotourism, more dining options, or exploring indoor or winter activities. Figure 13: What priority should be given to the following to attract more visitors/tourists? (Count of “High” responses) For a full list of the survey questions, answers, and write-in responses, please see Appendix A. 28 �Public Meeting On June 7, 2018, the Village of Sebewaing held a public meeting to gather input on the proposed goals and objectives that were created from data gathered from the community survey as well as past public meetings. The 24 community members in attendance participated in a sticker-voting exercise to provide initial input on whether they agreed or disagreed with the proposed goals and objectives. The outcome of the sticker-voting showed that all members were aligned on each of the six draft goal topic areas. Participants then engaged in a discussion about each of the six topic areas. Comments from the public meeting were then incorporated into the draft goals and objectives that are outlined later in this plan. A link to the electronic version of the poster boards used for the public meeting can be found in Appendix B. Finally, comment cards were provided at the meeting and then at the Village Office to allow for residents to continue to provide feedback and comments on the proposed goals, objectives, and the overall planning process. Participants at the June 7, 2018 Public Meeting 29 �A key element of the Master Plan is the identification of the goals and objectives outlining the community’s desired activities for the future of the Village. The below goals and objectives were developed with input from the master plan survey, community feedback during meetings that took place over the last two years, as well as other planning efforts recently undertaken by the Village including the Resiliency Plan, Recreation Plan, Redevelopment Ready Communities Baseline Report, and participation in the First Impressions Tourism (FIT) program. From this wide range of input, the goals of the community coalesced around six main topics: 1) Tourism; 2) Housing; 3) Development; 4) Water Assets; 5) Village Services and; 6) Resilience. Each topic area is organized as follows: Goals are general guidelines for what the community wants to achieve. Objectives describe a specific future condition to be implemented within a certain period of time. o Supporting information is also provided for each objective. Not every goal and objective will be achieved in the next 10- to 20-years. This list of goals and objectives should be used by current residents and municipal leaders to guide priorities and actions. It will also help future residents and municipal leaders to understand the thinking behind and reasoning for each of the goals and objectives outlined below. 1. Tourism Tourism is an important part of the Village of Sebewaing’s identity. The Village is well known for its great walleye fishing and duck hunting and is home to two campgrounds and a marina that attract visitors from across the state. Each year, the Village is flooded with visitors attending the Sugar Festival. Input from the community has highlighted that the community would like to continue to grow TOURISM by maximizing parks and recreation assets and providing opportunities for these activities to grow Sebewaing as a destination. Objectives:  Develop fishing, birding activities, and hunting opportunities o  Builds on existing natural resources and recreation opportunities to attract more visitors. Promote Agritourism o  In 2017, the Village of Sebewaing participated in MSU’s First Impressions: Assessing Your Community for Tourism (FIT) program. The FIT program is a community assessment that helps communities learn about their strengths, challenges, and opportunities for change through the eyes of first-time visitors. The outcome of the 2017 assessment was a series of suggestions to attract more visitors to the area. Strengthens connection to the agricultural nature of the Village of Sebewaing and surrounding area. Attract destination hotel development and diversify lodging options 30 �o o  Attract RV park development o  A destination hotel would both support future growth in additional visitors to Sebewaing as well as act as a stand-alone destination. Diverse lodging options, such as short-term rental services and bed and breakfasts, will give visitors options for where to stay in Sebewaing. Sebewaing County Park offers RV parking; however, at times it is at capacity. An additional RV development would support the increase in visitors looking for this amenity. Create Village Marketing Campaign o By promoting the activities and facilities that exist in Sebewaing a marketing campaign can attract new visitors to the area that may not otherwise know about Sebewaing. 2. Housing The Village of Sebewaing is predominantly composed of single-family detached housing. A diverse range of affordable, quality housing is a sign of a strong neighborhood and ensures there are options for residents of all ages and abilities. In order to support both current and future residents, the Village strives to develop a range of affordable, quality HOUSING. Objectives:  Increase the mix of housing o o  A diverse range of size, quality, and affordable housing is needed to meet the needs of current residents, residents who would like to remain in the community through retirement, and new residents looking to call Sebewaing their home. Mixed layouts of units and affordability are two key features of the need. Prioritize redevelopment of vacant housing units o With very few houses for sale, the Village is focused on diversifying housing options, both in terms of affordability and size, as well as promoting the redevelopment of vacant units before building new housing options. Getting vacant units ready for sale would allow the Village to provide quality, affordable housing while addressing blight. 3. Development The Village of Sebewaing has a rural character that residents like and is fortunate to have a large number of parks and greenspace, including wetlands and forests. In order to maintain the Village’s rural character and protect its natural resources while also allowing for new amenities, housing options, and jobs to come to the Village, Sebewaing must be thoughtful about the future development in the Village and plan for attractive commercial, residential, and industrial DEVELOPMENT throughout the Village of Sebewaing. Objectives:  Decrease blight in the community o Maintaining and strengthening the blight ordinance is a key interest in the community and as buildings continue to age, this will continue to be an important objective. 31 � Take control of vacant, abandoned and obsolete property o Some of Sebewaing’s former industrial facilities have sat o  Intentionally promote development of Historic River District and M25 Business Corridor (for more information, see Chapter 7: Redevelopment Sites) o 249 N. Center Street (the former Lapeer Metal Stamping site) vacant for many years, including 249 N. Center Street (the former Lapeer Metal Stamping site) or 708 N. Beck Street (the former Acme Roll Forming Co. site). By taking control of these properties they can be returned to productive use and support economic development in Sebewaing. The 249 N. Center Street property (former Lapeer Metal Stamping site) is a brownfield site in the heart of downtown Sebewaing. Planning and design work has taken place to begin exploring the remediation and redevelopment options for the site. The current concept plan for the site is shown in Appendix C. Many community members expressed interest in additional development in both commercial corridors, such as restaurants or coffee shops to improve quality of life. Residential support of new businesses would be important for their success. Development in these corridors can also bring jobs to the area. 4. Water Assets Sebewaing is home to incredible water assets, including the Sebewaing River and Saginaw Bay. However, due to challenges with invasive phragmites, opportunities to access and utilize these waterways have been limited. The community survey and input from public meetings have reiterated the community’s vision for improved access to and use of the Village of Sebewaing’s WATER ASSETS. Objectives:  Identify beach location o  Currently, there is no beach access in the Village of Sebewaing. Beach access would allow residents and tourists to enjoy the coastal nature of Sebewaing. Develop water recreation - boating, kayaking o  In addition, the Village of Sebewaing is reviewing and updating its 5-year Recreation Plan. The Recreation Plan update allowed for additional thought to be given to the types of activities the Village would like to pursue to build upon the activities and recreation services provided to its residents and tourists. Supports the Village’s connection to their water assets through activities. Develop non-motorized walking trails and connections from the Village residential and commercial areas to the waterfront o To promote access to future water recreation and beach locations, walking trails and bike paths from upland to the water assets can provide year-round opportunities for residents to recreate. 32 �5. Village Services The Village has taken a proactive approach to gather input from residents and sharing information in a timely manner. Meeting minutes from the Village Council, Police, Department of Public Works, and Sebewaing Light and Water Meetings are all posted online on the Village’s website and public meetings are advertised online and at the Village Office. In addition to continuing these efforts, the Village strives to continue to improve services and provide efficient and effective VILLAGE SERVICES. Objectives:  Continue to improve drinking water system o  Through the public engagement process, feedback was provided regarding concerns with the Village’s drinking water. Sebewaing Light and Water is taking steps to address these concerns by improving the distribution infrastructure of the drinking water system. Promote collaborative efforts among municipalities and agencies o Ensures efficient and effective services are provided and that lines of communication remain open between the service provision entities working together, including but not limited to, Emergency Management Services, Sebewaing Township, Consumer’s Energy, USA Schools, Fire Department, and DTE Energy. 6. Resilience As a coastal community, planning for a resilient future is increasingly important to the Village of Sebewaing. Resilience strategies can be incorporated throughout the planning and implementation of many projects and activities. Sebewaing has been forward-looking in terms of identifying opportunities to promote the development and adoption of climate adaptation and RESILIENCE strategies for Sebewaing and its utilities. Objectives:  Align Village planning efforts to the Resilience Plan to protect infrastructure and ecosystems o o  In 2017, the Village of Sebewaing completed a resiliency plan which includes an assessment of the Village’s current vulnerabilities and outlines recommendations for implementing resilience efforts in the future. Given the Village’s location along Saginaw Bay, nearly half of the Village is located in the floodplain. The Village of Sebewaing Resiliency Plan can be found here: http://www.sebewaingmi.gov/planning--resiliency.html Resilience efforts can and should be incorporated throughout the Village’s planning efforts. Education is a key component of growing resilience recognition in the community and can be a part of the resilience planning efforts. Work with Huron County to implement strategies recommended in the Huron County Hazard Mitigation Plan, and support the county in future hazard mitigation planning efforts. Align operational and capital improvements, including water quality infiltration and protecting recreational infrastructure to the Resilience Plan o The Village can explore incorporating resilience efforts into the implementation of all capital improvements. 33 �Introduction: This chapter further articulates the Village’s goal and objective around development in their community, specifically focused on the following two priority redevelopment areas: Historic River District and the M-25 Business Corridor. In order to set expectation for those involved in new development and redevelopment within the Village, the following chapter, outlines the local context of the two targeted redevelopment areas. It also includes the challenges to development as well as strategies to overcome these challenges to achieve the community’s vision. Historic River District Figure 14: Historic River District Context Map 34 �Background The Historic River District is primarily the commercial area in the Village center. This area is located along the river on Main Street between Second Street and Fifth Street, and crossing the river on Center Street from Sharpsteen Street at the north end and Grove Street at the south end. The Future Land Use plan and strategies outlined for this district, build on past community conversations and the Master Plan Public Meeting, as well as the Downtown Development Authority (DDA) Development Plan and Tax Increment Financing (TIF) Plan 2013 - 2033. The DDA was created in 2012 to promote growth and redevelopment in the Historic River District, and in 2013 established a development and TIF plan which outlined 23 projects to provide a sense of place, improve safety, promote business development, and remove and prevent blight. The DDA TIF plan can be found on the Village’s website at www.sebewaingmi.gov and is available at the Village Office at 222 N. Center Street. The Future Land Use plan shows this area as mixed use in what is now a strictly commercially zoned area on both sides of the river. Permitting a combination of commercial, residential, and light manufacturing or assembly in this area, is intended to encourage occupancy on all floors of a structure, adding income producing options, improved maintenance, all enabled with zoning requirements to protect surrounding residential neighborhoods, encourage pedestrian oriented uses, transparent facades on the ground floor, and address the building codes and access issues associated with redevelopment of historic structures. The area has multiple historic structures and several redevelopment opportunities. Most recently the former Lapeer Metal Stamping site at 249 N. Center Street has been demolished and there are tentative plans to redevelopment the site for assisted senior living. (See plans in Appendix C on page 56) If built as planned, this structure will provide an attractive bookend to the Historic River District and a much needed influx of a pedestrian population who will need access to food, open space, and other daily needs. Other existing uses in the district are retail, a museum featuring the local area and commercial fishing, doctor’s offices, including chiropractor and dentist offices, municipal structures, religious institutions and various other retail, but notably, no restaurants. 35 �Key Issues The key issues facing the Historic River District are as follows:       Most of the structures are nearing 100 years old and require extensive renovation to use. None of the structures meet the Americans with Disabilities Act (ADA) requirements on upper floors for public access. Vehicular and pedestrian traffic counts are low, making it difficult to attract investment for pedestrian oriented uses such as restaurants and personal service businesses. While overall the Village has adequate sidewalks, some are slanted, restricting the ability to put sandwich signs, tables, flower boxes, etc. on facades. Many facades have historically accurate construction remaining and require reconstruction where wood has rotted or pieces are missing. Signage is challenging on facades in poor repair. There are several larger vacant lots that if developed, would provide a consistent and attractive walkable area at the west end of the district. Strategies The strategies to address these challenges are listed below. The Historic River District is within the Sebewaing DDA’s district. One of the goals of the Village of Sebewaing DDA is to provide direction and resources to implement revitalization and new development projects, therefore, the DDA will be the lead entity responsible for undertaking the following strategies, along with the Village Planning Commission. The Village Council will also be a key entity in making decision on the below strategies.  Update Zoning o Rewrite the zoning regulations to establish a mixed use district, with a suitable mix of uses and regulations to allow the area to be fully leased and occupied. o Write design guidelines for the Historic River District to ensure redevelopment is done in a way that highlights the historic nature of the district yet is pragmatic in scope to avoid excess costs. o Rewrite zoning regulations to lessen parking requirements, reward shared parking, and move all parking to the rear of buildings or in combined lots behind buildings, except on the street. 36 �   New programs ○ Establish a facade and signage improvement program, providing matching grants or other incentives to building owners to improve the appearance of the structure according to the adopted design guidelines. ○ Adopt a sidewalk improvement program in the capital improvements plan that resurfaces parking, potentially with crosswalks. ○ Research designating the area as a historic district to obtain tax credits. Build Access and Connections ○ The Village is currently updating their five-year recreation plan, which supports providing access to the river and water, noting connections to recreational opportunities from the Historic River District. Creating attractive, well-designed, and safe connections to the river, the marina, and Village Parks and campgrounds will assist in supporting both the Historic River District and other areas in the Village. ○ Create walking and biking access with signage to the Historic River District and adjacent uses such as the waterfront, and linking to the M-25 Corridor. Marketing ○ Create and annually update a redevelopment ready guidebook online to showcase properties that are ready for use, along with pertinent tax, cost, utilities and other marketing information. ○ Market the Historic River District as a destination and a stopping point to other attractions to the north, highlighting at least ten things that a visitor can do when visiting. The outcomes from the MSU First Impressions Tourism Program can be used as a guide. 37 �M-25 Corridor Figure 15: M-25 Corridor Context Map Background The entirety of the M-25 corridor (Unionville Road and Beck Street), extends north and south through the Village, roughly bisecting the eastern third of the land area. The current development along this state highway is primarily residential, with commercial uses at the north and south ends of the highway. The existing and planned uses along this corridor require zoning and development regulations that will both promote commercial development on the larger lots to the south and preserve the quiet, residential street it becomes as it travels north through town and across the Sebewaing River. The future land use planned for the corridor retains this mix of land uses and is embarking on a new zoning ordinance that will provide more detailed development guidelines that will include access management and basic design guidelines. The community has been surveyed extensively and requested various commercial additions to the community that would be suitable for the M-25 Business Corridor, which is a commercially planned and zoned area. These types of businesses could include food options, retail stores, or other services. 38 �The M-25 Business Corridor extends from Myers Road to just south of John Street. There are also commercial uses further north at M-25 and Pine Street. The commercial uses in these two sections vary in size and density, particularly at the southern end of the community. Key Issues The key issues facing development of the M-25 Business Corridor are as follows:     The varying lot sizes and frontages available for commercial uses. The mix of access points that create friction entering and exiting property at the southern end of the corridor. The cost of developing on long narrow lots is less flexible because of the driveway and parking requirements and default building footprint that has to fit within these requirements. The lack of consistent seasonal traffic volume on M-25 discourages development that generally requires year round traffic to survive, such as restaurants, sporting stores and other service and retail uses geared for Village residents and visitors. Strategies The strategies to address these challenges are listed below. The following strategies will be led by the Village Planning Commission as well as the Chamber of Commerce to ensure that both strategies around zoning updates and marketing of the area are achieved. The Village Council will also be a key entity in making decisions on the below strategies.  Update Zoning: ○ Revise the zoning ordinance to permit zero lot line development, thereby creating the opportunity for more innovation in the use of the lot or effectively creating a larger lot but retaining single lot ownership if desired. ○ Add access management provisions to the zoning ordinance that rewards shared drives, 39 � shared parking, limits the distance between drives, and specifies standards for drives so they can accommodate deliveries from trucks or large vehicles without damaging the drive or curb radius. ○ Rewrite parking requirements to lessen paved surfaces, thereby effectively increasing the buildable area on the lot. Less required parking also decreases the cost of development with less paving, drainage, and maintenance. This can also help the Village work toward their resilience and sustainability goals, by reducing the amount of impervious surfaces. ○ Write development regulations that require pedestrian transportation options that are separated from traffic the full length of the corridor. Marketing ○ Adopt a development marketing campaign for the corridor and specific locations that will provide infill on the corridor to increase the density and type of uses. A mix of uses will attract greater numbers of people as there will be something for everyone in the region. ○ Increase tourism marketing to take advantage of traffic that is attracted to beaches and festivals to the north on M-25. Leverage existing marketing in the region to show what people can do along the way and what is unique about Sebewaing. Signage to direct people off the corridor and into the downtown and waterfront is also valuable. ○ Create and update annually a redevelopment ready guidebook online to showcase properties that are ready for use, along with pertinent tax, cost, utilities and other marketing information. 40 �The Future Land Use Map and categories are intended to be used as both guidance and a tool to shape future planning and development efforts. Created with an eye toward future zoning updates, the Future Land Use map reflects the anticipated needs of the Village, its residents, and visitors. It aims to maintain a rural, livable, walkable environment while allowing the Village to control the appropriate amount, location, and type of growth and development. The purpose of the Future Land Use Map is to:  Provide a projection of land uses for the next 20 years.  Assist in accomplishing the goals and objectives outlined in the Master Plan.  Achieve coordination of development by directing and supporting the Planning Commission decision making process when evaluating future zoning and development proposals.  Serve as a consensus document, stating clearly the community’s vision and strategy. As a consensus document, the Master Plan can be used to justify and align funding efforts needed to achieve the goals and objectives. While the Future Land Use Map conveys the Village’s desired land use for each parcel over the next 10-20 years, it is also intended to be fluid, and frequently revisited and amended as needed. As a guide, not every change will actually take place and in most cases where a zoning change is required to achieve the planned future land use, it will happen at the request of the landowner on their schedule. The Future Land Use Map and categories are intended to be used to guide and direct zoning decisions. However, Future Land Use categories do not need to match the zoning districts. In Sebewaing, the zoning ordinance is anticipated to be updated in 2019, helping to align this guidance document with the zoning document more clearly. See the Zoning Plan section of this Master Plan on page 35 for further discussion of how these two documents work together. The following includes a description of each category of uses included in the Future Land Use Map: Single-family Residential Single-family residential remains the most prominent land use. This land use classification is intended to provide adequate space for single-family residences. The uses intended in this classification include onefamily detached dwellings and compatible uses such as daycare facilities, religious institutions, and other public facilities such as libraries and municipal offices. Short-term rentals and bed and breakfasts would also be considered appropriate for this type of land use. The prominence of single-family residential dwellings ensures that the Village of Sebewaing continues to maintain its rural nature. 41 �Multi-family Residential This Future Land Use designation envisions supporting higher-density residential uses, including apartment buildings, duplexes, and condominium-style developments. The Future Land Use Plan would allow for additional land to be designated as multi-family than shown in the current Master Plan or zoning map. The goal of increasing land designated for multi-family is to allow the Village to diversify the availability of quality, affordable housing for residents of all abilities and at all stages of life. Commercial Commercial land uses are envisioned along key roadways, accessible by car, including Pine Street and Unionville Road. This designation includes retail and various highway and pedestrian-oriented services. Commercial uses are grouped and focused in these areas on the Future Land Use Map more than they have been in previous planning documents. Manufacturing This is the most intense land use in the Future Land Use Map. This category includes warehousing, manufacturing, processing, as well as light manufacturing facilities such as research and development. Supporting services for the primary uses as well as some supporting services for employees are intended to be included in this district also. The Future Land Use Plan envisions consolidating industrial activities to the north of the river, between the railroad tracks and Albert Street. Mixed-use To achieve a more walkable Village center, this plan proposes the addition of a mixed-use future land designation. The mixed-use zone would include the current Village center, as well as the parcels around Sharpsteen, William, and Henning Streets, which are currently characterized by a mix of industrial, vacant, and residential uses. The mixed-use future land designation would encourage pedestrian-oriented places that layer land uses by permitting residential and work-live spaces above business and in some cases, industrial use. Mixed-use would also be allowable on the north side of Maple Street, between Seventh and Tenth Streets to create a buffer between the commercial uses along Pine Street and the residential areas. This would also be a tool to encourage additional commercial and residential development. Recreation According to the Future Land Use Map (pg. 43), the recreation land use designation would be at the existing parks throughout the Village and on parcels where the land is currently used for recreational activities, such as camping. The recreation designation would encourage the maintenance of parks, open space, water access, campgrounds, and recreational facilities throughout the Village of Sebewaing. 42 �Figure 16: Future Land Use Map 43 �Michigan Planning Enabling Act requires that every community that has zoning must also have a Master Plan. The purpose of this dictate is to cause the community to create a guidance document, based on community engagement, and ideally, consensus so that zoning decisions are based on the cohesive thought of the community as a whole. This gives the zoning, an enforceable law in the community, the publicly accepted authority it needs to be employed and respected. Applied consistently and fairly, zoning is the strongest and most effective land use tool a community can have. As part of the intent of the Master Plan and Zoning Ordinance, the enabling legislation for planning requires that the Master Plan include a discussion of how the zoning and planning documents are related and treated as part of a comprehensive set of land use regulatory tools to carry out thoughtful development and growth in a community. Table 6 shows how the Future Land Use categories coincide with the zoning categories that exist now and serves to provide interpretation direction to the planning commission regarding how to use the Future Land Use Map. Often, Future Land Use categories are broader than zoning categories because the Plan is intended to have some fluidity as situations present themselves and change over time. For instance, the Future Land Use Map may show a ‘commercial’ category and the zoning map may show three commercial categories, all of which are commercial in nature but have different intensities or densities of commercial uses. It is up to the Planning Commission and Village Council, and sometimes rezoning applicants, to locate the various commercial zoning categories within the more general future land use ‘commercial’ category at the time the Future Land Use is created. In some cases, the Future Land Use and the Zoning Map will line up exactly, often to create a definitive boundary between residential and other uses, for example. Future Land Use category Single Family Residential Multi-Family Residential Commercial Manufacturing Mixed Use Commercial (proposed for inclusion) Recreation (proposed for inclusion) Corresponding Current Zoning category RA-1 One-Family Residential RA-2 One-Family Residential MR Multiple-Family Residential MHP Mobile Home Park (Yet to be eliminated in zoning ordinance) C Commercial M-1 Light Manufacturing M-2 Heavy Manufacturing MR Multiple-Family Residential C Commercial M-1 Light Manufacturing M-2 Heavy Manufacturing C Commercial RA-2 One-Family Residential Table 6: Future Land Use and Corresponding Zoning Categories 44 �There will be times when zoning decisions are made that do not conform to the Master Plan. In these cases, there needs to be strong justification and an immediate intent to revisit the Master Plan and Future Land Use Map by the planning commission to revise these to reflect the modified thinking and rationale that the inconsistent zoning decision reflects. The Village of Sebewaing Zoning Plan shows one category that will be proposed for elimination in the zoning ordinance and two that will be proposed for inclusion. The zoning ordinance is slated to be rewritten in 2019. At that time, the Planning Commission expects to make these changes. Until that time, the Future Land Use Map must reflect categories and uses that exist in the zoning ordinance so that particular land uses are not effectively prohibited or permitted in the Plan without corresponding regulations in the Zoning Ordinance. 45 �Implementation strategies are a key component of the Master Planning process. Implementation of this plan will take cooperation among municipal leaders, Village residents, and the private sector to carry out the recommendations in this plan, and to continue the planning process. In addition to the three general implementation strategies below, the tables that follow reiterate the goals and objectives developed as part of the planning process and layout the proposed tasks, timeline, and responsible party for making the plan’s recommendations a reality. The implementation timelines on the following tables are a rough estimate of the number of years to undertake the tasks for a given objective. The timeline can also be used to speak to the priority each objective will be given. For example, the Village intends to prioritize attracting and creating additional activities such as kayaking, fishing, hunting, and creating a year-round non-motorized trail.  Near-term: Less than 2 years  Mid-term: 2 to 5 years  Long-term: 5 years or more A single responsible party is identified for each near-term task. The listed responsible party will take the lead moving their task forward. However, every task will require partnership among multiple entities. The lead responsible party will identify partners, including other municipal entities and committees, local businesses, or land owners to support in planning and implementation of the task. The tables below will be revisited periodically, at which time lead responsible parties for tasks that will take place in the mid- to long-term timeframe will be identified. Zoning Ordinance Revisions In addition to the tasks and roles and responsibilities laid out in the table below, the zoning ordinance is the primary implementation mechanism for the Master Plan. Given the community's goals, objectives, and proposed future land uses, a key component of this plan’s implementation will include a comprehensive evaluation of the zoning ordinance. This will include a revision of the zoning map to support the Future Land Use Map. For a village the size of Sebewaing, a mix of traditional and form-based codes may work best for the Village center to create walkability and visibility, as well as discourage non-pedestrian activities from locating in the downtown area envisioned for mix-use zoning. The Planning Commission and Village Council, along with all Village Departments, and in some cases community groups, are responsible for carrying out the zoning ordinance revisions. 46 �Public Participation and Support Public participation is essential to the planning process. In order for the community to take ownership of the plan and for the goals and objectives to be reflective of the community’s vision, ongoing efforts should be made to conduct outreach around the Village of Sebewaing Master Plan. Over the course of the Master Plan planning process, Steering Committee members attended other group’s community meetings to discuss updates to the planning process. These efforts could continue after the completion of the planning process and adoption of the plan to ensure that the document continues to be used to guide land use decision in the community. Additional efforts could involve continuing to provide planning updates on the village website, in village communications, and on social media. Continuous Planning Sebewaing is not a static community. The planning process should evolve with time as social, economic, and land use changes may impact the goals and objectives of the community. In accordance with the Michigan Planning Enabling Act (MPEA), the Village Planning Commission must review the master plan at least every five years after adoption. Not only is the review a formal process required by the MPEA, but it also allows the planning commission to continue to build momentum towards the future envisioned by the community and to respond to changes both internal and external to the community. It provides a time for the planning commission to assess what tasks were accomplished, what tasks still need to be undertaken, and what changes may impact the plan. During the 5 year review process, the planning commission will review the master plan and determine whether the plan needs to be amended to address a change in the community. Each 5 year review and its findings should be recorded in the planning commission meeting minutes. 47 �1. Grow TOURISM by maximizing parks and recreation assets and providing opportunities for these activities to grow Sebewaing as a destination Objectives Tasks Responsible parties Timeframe Develop fishing, 1. Agree on suitable level of growth, impacts birding activities, and 2. Add opportunities to local, regional, state, DNR websites, tourism campaigns hunting opportunities 3. Sign access points, streamline process to fish (parking, licensing, other concerns) 4. Promote proximity to state land, advertise through the state 1. Planning Commission 2. Chamber/Huron County Economic Development Corporation (EDC) 3. Chamber and Village Council 4. Chamber and County EDC Promote Agritourism 1. Agree of suitable level of growth, impacts 2. Ensure proper zoning to permit retail activity, parking, bathrooms, crowds in agricultural areas 3. Learn from southwest area of state’s agritourism trails, rules, promotions 4. Learn from Farm Bureau about needs and wants, limitations, concerns, etc. 5. Prepare marketing information to show locations, special events, fees, value of purchasing at the source, etc. 6. Start a farmer’s market 1. Planning Commission 2. Planning Commission/Village Office 3. Chamber/Huron County EDC 4. Chamber/Huron County EDC 5. Chamber of Commerce 6. Chamber of Commerce Attract hotel development and diversify lodging options  Agree on a suitable level of growth, impacts  Ensure available zoned land  Advertise available land on county economic development land portal (create one if there isn’t one)  Streamline development in the village – contact point, permitting brochure  Promoting and permitting short term rental services, such as Airbnb  Pursue hotel with pool/waterpark. Attract RV park development Create Village Marketing Campaign Near-term Near-term      Economic Development Planning Commission Village Council Chamber of Commerce Land owners who want to sell or develop Long-term  Agree on a suitable level of growth, impacts  Ensure available zoned land  Advertise available land on county economic development land portal (create one if there isn’t one)  Streamline development in the village – contact point, permitting brochure     Planning Commission Village Council Chamber of Commerce Land owners who want to sell or develop Mid-term 1. 2. 3. 4. 5. 1. Chamber of Commerce 2. Chamber of Commerce 3. Chamber of Commerce 4. Chamber of Commerce 5. Chamber of Commerce Huron County EDC Near-term For outdoor activities For a quaint town where you can eat, shop, walk, stay Identify tag line Utilize existing signage to welcome tourists/visitors. Signage in areas surrounding recreational opportunities in order to promote walkability Table 7: Goal 1 Implementation Plan 48 �2. Develop a range of affordable, quality HOUSING Objectives Increase the mix of housing Prioritize development of vacant housing units Tasks  Study housing needs based on current and projected population, demographics and income  Establish future housing areas in the community on the master plan and zoning maps  Write regulations that reflects the type of housing desired  Learn from other communities about successful housing development, pros and cons  Encourage positive management/tenant relationships Responsible parties Timeframe  Economic Development  Realtors Mid-term  Create an inventory of vacant housing units  Identify condition and priority needs  Prioritize overall needs and address in order, community wide, such as removing  Economic Development abandoned vehicles, cleaning up outside storage, removing noxious weeds  Planning Commission  Establish Land Bank Authority in Huron County to hold property reverted for taxes  Village Council  Take ownership of property in Land Bank or outside of a Land Bank at tax sale that is within the Village  Potentially sell tax reverted or donated properties at auction for specified use in pivotal areas of the community Mid-term Table 8: Goal 2 Implementation Plan 49 �Objectives Decrease blight in community Take control of vacant, abandoned and obsolete property Intentionally promote development of Historic River District and M25 Business Corridor 3. Plan for attractive commercial, residential, and industrial DEVELOPMENT throughout the Village of Sebewaing Tasks Responsible Parties 1. Establish dangerous buildings ordinance and/or adopt the International Building 1. Village Council/ Planning Maintenance Code Commission/ Police Department 2. Change blight enforcement to a police power ordinance with associated process for 2. Village Council citations, fines and village action 3. Village Council/ Planning 3. Revise zoning ordinance to cause multifamily housing to be built with additional Commission safety, lighting, sight lines, etc. to deter crime and vandalism 4. Create a behavior and expectations campaign in the police department that helps 4. Police Department people know what it means to be neighborly and which behaviors will not be tolerated and their expected outcomes. (In Sebewaing we do not tolerate….) 5. Increase patrols and citations for drugs and violence. Become less tolerant of 5. Police Department antisocial behavior in housing units 6. Learn from other communities about crime enforcement at the local level 6. Village Council 7. Lobby for a land bank where the county can hold foreclosed and tax reverted land 7. Village Council instead of banks and speculators  Take advantage of the Huron County Brownfield Authority  Research methods, benefits, and drawbacks of Authority  Use available brownfield expertise to help create brownfield plans and scenarios for reuse  Create list of targeted properties: 249 N. Center Street (the former LMS property), 708  Economic Development N. Beck Street (former Acme Roll Forming property), 232 Center Street (former Norman’s), former gas stations, old car wash, salvage yard  DDA  Learn about Land Banks, purpose, pros and cons and promote establishment of a Land  Planning Commission Bank for use by Huron County  Huron County Board of  Research Sanilac County Land Bank and opportunities to have a regional land bank Commissioners  Lobby Huron County to create a vehicle for land bank use  Demonstrate value to the Village and other parts of the county through adaptive reuse and tax benefits  Build support among other communities for a land bank  Use state and county small business development tools and incentives to attract a bakery, restaurant, coffee shop, and promote walkability  Use state and county small business development tools and incentives to grow existing businesses  Economic Development  Continue discussion with MEDC and MSU regarding zoning for small scale businesses  Planning Commission  Permit mixed uses such as manufacturing and retail  Village Council  Focus on supply chain building for businesses and manufacturing  Chamber of Commerce  Create incentive financing fund for Center and Main Street business improvements  Local Businesses signs, awnings, flowers, etc.  Support downtown business association Timeframe Near-term Mid-term Long-term Table 9: Goal 3 Implementation Plan 50 �4. Improve access to and use of the Village of Sebewaing’s WATER ASSETS Objectives Identify beach location Tasks     Establish working group to identify access, ownership Identify available state funding to develop beach Learn from Caseville and others about beach operations, funding, experiences Consider promoting area beaches if development is infeasible (“We have it all here, even without a beach”) Develop water 1. Agree of suitable level of growth, impacts recreation – boating, 2. Identify and sign access points 3. Advertise supporting businesses – renting, eating, storing, purchasing equipment kayaking Develop nonmotorized walking trails and connections from the Village residential and commercial areas to the waterfront 1. Identify routes and follow specifications in the State’s design guide to improve safety and overall appearance of sidewalks on walking routes 2. Determine sites for implementing signage in the downtown area and residential neighborhoods 3. Ensure facilities meet State requirements regarding ADA accessibility and safety 4. Implement a sign ordinance to encourage a standard style of signage along route  Ensure non-motorized walking trails are accessible year-round for residents and promote winter-time use of routes including cross-country skiing or snowshoeing on trails (mid-term)  Focus on sidewalk infrastructure improvements (mid-term)      Responsible parties Timeframe Economic Development Planning Commission Village Council DNR Federal Aviation Administration Mid- to long-term 1. Planning Commission 2. Village Council 3. Chamber of Commerce/Huron County EDC Near-term 1. Village Council 2. Village Council 3. Village Council 4. Village Council Near-term to mid-term Table 10: Goal 4 Implementation Plan 51 �Objectives Continue to improve drinking water system Promote collaborative efforts among municipalities and agencies 5. Provide efficient and effective VILLAGE SERVICES Tasks        1. Replace cast iron mains Years 0-5 finish piping project Years 5-10 purchase water from available source Reevaluate purchasing drinking water treatment from neighboring municipalities now Do cost analysis and community preference study Assess feasibility of community-wide filtration plant Do cost analysis and community preference study Continue to develop relationships across municipalities and agencies 2. Attend other agencies meetings to discuss what is happening in Sebewaing and where there are opportunities to collaborate Responsible parties Timeframe  Sebewaing Light & Water Mid- to long-term 1. 2. Village Council, Planning Commission, Chamber of Commerce Village Council, Planning Commission, Chamber of Commerce Near-term Table 11: Goal 5 Implementation Plan 52 �6. Promote the development and adoption of climate adaptation and RESILIENCE strategies for Sebewaing and its utilities. Objectives Align planning efforts to the Resilience Plan to protect infrastructure and ecosystems Tasks               Prepare community for extreme weather Explore locations for cooling and heating centers Create emergency response plans during storms Adapt buildings Meet flood elevation requirements Used flood resistant construction materials, where feasible Construct external flood walls Locate mechanical systems on upper floors Consider backwater valves Protect infrastructure Protect drinking water sources Protect the electrical grid Protect ecosystem Maintain open and green space for water detention Responsible parties Timeframe  Light & Water  DPW Mid- to long-term Align operational and  Water quality and infiltration capital  Implement green infrastructure policies and projects improvements,  Retrofit existing recreational infrastructure to protect from damage and ensure safety including water of recreational users  Light & Water quality infiltration  DPW and protecting recreation infrastructure to the Resilience Plan Mid- to long-term Table 12: Goal 6 Implementation Plan 53 �Link to Survey Results Full results from the Village of Sebewaing Master Plan Survey can be found at the following link: https://www.questionpro.com/t/PDOh5ZbTq6 54 �Public Meeting Poster Boards Poster Boards from the Public Meeting on June 7, 2018, can be viewed at the Village Office at 222 N. Center Street. 55 �Concept Plan for 249 N. Center Street (the Former LMS Property) - Public Comment Draft 56 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Sebewaing_Master-Plan_2018 Creator An entity primarily responsible for making the resource Master Plan Steering Committee, Village of Sebewaing, Sebewaing Township, Huron County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2018-11-01 Title A name given to the resource Village of Sebewaing Master Plan Description An account of the resource The Village of Sebewaing Master Plan was prepared by the Master Plan Steering Committee with assistance from the Delta Institute and was approved on November 1, 2018. Contributor An entity responsible for making contributions to the resource Delta Institute Subject The topic of the resource Master plan reports Sebewaing (Mich.) Sebewaing Township (Mich.) Huron County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/833081f90eef475430daf32ba983c9ad.pdf c63c72fdc0bb034e82e27c4ce6ff26ad PDF Text Text SAUGATUCK TOWNSHIP COMPREHENSIVE PLAN Prepared By The Saugatuck Township Planning Commission And Board Of Trustees �SAUGATUCK TOWNSHIP COMPREHENSIVE PLAN Prepared by the Saugatuck Township Planning Commissiqn in cooperation with the Township Board cif. Ttµ.stees in cooperation with: Coastal Zone Management Program Land and Water Management Division Department of Natural Resources and with the assistance of: Planning & Zoning Center, 302 S. Waverly Road Lansing, MI 4891 7 (51 7) 886-0555 Inc. November 1989 This document was prepared in part through.financial assistance provided by the Office 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: SAUGATUCK TOWNSHIP Planning Commission Andy Jager, Frank Pluta, Gene Olsen, Herb Klemm•, Teny Locatis, Rex Felker, Robert Miller, and Jean Vanderberg. Township Board Teny Bums, Carole Schreckengust, Patricia Birkholz, Frank Pluta, Mary Lou Novak, and Tom Murdoch•. [• no longer serving] PLANNING & ZONING CENTER, INC. Sta.ff of Planning & 7-<:ming Center, Inc. who assisted with the preparation of this plan are: Mark A Wyckoff (President). Kristine M. Williams (Community Planner). Timothy J. McCauley (Community Planner/Geographic Information System Specialist), William Bogle (Graphic Artist), Carolyn Freebury (Office Manager). and John Warbach (Environmental Planner). �Table of Contents LIST OF FIGURES LIST OF MAPS LIST OF TABLES INTRODUCTION.............................................................................................. i Chapter l GOALS, OBJECTIVES & POLICIES: 1HE AREAWIDE POLICY PI.AN ...................................................................... 1-.l Chapter 2 7- . . . DEMOGRAPHICS ................................................................................ .' ....... : 2-t Chapter3 1HE ECONOMY....................................................................... , .... :............... 3-1 Chapter4 NATURAL RESOURCES AND 1HE ENVIRONMENT...................... :................ 4-1 Chapter lS EXISTING I.AND COVERAND USE .......·-··· .. ··········-······· .. ········ ·······-····· ·· .. ·· 5-1 Chapter 6 PUBLIC FACILIDES AND SERVICES ............................................................ 6-1 Chapter 7 RECREATION AND OPEN SPACE................................................................. 7-1 Chapter 8 WATERFRONT.............................................................................................. 8-1 Chapter 9 GROWfH AND DEVEWPMENT TRENDS..................................................... 9-1 Chapter 10 FuruRE I.AND USE .................................................................................... 10-1 Chapter 11 INfERGOVERNMENTAL COOPERATION .. ............... ..................... ............... 11-1 Chapter 12 STRATEGIES FOR IMPLEMENTATION ....... ................................... ............... 12-1 APPENDIX A References APPENDIXB Demographic, Economic and Housing Data APPENDIXC Public Opinion Survey Responses APPENDIXD Soil Types - Tri-Community Area �Saugatuck Township Comprehensive Plan LIST OF FIGURES NUMBER 2.1 2.2 2.3 2.4 2.15 2.6 3.1 3.2 3.3 3.4 3.15 3.6 3.7 4.1 8.1 9.1 9.2 9.3 TITLE Age Cohorts (1960 & 1980) - Area Age Cohorts (1980) - Allegan County 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 - Saugatuck Twp. & 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 2-2 2-2 2-2 2-3 2-3 2-4 3 -2 3-4 3-4 3-4 3-5 3-5 3-5 4-2 8-7 9-2 9-2 9-3 �Saugatuck Township Comprehensive Plan LIST OF MAPS NUMBER TITLE PAGE Introduction 2.1 4.1 4.2 4.3 4.4 4.15 4.6 4.7 4.7a 4.8 4.9 4.10 4.11 4.12 4.13 4.14 4.13 IS.I IS.2 IS.3 15.4 ~ ".-/ 6.1 6.2 6.3 6.4 6.15 6.6 7.1 7.2 8.1 8.2 8.3 8.4 8.15 8.ISa 9.1 10.1 10.2 Location ii Streets and Roads V Lot Lines vi School Districts {note: all maps are found at the end of each Chapter) Topography Watercourses Floodplains Wetlands Basement Limitations Septic Limitations Septic Limitations On-Site Wastewater Limitations Most Suitable Soils Hydric Soils 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 Planning Areas Public Facilities Water System Sewer System Gas Mains Street Classifications Act 51 Roads Outdoor Recreation Sites Bike Paths Watersheds No-Wake Areas Saugatuck Harbor Marinas Street Ends/Parks Street Ends/Parks Residential Construction Permits Future Land Use Entry Points �Saugatuck Township 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 TITLE Population (1950-1980) Educational Status - Persons 25 and Over School Enrollments - Saugatuck School District Impact of Travel On Allegan County, 1986 Maj or 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-Community Area Lake Michigan Lake Levels Rate of Population Change Projected Population - 1970-1980 Trend PAGE 2-1 2-2 2-3 3-1 3-1 3-2 3-3 3-4 3-6 3-6 4-1 4-3 5-1 5-4 6-1 6-2 6-3 6-4 6-7 6-7 6-7 7-1 7-3 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.!S 9.6 9.7 9.8 12.1 Projected Number of Households 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 9-3 9-4 9-4 9-4 9-4 9-4 12-4 :., �vi ;fj.~i t ~l: ; i . _, ' • I ,, ,. ,. .f r;.,fl ~1-! ht : Saugatuck Township Comprehensive Plan �V !· ';~· i-. '!i •• l•: ~:. bri ,. ~ . : I •.1 :1 :,'}, ..,, ,;_, . ' ''. ~4 '' i;. ~ ; .. ~')i ' 1, ,) j ' l~ - ' ·•'./ ,~ ..w . ~ ·J\--- l ), , J11 ,( ~ i ,··.~.u,; - 0 ~ .J~ q..' ~ }' "• 1. 1:,_7] I ..... -=-.._" ~ 14 l•' I .. I l ., ..l --,-'• ; I•, ,• '· ! \ 22 i :,: ~ ~ o,, .. ~ 6 ( w • 23 ~ o,., ,.,.,."- -~--~ !·,': 2 :' .. • , 0 29 ~ 28 . 27 25 .~ ·········· !-·· ,: ta.STH AVE. '\ 1 , ,. i. { 35 ~ \ T 3N , R 6W Saugatuck Township Comprehensive Plan �i INTRODUCTION OVERVIEW The purpose of this Plan is to provide a policy and decision making guide regarding all future land and infrastructure development within Saugatuck Township. 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 smvey, town meetings, and public hearings. This Plan was prepared by the Planning & Zoning Center, Inc., under the direction of the Saugatuck Township Planning Commission. Financial support was provided by the Michigan Dept. of Natural Resources. Coastal Zone Management Program. There are three critical components to using this plan as a decision making guide. First, are the goals, objectives and policies in Chapter 1. Second, is the future land use map and associated descriptive information presented in Chapter 10. Third, is the supporting documentation found in Chapters 2-9. Although this Plan states specific land use development policy and proposes specific land use arrangements, it has no regulatory power. It is prepared as a foundation for and depends primarily on the Township zoning ordinance (and other local tools) for its implementation. This Plan is intended as support for the achievement of the following public objectives, among others: • to conserve and protect property values by preventing incompatible uses from locating adjacent to each other; • to protect and preserve the natural resources, unique character, and environmental quality of the area; • to maintain and enhance the employment and tax base of the area: • to promote an orderly development process by which public officials and ctttzens are given an opportunity to monitor change and review proposed development; and • to provide information from which to gain a better understanding of the area, its interdependencies and interrelationships and upon which to base future land use and public investment decisions. This Plan is unique in that it was prepared concurrently with plans in Saugatuck and Douglas. It was prepared in light of the issues, problems and opportunities that the three communities face together, rather than being done in isolation as is more frequently the norm. While the Township Planning Commission oversaw the production of this plan, the Township Board was also directly involved in its preparation. Chapter 11 proposes that the Joint Planning Committee established to prepare a Joint Plan for Saugatuck, Douglas. and Saugatuck Township (tri-community area) be continued and that this Plan be updated at a minimum of every five years. The contents of this Plan draw directly from previously adopted planning documents. There has been no effort made to explicitly footnote when material has been so used. 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 Township on the shores of Lake Michigan. This location along 1-196 makes it 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 Saugatuck Township Comprehensive Plan �u j - ;. , j l Kent County Ottawa County GRaplds Allegan County -' Van Buren County Barry County Gmazoa Kalamazoo ·county SAUGATUCK TOWNSHIP Saugatuck Township Comprehensive Plan �m 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 THIS PLAN potentially negative effect on both tourists and residents. This Plan proposes keeping the scale and intensity of such future changes low and proposes a variety of mitigation techniques to prevent adverse impacts on the environment or on the character of the area from these kinds of changes. Third, a balance of future land uses is necessary to enhance the stability of the community during poor economic times and to broaden the population base. Presently there is a significant lack of housing in the area that is affordable for families with children. That. in concert with a decline in children generally (and an increase in the elderly) has severely impacted the Saugatuck School District. If all future land use decisions were made based exclusively on minimal alteration of the natural environment or maintenance of the existing community character, then over time, the community would become more vulnerable to economic downturn, which usually hits tourist communities 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. Three considerations played prominent roles in fashioning the contents of this Plan just as they do in the Joint Plan. These are based on widely held public opinions, past and present investment by public and private entities and a growing recognition among citizens of the interdependence of the three communities. First, Saugatuck, Douglas and Saugatuck Township function as a single economic, and social unit. Many people live in one of the three communities and work in another of the three. Most people live in one and shop with some frequency in another. School children, by in large, attend the same schools. Local cultural, conseivancy and retiree activities are jointly supported by residents of all three communities. Several public services are jointly provided including the Interurban bus service, sewer and water (at least between Douglas and Saugatuck) and fire protection. The Kalamazoo River and Lake Kalamazoo connect all three communities, as do the · local road network. Sometimes it seems, only the three units of government are separate. Yet despite these interrelationships, each community maintains a strong separate identity among many citizens of the three entities. Even many neighborhoods have strong separate identities (e.g. the hill, the lakeshore, MAPS Silver Lake, etc.). This provides an important richness and depth to the area, but it can also Except as otheiwise noted, all the full page be· politically divisive. maps presented in this Plan were produced Second, tourism is the primary engine drivusing C-Map software. This is a PC based coming the local economy. Despite several industrial puter program initiated by William Enslin, Manemployers that provide important diversity to ager of the Center for Remote Sensing at the area's economy, it is the dollars brought in Michigan State University. All the data on the by tourists and seasonal residents that fuel maps was digitized either by Tim McCauley of most of the local wages and local purchasing. · the Planning & Zoning Center, Inc. or was The environmental splendor and wide range of downloaded from the Michigan Resource Invenactivities open to tourists are the primary attractory Program (MRIP) database maintained on tion. But no less significant is the small town the State's mainframe computer system by the character of the area. This character, often deDepartment of Natural Resources. scribed as "cute" or "quaint" by tourists, is Several advantages are realized by computhighly favored by visitors and deeply cherished erizing this data. Typically, geographic informaby local citizens. As a result, any intensive or tion is only available on paper maps at widely poorly planned alterations to the natural envivarying scales. which makes it difficult to comronment, or homogenization of the character of _ pare data sets for planning purposes. With Cthe individual communities is likely to have a Map, all of the maps can be viewed and printed Saugatuck Township Comprehensive Plan �iv 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 ex;pense n ormally required to obtain the same results . Another m ajor advantage of computer mapping is the ability to update maps continuou sly, 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 m ap created by digitizing the lots of record u sed for assessing purposes in the three c:ammunities; and 3) a soils base map derived fr.om the SCS Allegan County Soil Survey. None 0 of.these base maps are exactly identical as they originate from different sources. All of the land c.over and use based information and topography is keyed to the DNR/USGS base map. All of th e 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 informaUon that it was used as the base for. Please note that t he extent of the Kalamazoo River on each base is noticeably different and is related to the water levels at the time the inventory or survey was conducted. We have "corrected" the DNR/USGS base map to include Silver Lake, which is merely s hown 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 any time specific site designs are being prepared. All computerized data is on file locally and accessible via C-Map for local use and updating. Contact the zoning administrator or clerk for further information. Saugatuck Township Comprehensive Plan �V ta9T'H AVL T a 25 " 27 28 ,' __,... AV&. C, •, ' 33 34 T3N,R 6W Saugatuck Township Comprehensive Plan �Saugatuck Township Comprehenstve Plan �1-1 Chapter 1 GOALS, OBJECTIVES, & POLICIES: THE SAUGATUCK TOWNSHIP 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 smveys, public opinion smveys, meetings with local officials, and town meetings. The first step in this process was a survey of area leaders- including members of the Township Planning Commission, Township Board, prominent members of the private sector. and other citizens identified in the individual surveys. Leaders were asked their views on the major problems and opportunities facing the Township and the tri-community area, and the results were tabulated and presented to Township officials. These results served as the basis for initiating a public opinion survey. Citizen views on local planning issues were obtained through public opinion surveys mailed to every property owner in the Township and distributed in each rental complex. Survey questions were prepared for the Township through consultations with the Township Planning Commission and Township Board. Dr. Brent Steel, Oakland University, conducted and tabulated the survey. The response rate of 38% in Saugatuck Township was very high considering the length (about 1 hour completion time) and type of survey and thus responses probably represent the majority view. Most respondents were homeowners in their mid-fifties, registered to vote, who are long-term residents and plan to live in the area for ten or more years. Survey results are shown in Appendix A. Results of the citizen opinion survey and leadership survey were used to identify issues for discussion at the first town meeting. This meeting was a "futuring" session where participants were asked to imagine how they would like the community to be in the year 2000. Partici- pants were separated into groups and asked to prepare of list of their "prouds" and "sorries" in Saugatuck Township, and things from the past which they would like to preserve. The lists were compared and then all engaged in an imaging exercise where groups were established according to topic area and were asked to imagine that element of the Township 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 Township in the year 2000. A draft policy plan, with defined goals and objectives, was then prepared based on this futurtng process and the survey results. The draft was refined through a series of meetings with local officials and then presented to Township citizens in a second town meeting. Citizen comments were reviewed by Township officials and incorporated into the policy plan. Following completion of the draft policy plan, data and trends in the Township were analyzed. This analysis supported the direction of the policy plan and was first evaluated by the Township Planning Commission, and then by Township citizens at the third town meeting. Next, key elements of the plan and proposed strategies to cany it out were first reviewed by the Township Planning Commission, and then by Township citizens at the fourth and final town meeting. These goals and policies also look beyond local boundaries to the issues which affect the region. This was accomplished through the joint comprehensive planning process, where representatives of the City of Saugatuck and the Village of Douglas participated in the preparation of joint goals and policies for the region. Thus, these goals and policies are premised on a pledge to mutually cooperate in guiding development consistent with the adopted goals and objectives of the Joint Plan. Thus, the broad based input of area officials, leaders, and citizens, plus detailed analysis of local trends and land use characteristics have formed the goals, objectives, and policies that comprise the policy portion of this compre- Saugatuck Township Comprehensive Plan �1-2 hensive plan. These goals and policies will serve as a guide for land use and infrastructure decisions in Saugatuck Township. With time, some elements may need to be changed, others added, and still others removed from the list. Before amendatory action is taken. however, the impact of the proposed changes should be considered comprehensively in relation to the entire plan. and the joint plan. It is intended that the goals and policies be consulted whenever considering future land use decisions. TOWNSHIP CHARACTER Goal: Retain, enhance. and restore where possible the quiet. scenic, and rural character of the Township. Policy: Protect existing rural areas not served by sewer and water through presexvation of open space and agricultural activity intermixed with very low density residential land uses. Objective: Increase enforcement of existing ordinances and regulations to better preserve the established character of the Township and promote official goals, objectives. and policies. GROWfH 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 cost effective in relation to service extension. Policy: Preserve wetlands, woodlots, and other wildlife areas wherever possible. 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, objectives, and policies of this plan. Policy: Encourage new land uses and densities/ intensities of development which are consistent with and complement the character. economic base. and Image of the area. and which are sited consistent with this plan and zoning regulations. Policy: Consider the impact of land use planning and zoning changes on Saugatuck and Douglas, 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: Promote site planning and design of new development which is consistent with the established character of the Township and compatible with existing neighborhoods. Objective: Improve the visual appearance of entrances into the Township through landscape designs. signs, and land development which promote the vitality and character of the Township without clutter or safety hazards. Objective: Explore the possibility of establishing a sign ordinance which is consistent with the City of Saugatuck and Village of Douglas. Objective: Develop a program to plant and maintain trees along Blue Star Highway and to encourage their maintenance along other roads in the Township, especially along I-196. LAND USE & COMMUNI'IY FACILITIES Goal: Promote the balanced, efficient. and economical use of land in a manner which minimizes land use conflicts within and across municipal borders, and provides for a wide range of land uses in appropriate locations to meet the diverse needs of area residents. Policy: Insure compatible land use planning and zoning across municipal borders and minimize land use conflicts by coordinating planning and zoning, separating incompatible uses and requiring buffers where necessary. Policy: Discourage sprawl and scattered development through planned expansion of roads and public utilities and through zoning regulations which limit intensive development to areas where adequate public services are available. Policy: Encourage the preservation and restoration of historically significant structures. Saugatuck Township Comprehensive Plan �1-3 Policy: Provide for necessary community facilities (i.e. schools, garages. fire halls. etc .) consistent with this plan and capital improvement programming. 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: Coordinate Capital Improvement Programming with the City of Saugatuck and Village of Douglas. Policy: Discourage the establishment of high density livestock and poultry operations (see Chapter 10). 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 goals and policies identified in this plan. Policy: Advise developers during site plan review to contact the State Archaeologist, Bureau of History (51 7-373-6358) 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: Discourage the conversion of prime agricultural land to other uses. Policy: Discourage spot development of non-agricultural activities in agricultural areas to preserve the economic viability of farming and maintain the rural character of the Township. 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 Preservation 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.). ECONOMIC DEVELOPMENT Goal: Strengthen and expand upon the area's economic base through strategies which attract new businesses, strengthen existing businesses, and enhance the tourism potential of the area consistent with the character of the Township and its ability to provide needed public services. Policy: Identify potential sites for industrial development and alternative means of financing necessary public improvements and marketing of the sites (i.e. tax increment financing, special assessments, state grants and loans, etc.) Policy: Support efforts to foster tourism by preserving the scenic beauty of the environment, expanding recreation opportunities, improving tourist attractions. and preparing promotional materials which highlight the attractions of the Township. Policy: Promote better communication and cooperation between the public and private sector. COMMERCIAL Goal: Encourage the development of commercial land uses in appropriate locations which serve the current and future needs of residents and tourists, are of a character consistent with community design guidelines, and which promote public safety through prevention of traffic hazards and other threats to public health. safety, and general welfare. 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. Saugatuck Township Comprehensive Plan �1-4 Policy: Promote the development of small, commercial centers off of major roads, rather than lot by lot commercial strips. phasizes the design guidelines contained in this plan. Policy: Avoid separate parking lots for each business where feasible and encourage centrally placed parking lots which serve several businesses. INDUSTRIAL Policy: Discourage unsafe and unsightly strip commercial development through design and landscaping requirements including but not limited to berms, planting, rear parking, clustered shopping areas, and/ or shared access. Goal: Increase the amount of non-polluting light industry in the Township without damaging the environment, spoiling the scenic beauty of the area. or overburdening local roads. utilities, or other public services. Policy: Improve existing commercial areas. 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 minimize service costs and negative impacts on other land uses. Policy: Improve the quality, vitality, and value of Township commercial districts through sign regulations which control the design and location of signs. Policy: Identify appropriate locations for small industrial parks which conform to the design guidelines contained in this plan, the joint plan, and local zoning regulations. Blue Star Highway Policy: Encourage industrial development in the area on the east side of Blue Star Highway, adjacent to the commercial area and north of exit 36. Policy: Encourage new commercial uses to locate contiguous to existing commercial development in Douglas and as sewer and water become available, along other sections of Blue Star Highway. Policy: Establish large frontage requirements for commercial property along Blue Star Highway to prevent traffic hazards as the land uses change. Policy: Require frontage roads for commercial strip development along Blue Star Highway wherever feasible. Objective: Prepare a subarea plan and design concept for the Blue Star Highway commercial corridor which identifies appropriate land uses and is consistent with the design guidelines, goals, objectives, and policies contained in this plan. Freeway Interchange Areas Policy: Encourage appropriate highway service commercial development in the freeway interchange areas on Blue Star Highway. Objective: Prepare a subarea plan and design concept for the freeway interchange areas which identifies appropriate land uses and em- Objective: 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. Policy: Require the separation of industrial sites from residential areas through buffers made up of any combination of parking, commercial uses, parks, parkways, open space, or farmland. HOUSING/RESIDENTIAL Goal: Encourage a variety of residential types in a wide range of prices which are consistent with the needs of a changing population and compatible with the character of existing residences in the vicinity. Policy: Explore alternative measures to reduce housing costs and make home ownership more affordable, such as zoning regulations and other programs which are designed to reduce the cost of constructing new housing. Policy: Maintain "rural residential" with a large minimum lot size as the primary residen- Saugatuck Township Comprehensive Plan I �1-5 tial land use in the township in those areas where sewer and water are not available or planned, but not in prime agricultural areas. Policy: Encourage new rural residential development to locate adjacent to existing rural residential uses and away from agricultural uses to minimize sprawl and spot development in agricultural areas. Policy: Provide land through zoning for garden apartments, duplexes, and higher density single family residential development near existing and planned public services, facilities, and shopping areas. Policy: Allow pole barns in rural residential districts subject to height, setback, and location requirements in the local wning ordinance. Policy: Allow only quiet, low traffic, low intensity home occupations in residential areas to preserve their stability and tranquility. Policy: Provide street lights and sidewalks in residential areas where there is a demonstrated need and according to the ability of residents to finance such improvements. Objective: Adopt and enforce a basic property maintenance code and building code. 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. WATERFRONT 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 along the Kalamazoo River, Kalamazoo Lake, Goshorn Lake, Lake Michigan and connecting streams, creeks, and drainageways to protect and enhance the scenic beauty of these waterfront areas, and permit the continuity of these existing open spaces to remain. Policy: Some waterfront lands may be developed to meet residential and commercial needs, enhance local tax base, and contribute to paying for local public service costs associated with their use and development, consistent with environmental protection policies in this plan, where such development would contribute to local quality of life. 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 actMty by limiting the type and intensity of land development in those areas. Objective: Identify development limitations on special environments through a tiered classification system which classifies these environments based on their value to the ecosystem, unique attributes, the presence of endangered plant and wildlife species, and other characteristics deemed significant. Objective: Devise regulations for land development in special environments which permit development consistent with identified protection objectives and which complement state and federal regulations for special environments. 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 visual access and the natural beauty of the waterfront for the broader public. Policy: Explore the conversion of road ends which abut water bodies 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. Saugatuck Township Comprehensive Plan �1-6 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 and the City of Saugatuck, and other jurisdictions/ agencies if possible, through the use of local funds, grants and loans, and capital improvement programming. Objective: Survey the transportation network and identify need for maintenance and improvements. Objective: Prepare a capital improvement budget for financing transportation maintenance and improvements. Objective: Prepare a capital improvements program to schedule and prioritize improvements and maintenance. 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 tum lanes, and speed limit adjustments. Policy: Promote the resurfacing and restriping of Blue Star Highway and the adoption of a uniform 45 mph speed limit to improve traffic safety and flow. 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: Encourage local government participation in activities designed to enhance the area's seasonal festivals. Objective: Develop an areawide bikepath through local funds, grants and loans, and capital improvement programming. 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. Policy: Maintain the sidewalk system and require developers to provide sidewalks in appropriate locations through subdivision regulations. Objective: Investigate developing a joint public marina and launch facility where federal and state funding is available to assist with financing such a venture. Policy: Promote regularly scheduled, affordable, and dependable public transportation to increase the mobility and quality of life of those who depend on public transportation. TRANSPORTATION Objective: Encourage expansion of the interurban system consistent with municipal means to finance the increased service and an identified public need. Goal: Maintain a safe, effective, and eflkient road network and improve roads to promote growth in a way that is consistent with land use goals, objectives and policies. Saugatuck Township Comprehensive Plan �1-7 Policy: Strive to keep Lakeshore Drive scenic, residential, and open to motorized and nonmotorized traffic. Objective: Establish alternatives for insuring that homeowners along Lakeshore Drive have access to their property if erosion of Lakeshore Drive cannot be abated. Objective: Apply the boulevard concept to Bluestar Highway between freeway exits #36 and #41 to control access, improve traffic safety and flow. and improve the visual appearance of this highly travelled corridor which provides the principal means of access to each of the three jurisdictions. WATER AND SEWER Goal: Insure a safe and adequate 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. Objective: Prepare and implement a plan for the carefully timed provision of sewer and water service in the area consistent with the development goals and objectives of this plan. Objective: 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 services are met. Policy: Promote a joint agreement with the City of Saugatuck and Village of Douglas to plan and implement areawide sewer and water service, including full participation in the Kalamazoo Lake Sewer & Water Authority. 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 services consistent with public need and the ability to finance improvements in the most cost effective manner. Policy: Consolidate police. fire , and other emergency services across the three communities to eliminate overlap in service and expenditures and improve service delivery. Objective: Evaluate the feasibility of 24 hour medical service which serves all three communities to be provided by a public or private entity. SOCIAL SERVICES Goal: Those social services which are efficient to provide at the local level should be provided to meet the needs of area residents. Objective: Explore the possibility of establishing support programs for older adults through the use of volunteers for assistance with household chores. personal care. and home repair to help them remain independent. shorten hospital stays. and lower health care costs. Policy: Support efforts to establish community day care center(s) in appropriate locations to provide quality and affordable day care to working parents. WASTE MANAGEMENT Goal: Insure the safe, effective, and efficient disposal of solid waste and toxic substances. Policy: Encourage the reduction of solid waste through recycling, composting, waste-toenergy 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. Policy: Insure that the expansion of sewer and water service into an area is consistent with the planned intensity of land use for that area, Saugatuck Township Comprehensive Plan �1-8 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; • Arrangements for inspection of. and monitoring underground storage tanks; • Existing underground storage tanks must provide spill protection around the fill pipe by 1998 in accordance with 1988 EPA standards. • All existing underground storage tanks must install leak detection systems within 5 years in accordance with 1988 EPA standards; Objective: Encourage the development and use of biodegradable containers. ENERGY Goal: Promote site design and building which is energy efficient and encourage energy conservation through good land use planning and wise public building management. Objective: Prepare energy guidelines or standards which address landscaping. solar access. solar energy systems. sidewalks, subdivision layout. proximity to goods and services. etc .. and encourage or implement these through wning and subdivision regulations. Policy: Require 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. Saugatuck Township Comprehensive Plan �- 'Jj 2-1 Chapter2 DEMOGRAPffiCS POPULATION SIZE The Township's population has more than doubled since 1950. reaching an estimated 1,910 people in 1986 according to U.S. Census population estimates. This represents a 107% increase from 1950 to 1980. The Township's growth of 40% since 1970 has been especially dramatic compared to the gradual population gains of the City and Village (see Table 2 .1). SEASONAL POPULATION The population of each community in the trt-community area swells during the summer when seasonal residents and tourists return. The 1980 census estimates that 116 (14%) of the Township's 850 total housing units are vacant. seasonal, and migratory. Nearly all of these (106) are detached single family units. An engineering study prepared by Fishbeck, Thompson, Carr & Huber for the Kalamazoo Lake Sewer & Water Authority (KLSWA) estimates that the total trt-community area population is comprised of one-third seasonal residents and two-thirds permanent residents and that the weekend daytime population during the summer is about 2,500 persons. Although sewer and water demand typically grows with population, the study found that demand for sewer and water in the trt-community area increased about 300/4 between 19801986, whereas population increased by an average of 20%. This reflects the impact of the seasonal and tourist population on local services. HOUSEHOIDS AND AVERAGE HOUSEHOLD SIZE Until recently, the average household size in the United States has continued to shrink due to an aging population, higher divorce rates: postponed marriages, and lower birth rates. In keeping with state and national trends, the average household size in the trt-community area declined, going from 2.98 in 1960 to 2 .39 in 1980. The average household size in the Township was 2.69. Smaller household size means a greater number of households. lf the average household size in 1960 held true today, there would be about 300 fewer individual households in the area. 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 utilities. Although household size has declined substantially over the past few decades. national trends suggest that it will soon cease its decline. Nationwide the average household size has reached a plateau and state demographers predict that Michigan will follow suit. AGE DISTRIBUTION Historical age cohort data is available on a regional basis and a comparison of age cohorts in the trt-community area between 1960 and 1980 reveals a large drop in the proportion of young children, with a corresponding increase in the childbearing cohort (20 to 30 year olds) and 45-54 year olds. The proportion of retirees to the total population, however, has remained constant (see Figure 2 . 1). This is out of keeping with statewide trends and suggests that the area TABLE 2.1 POPULATION ( 1950-1980) COMMUNTIY Saugatuck Saugatuck Township Douglas AREAWIDE 1950 770 845 447 2,062 1960 927 1,133 602 2,662 1970 1,022 1,254 813 3,089 Sourt:e: U.S. Ce:n&Js Bureau Saugatuck Township Comprehensive Plan 1980 1,079 1,753 948 3,780 CHANGE 40% 107% 112% 83% �, 2-2 FIGURE 2.2 FIGURE 2.1 AGE COHORTS (1980) AGE COHORTS (1960 & 1980) ALLEGAN COUNTY ARE A § ,mm, 1!l60 -,gee 19 p E 17 R 13 C E N ,, T 7 17 15 9 p E R 15 C E N T 11 13 9 5.+-----,...--,----r--"T""""'-----...--,--...... 5-14 Q-4 15-24 3-1---~-...--~---.--~-~----, 0-14 5-14 15-24 25-34 35-« 45-5' 55-64 65+ 25-34 35-« 45-5' 55-64 65+ AGE GROUP AGE GROUP the area's senior population: the City of Saugatuck comprises 37% (despite its small size): and the Village of Douglas. 24%. FIGURE 2.3 AGE COHORTS (1980) EDUCATION SAUGATUCK TWP. 18 p E R Saugatuck Township has a well educated citizeruy. An analysis of those aged 25 and older 1n 1980 reveals that 31.3% have completed 1 or more years of college (see Figure 2.4). Table 2.2 contains complete information on the educational status of persons 25 years old and over by jurisdiction. 14 12 c 10 E N a T 6 4+-~-~-...--~-~--.---, Q-4 5-14 15-24 25-34 35-« 45-5' 55-64 65+ AGE GROUP SCHOOL ENROLLMENTS 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. Figure 2.2 and 2.3 depicts the 1980 age c·ohort distribution 1n the Township (not including the City and Village}, and Allegan County, for comparison. In accordance with countywide trends. the Township has a small cohort of infants and toddlers. The most striking characteristic of the Township is its huge cohort of 45-54 year olds and senior citizens. In regional terms, Saugatuck Township comprises 39% of Three school districts, Fennville Public School District, the Saugatuck Public School District, and the Hamilton Public School District, serve the Township (see Map 2.1). The Hamilton School District includes only a small area of the northeast corner of the Township. The Fennville School District covers the southern half of the Township, and the Saugatuck Public School District covers the central portion of the Township, plus Douglas and Saugatuck. Thus, the Saugatuck Public School District serves the majority of the area's households. TABLE 2.2 EDUCATIONAL STATUS PERSONS 25 YEARS OLD AND OVER SAUGATUCK TOWNSHIP Elementary 1-3 years HS 4 years HS 1-3 years College 4+ years College 185 199 373 157 188 SAUGATUCK CTIY 57 97 276 137 196 DOUGLAS 73 84 213 123 84 AREA 315 380 862 417 468 ,,,--...., r -._J Saugatuck Township Comprehensive Plan �2-3 FIGURE 2.4 EDUCATIONAL BACKGROUND IN 1980 PERSONS 25 AND OVER, TRI-COMMUNITY AREA 40 p 35 [ill] TOWNSHIP 30 • CITY [Z:l VILLAGE 25 E R C E N T 20 15 10 5 0 ELEMENTARY 1-3 YRS H.S. 4 YRS H.S. FIGURE 2.5 SAUGATUCK PUBLIC SCHOOL ENROLLMENTS GRADES K-12 BOO E 750 N R 700 0 L L M E N T 1-3 YRS COLL. 4 YRS COLL 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 2.6). School enrollment data appears in Table 2.3. Future elementary and high school enrollments were projected by the Saugatuck Public 650 TABLE 2.3 SCHOOL ENROLLMENTS SAUGATUCK PUBLIC SCHOOL DISTRICT 600 550 500 -+--,--.....-..........--.---.-...........................,................................... 13-14 75-76 n -78 1s-eo 81-82 83-84 85-86 87-68 YEAR 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 , went from 770 students to 511- a 34% decline (see Figure 2.5). When divided into elementary YEAR K-6 79-80 80-81 81-82 82-83 83-84 84-85 85-86 86-87 87-88 88-89 326 307 306 252 232 259 250 275 299 296 Saugatuck Township Comprehensive Plan 7-12 329 322 299 290 303 296 277 265 246 215 TOTAL 655 629 605 542 535 555 527 540 545 511 �r 2-4 FIGURE 2.6 SAUGATUCK PUBLIC SCHOOL ENROLLMENTS ELEMENTARY AND HIGH SCHOOLS 360 340 E N R 0 L L M E N T 320 300 280 I I 260 240 220 PROJECTIONS \ ~ 200 180+-----.-...--,--.--""T"""~-T""""--.--,r--r---r--..---r---, 79-80 81-82 83-84 85-86 87-88 89-90 91-92 93-94 YEAR School system. These projections. illustrated in Figure 2.6. show an upturn in high school enrollments in 1991 with a continued climb in elementary school enrolhnents. Total projected 1994 enrollments. however. are still 23% less than 1973-7 4 levels. FUTURE TRENDS If local demographic trends follow those projected for the county as they have in the past, then the overall proportion of retirees in the area will expand much faster than that of school age children. The Michigan Department of Management and Budget projects that Allegan County's school age population will grow only 3% by the year 2000. while senior citizens will increase by 30%. The area's small cohort of infants and children. large cohort of middle aged to elderly. and high rate of retiree in-migration suggest this will be equally true in the Township. 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 the Village should result in a natural increase in young children. but because couples are having fewer children. school enrolhnents will probably expand only slightly. The Saugatuck Public School system is not likely to meet its potential capacity for enrollments unless a sequence of events or actions attracts new families with young children into the area. Two key factors will be the availability of affordable housing and nearby employment opportunities. In the meantime, schools must use space and resources efficiently as they experience tighter budgets and small enrollments. Many of the demographic characteristics shown here have been analyzed based on 1980 census information. These trends should be updated when the 1990 census information is available. See Appendix B for more demographic information from the 1980 census. Saugatuck Township Comprehensive Plan �N A H OL MAP 2.1 PUBLIC SCHOOL DISTRICTS Saugatuck ~ Fennville D Hamilton DATA SOURCE: Respective School Districts Planning & Zoning Center Inc, Lansing, Ml August 1989 SA I , DOUG �3-1 Chapter3 THE ECONOMY large wetlands abounding with wildlife; orchards and specialty farms; and a scenic location on Lake Michigan encompassing Silver, Goshorn, Kalamazoo and Oxbow lakes, and the Kalamazoo River. The 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 3()()0/4 increase in park ECONOMIC BASE Tourism Tourism fuels the economy of the tri-community area, with associated boating, restaurant, lodging, and strong retail sectors. 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; Oval Beach; downtown Saugatuck; sand dunes: TABLE 3.1 IMPACT OF TRAVEL ON ALLEGAN COUNTY, 1986 TOT.TRAVEL TRAVEL EXPENDITURES GENER. PAYROLL $42,413,000 .$/Jobs .56% % of State Total 29.52% %change 1983-86 TRAVEL GENER. EMPLOYMENT STATE TAX RECEIIYfS LOCAL TAX RECEIPTS 869jobs .62% 18.39% $2,191,000 .71% 27.98% $363,000 .49% 32.48% $7,689,000 .49% 37.87% Source: U.S. Travel Data Center, "The Economic Impact of Travel on Michigan Countle..· TABLE 3.2 MAJOR EMPLOYERS PRODUCT/SERVICE Hansen Machine Haworth Harbors Health Facility Enterprise Hinge Douglas Marine Tafts Supermarket Paramount Tool Co., Inc. Rich Products Metal Stampings Office Furniture Nursing Home Manufacturing Marina Supermarket Machinery Pies EMPLOYEES 43 238 78 12 21 32 24 85 Source: Allegan County Promotional Alliance Saugatuck Township Comprehensive Plan �3-2 FIGURE 3.1 EMPLOYMENT BY SECTOR IN 1980 TRI-COMMUNITY AREA AND ALLEGAN COUNTY PUBLIC fill CITY ■ VILLAGE ~ TOWNSHIP @ COUNTY SERVICES FIN/INS/REAL EST RETAIL WHOLESALE TRANS/COMM/UTIL MANUFACTURING CONSTRUCTION AGRICULTURE 0 10 5 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 tri-community area? Although current travel and tourism statistics are not available for the tri-community area, studies conducted for Allegan County reveal the tremendous impact of travel and tourism on local economies in the County. This is especially true for Saugatuck-Douglas-the major resort center in the County. A study prepared for the Michigan Travel Bureau by the U.S. Travel Data Center in 1986 found that travellers spent $42.4 million in Allegan County in 1986, generating $7.7 million for payroll, 869 Jobs, $2 .1 million in state tax receipts, and $363,000 in local tax receipts. This ranks Allegan County 33rd out of Michigan's 83 counties in travel and tourism revenues. Selected data from this study is reproduced in Table 3.1 . TABLE 3.3 EMPLOYMENT BY INDUSTRY - 1980 TOTAL Agriculture Construction Manufacturing TCU • Wholesale Trade Retail Trade FIRE•• Services Public Admin. CTIY VILIAGE 547 9 30 156 25 13 146 21 125 22 433 16 27 169 10 7 67 15 96 26 TOWNSHIP 689 37 75 274 17 20 106 39 107 14 • Transportation, Communicatiion, Utillities •• Finance, Insurance, Real Estate Source: 1980 U.S. Census of Population, General Social and Economic Characteristics. Saugatuck Township 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 CITY VILIAGE TOWNSHIP AREA COUN1Y 547 77 87 70 72 13 66 433 34 62 24 45 73 13 70 60 90 39 22 685 43 74 83 74 73 43 144 120 31 1,665 154 223 170 189 231 126 210 270 92 34,025 2 ,315 3 ,319 2,696 4,189 4,300 1,885 5,447 6,129 3,745 63 Source: 1980 U.S . Census of Population, General Social and Economic Characteristics. Manqfacturing 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 farming 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 in 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 farming 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. Com, wheat, and soybeans are other major cash crops. Some farms also have livestock- primarily hogs and dairy cattle. Nurseries are a strong agri-business in the area. Rich Products, a major employer in the area, is another category of agri-business, which was attracted to the region because of its many fruit farms. The future of agri-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-cornmunity area and the county in 1980. This information is illustrated in graphic form in Figure 3.1. Manufacturing employs the most people in each of the three communities. Yet employment in other sectors varies. 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 of the labor force employed in agriculture (5%) is low compared to the amount of agricultural actMty, 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. Table 3.4 breaks down employment by occupation in 1980. The Township has the highest Saugatuck Township Comprehensive Plan �3-4 FIGURE 3.3 FIGURE 3.2 AVERAGE ANNUAL EMPLOYMENT MONTHLY EMPLOYMENT TRI-COMMUNITY AREA TRI-COMMUNITY AREA, 1988 2.8 2700 T 2.6 H 2.4 0 2.2 E 2.0 M u s A 2650 p 1.8 L 0 2600 2550 N D 1.4 y 2500 s 1.2 M 2450 1.0+-----------1984 1986 1988 1990 1980 1982 YEAR E N 2400 T 2350 proportion of crafts and repair personnel in the region, representing employment generated by Broward Marine, Inc. - a major builder ofluxury boats. Machine operators are second, and sales workers- probably employed in the City and Village- are the third largest employment category in the Township. The proportion of professional/technical and service workers is also high. 2300+---.---,,-.----r---.---,,-.----r---.---,,~ J F M A M J J MONTH FIGURE 3.4 TOURISM RELATED EMPLOYMENT, 1988 ALLEGAN COUNTY Average Annual Employment and Unemployment Unemployment has declined dramatically with Michigan's economic growth of the late 80's. Table 3 .5 reveals average annual unemployment rates in the area since the last statewide recession. (Employment data is not available for individual communities in the trtcommunity area. The Michigan Employment Security Commission aggregates it for Saugatuck Township, the Village of Douglas, and the City of Saugatuck.) The trt-community area has a TABLE 3.5 AVERAGE ANNUAL UNEMPLOYMENT RATE 1ri-Communitv 1982 15.2 14.7 1983 1984 1985 1986 1987 10.8 11.3 6.5 5.8 1988 5.2 County 14.8 14.3 10.5 10.9 7.3 5.6 5.1 State 15.5 14.2 11.2 9.9 8.8 8 .2 7.6 Source: MESC, Bureau of Research & Statistics, Field Analysl.9 Unit A S O N D 1.2 E 1.0 MT 0.8 L o 0.6 0.4 0.2 0.0 p H au y ! MN ED Ns T IOOlffl1 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- Saugatuck Township Comprehensive Plan �3-3 FIGURE 3.6 ANNUALREALPROPERTYSEV TRI-COMMUNITY AREA (1980-87) 70 60 M S~ E LI VoN 50 40 s 30 = Saugatuck - Douglas = Township* - Township** 20 10~~=="""T"""--,r----r-------.----, 1980 1981 1982 1983 19841985 1986 1987 YEAR • not including Village(s) •• including Douglas through 1987 and Saugatuck through 1984 nesses increased employment; a number of small businesses and two restaurants opened; and perhaps most significantly, Haworth Corporation expanded adding two new departments. Contributing to this was the state and regional economic boom, and corresponding increases in construction and spending. Figure 3.2 illustrates this trend. 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 FIGURE 3.7 Seasonal Employment Local employment increases each summer as tourists flood into the trt-community area. . FIGURE 3.5 PERCENT IN POVERTY BY AGE TRI.COMMUNITY AREA (1980) ,. REAL PROPERTY SEV (1988) SAUGATIJCK TOWNSHIP & VIUAGE OF DOUGLAS 10 p E R C E N T DEVELOPMENTAL 1% AGRICULTURAL 5% [ill TOWNSHIP ■ CITY ~ VILLAGE .. •• so ,. ,. INDUSTRIAL 2% ... LE8811WOS5 AGE Saugatuck Township Comprehensive Plan �3-6 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. assessed at a higher rate due to their high development potential. comprised 1 % ($430,733) (see Figure 3.5) . Figure 3.6 illustrates changes in annual real property SEV between 1980 and 1987 for the Township. The City of Saugatuck was included in the Township's tax base prior to 1985, when it became a city. This explains the sharp drop in SEV for the Township between 1984 and 1985. SEV's are also shown for the Township minus the Village(s) . The figure shows straight line growth in the Township's tax base since 1980. More complete information on annual Sev's and 1988 breakdowns can be found in Appendix B. TAX BASE Residential uses make up the bulk of the area's tax base. Tax base information is aggregated for the Township and Village of Douglas. In 1988, residential uses comprised 76% of the property tax base for the Township and Village of Douglas ($43,730,725). Commercial uses comprised 16% ($9,402,800) . Agriculture comprised 5% ($2,661,790). Industrial comprised 2% (%1,126,200). Developmental, a recently created category which refers to lands which are INCOME Between 1979 and 1985, census estimates show Saugatuck Township moving from 7th to 6th place in terms of per capita income in the County with a 40.4% increase in per capita income (see Table 3.6). (Per capita income in 1979 was $7,688 for the state and $6. 7 44 for the county; in 1985 it was $10,902 for the state and $9,346 for the county.) TABLE 3.6 PER CAPITA INCOME ($), ALLEGAN COUNTY (TOP TEN) Saugatuck Laketown Township Holland Gunplain Township Otsego Township Plainwell Saugatuck Township Allegan Township Leighton Township Fillmore Township 1979 9031 8332 8125 8074 7437 7396 7286 7170 7051 7015 Laketown Township Saugatuck Holland Gunplain Township Otsego Township Saugatuck Township Douglas Fillmore Township Plainwell Leighton Township 1985 13,013 12,631 11,608 10,947 10,239 10,228 10,150 10,120 9,886 9,539 Source: 1985 Per Capital Income Estimates, U.S. Census Bureau TABLE 3.7 INCOME & POVERTY CHARACTERISTICS TRI-COMMUNITY AREA (1980) Median HH income % in poverty Income 200% of poverty level & above TOWNSHIP CTTY VILLAGE COUN1Y 16,412 7.1% 74% 15,182 8.6% 75% 14,963 11.3% 73% 17,906 8.00/4 71% Source: 1980 Census of Population Saugatuck Township Comprehensive Plan �3-7 Table 3. 7 reveals selected income and poverty characteristics by jurisdiction in the tricommunity area. Although the per capita income in the Township has been consistently higher than that of the county, the median household income of $16,412, is lower. The median household income is the point at which 500/2 of the households earn more and 500/2 earn less. This statistic is more representative oflocal trends as it is less easily distorted by a few high income wage earners. Poverty data correspond with median household income. As median income goes up, the proportion in poverty goes down. Figure 3.7 reveals the proportion of those in poverty by age. (The poverty level used by the 1980 census in recording this data was an annual income of $3,778 for those under 65, and $3 ,689 for those 65 and over.) It reveals that a high proportion of the poor are elderly. especially in the Township. Saugatuck Township Comprehensive Plan �4-1 Chapter4 NATURAL RESOURCES AND THE ENVIRONMENT CLIMATE Weather conditions affect the Township'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 growth in the Township 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 Saugatuck Township 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. 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 l 930's to the early l 950's. At present. there are no producing wells in Saugatuck Township . TOPOGRAPHY Most of Saugatuck Township 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. 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 EXTREME 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 -11° F - -35° F 96° F - 106° F Source: USDA Soil Survey, Allegan County Saugatuck Township Comprehensive Plan �4-2 DRAINAGE Most of the Township lies within the Kalamazoo River Basin, which begins near Jackson and extends westward into Saugatuck Township (see Figure 4.1) . The extreme southwestern portion of the Township drains directly into Lake Michigan. All of the watercourses within the Township 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, undermining 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. All watercourses, including county drains, are found on Map 4 .2 . FIGURE 4.1 KALAMAZOO RIVER BASIN Lake Huron 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 Saugatuck Township . 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. WETLANDS There are many wetlands in Saugatuck Township. Most are contiguous to or hydrologically connected 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 Public Act 203 of 1979. PA 203 requires that permits be acquired from the Michigan Department ofNatural Resources (DNR) prior to altering or filling a regulated wetland. The Wetland Protection Act defines wetlands as "land characterized by the presence of water at a .frequency and duration sufficient to support and that under normal circumstances does support wetland vegetation or aquatic life and is commonly referred to as a bog, swamp, or marsh and is contiguous to the Great Lakes, an fnland lake or pond. or a river or stream." Lake Erle Regulated wetlands include all wetland areas greater than 5 acres or those contiguous to waterways. Wetlands which are hydrologically connected (i.e. via groundwater) to waterways are also regulated. Activities exempted from the provisions of the Act include farming, grazing of animals, farm or stock ponds, lumbering, maintenance of existing nonconforming structures, maintenance or improvement of ex- Saugatuck Township Comprehensive Plan �4-3 TABLE4.2 LAND COVER CODES FOR PROTECTED WETLANDS IN TRI-COMMUNITY AREA CODE DESCRIPTION 31 32 412 414 421 429 611 612 621 622 Herbaceous Rangeland* Shrub Rangeland* Upland Hardwoods Lowland Hardwoods Upland Conifers Lowland Conifers Wooded Swanps Shrub Swamps Marshland Meadow Mud Flats Source: Michigan DNR Land Cover/Use Classification System • Wetlands are sometimes, but not always associated with these land cover types. isting roads and streets within existing rightsof-way. maintenance or operation of pipelines less than six inches in diameter. and maintenance or operation of electric transmission and distribution power lines. Permits will not be issued if a feasible or prudent alternative to developing a wetland exists. An inventory of wetlands based on the DNR's land use\cover inventory are illustrated on Map 4.4. Table 4.2 shows the land use\cover codes pertaining to regulated wetlands in the 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 southcentral part of the Township would likely be classified as wetlands if they were not in agricultural use and served by county drains. Of Township residents responding to the 1988 Public Opinion Survey, over 70% indicated that they are in favor of no new development in wetland areas. son.s A modem soil survey was completed for Allegan County by the USDA Soil Conservation Service in March, 1987. The soil types present in Saugatuck Township are 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 lim- itations 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 have severe limitations on residential and urban development. The degree of soil limitations reflects the hardship and expense of developing the land. Fortunately. most of the soils which are not suited for intensive 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 .5. Some soils impose severe limitations on basements because of excessive wetness, low strength. excessive slope. or shrink-swell potential. These areas are found primarily in the northeast comer and in the southern half of the Township. Septic Limitations Soils in most of Saugatuck Township 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 very 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 comer of the Township and in the southwestern portion of Douglas. Most parts of the Township that are likely to experience future growth have moderate to severe limitations for on-site septic systems. Map 4.6 shows the septic limitations for the Township. This map suggests the need for municipal sewers to accommodate new development in many areas. The degree of soil limitations reflects the hardship and expense of developing that land for a particular use. Those soils classified as "severe" have varying degrees of development potential based on the nature of the limitation. Map 4. 7 provides this more detailed analysis of Saugatuck Township Comprehensive Plan �4-4 severe limitations on septic tank absorption fields. The "severe" soils have been categorized as follows: A. Sandy, moderate to rapid permeability B. Rapid permeability, wetness and high water table C. Wet, ponding, heavier (clay) soils, slow permeability D. Very wet soils, organics, wetlands, floodplains, unable to support septic fields. Soils in categories B and D are not able to support septic fields because of extreme wetness. Soils in category A are classified as "severe" by the Soil Conservation Service, however the Allegan County Health Department considers them to have only moderate limitations for septic systems. They can be made suitable for development by increasing the distance between 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 Saugatuck Township have been designated by the Allegan County Health Department as unsuitable for new development without sewers. Among these areas are 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 (see Map 4.7a). These are in Sections 3 and 4 and the Goshorn Lake area, which have 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 Health Department standards by development type. Single Family Residential Before a permit is considered, there must be at least four feet of dry soils between the bottom of the septic system and the water table . In addition. there must be one foot between the existing ground surface and the seasonal water table, and two feet between the existing ground surface and the clay. Special permits will be considered only if the site size is at least two acres and the septic system is put on top of four feet of sand. Residential sites that fail to meet those requirements will not be issued septic system permits. All Other Residential, Plus Commercial These fall under State guidelines of 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 Saugatuck Township, 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. 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. 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 Saugatuck Township Comprehensive Plan �4-5 fanning 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 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 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· 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 bluffline recession has proceeded at a long term average of 1 foot or more peryear. The entire Lake Michigan shoreline in the Township has been designated as a high risk erosion area. 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 DNRreview and permit, unless the local unit of government has an approved high risk erosion area ordinance, as does Saugatuck Township. 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 area which is in Saugatuck Township and the City of Saugatuck has been identifl.ed 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 Saugatuck Township 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 ultimately 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 Saugatuck Township 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 ofI-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 areas along the rivers and streams, the forested sand dunes between the Kalamazoo River and Lake Michigan, and the extensive wooded areas buffering adjacent uses from 1-196 are especially important. They should be managed to insure their long term existence. Saugatuck Township Comprehensive Plan �N A 0 4,000 Scale 1" 8,000 = 9060 ft MAP4.1 TOPOGRAPHY Saugatuck Township Contour interval is ten feet Darker lines are 50 foot contours August 1989 DATA SOURCE: USGS Quadrangle Maps Planning & Zoning Center Inc, Lansing, Ml �• + N 13eT H AVC. A 0 4,000 8,000 Scale 1" = 9060 ft r---+-- A'_;__ _ _ ____,·! ::; ,. ! ! ··•, 25 - • 28 ". :t i r - i • . i -~ 33 ;·.,..•-"", I ~ . '••••._ • 36 ..... • l, T .3N.R 16W •.. MAP 4.2 WATERCOURSES Saugatuck Township Lakes, rivers and streams Drains and intermittent streams August 1989 ·. DATA SOURCE: MDNR Planning & Zoning Center Inc, Lansing, Ml �+ N A 0 4,000 1.3ST M N . _L .. I .,,~;~-;~. I 8,000 Scale 1• = 9060 ft 12.T M s, AV£ . 0 28 25 • 27 33 T3N,R 1 6W .... W-89 MAP 4.3 FLOODPLAINS ■ 100 Year Flood Area ~ 500 Year Flood Area August 1989 DATA SOURCE:MDNR Saugatuck Township Planning & Zoning Center Inc, Lansing, Ml �• N A O 4,000 8,000 Scale 1" = 9060 ft Saugatuck Township MAP 4.4 WETLANDS ■ ■ II Lowland Hardwood Lowland Conifer Wooded Swamp August 1989 II ■ ■ DATA SOURCE: MDNR Shrub Swamp II Marshland Meadow & Mud Flats Herbaceous Rangeland ~ Shrub Rangeland Planning & Zoning Center Inc, Lansing , Ml �N A ,.._.._. 0 4,000 8,000 Scale 1" = 9060 ft MAP 4.5 BASEMENT LIMITATIONS Ill Severe ■ Excavated ffiIII] Moderate ~ Wetland Soils LJ Slight ~ Sand Dunes August 1989 DATA SOURCE: USDA Soil Survey, Allegan County : Saugatuck Township Planning & Zoning Center Inc, Lansing , Ml �■ N A 0 4,000 Scale 1" 8,000 = 9060 ft MAP 4.6 SEPTIC LIMITATIONS lllffl mm Severe ■ Excavated Moderate ~ Wetland Soils LJ Slight ~ Sand Dunes August 1989 DATA SOURCE: USDA Soil Survey, Allegan County : Saugatuck Township Planning & Zoning Center Inc, Lansing, Ml �N A 0 4,000 8,000 12,000 It Scale 1" ... 9060 ft MAP 4.7 SEPTIC LIMITATIONS ~ Sandy, moderate to rapid ~ permeability ~ Rapid permeability, wetness S of highwater table 1§111 Wet, ponding, heavier l!ll!I clay soils.slow permeability August 1989 fll Moderate Limitations HJ Slight Limitations ■ Excavated . ,· DATA SOURCE: USDA Soil Survey, Alleg. Cnty Hitt, Dept Saugatuck Township Sand Dunes Wetland Soils Very wet soils, organics, wetlands, floodplains Planning & Zoning Cen18r Inc, Lansing, Ml �■ ----------------------r-----1 II I I I I I I I I I r - l ! l ! I T I I : r,' : ,.~ "1---J' T _/ I ==~ ; ~ /, .· - V---- -------! 8 . IO . I (. !I Ii ( ! (~,\V':'&:.! ' l- r--------,--«-f ! a 21 I It . r, ..... .25 ... '•' MAP 4.7 A 38 Saugatuck Township ""11: ll'lfft ■ l'PWTIK....,IA.C.N.D.I ONSITE WASTEWATER TREATMENT LIMITATIONS FKl NO. 2 -·~ .............. ...._ ----··- �N A 0 4,000 Scale 1" 8,000 = 9060 ft 1 ' , ~~ _,,,. \ / / I \ ~.j , I ~ ) \:::::, ( 4: \ i ,,.\ (~ ~ ~1\-t 0/ l ~(orE1~ j' ~r,~ > .J CJ )(_V~/l MAP 4.8 MOST SUITABLE SOILS 1111 Soils Most Suitable For Development ■ Excavated Areas August 1989 DATA SOURCE : USDA Soil Survey, Allegan County Saugatuck Township Planning & Zoning Center Inc, Lansing , Ml �N A - ,-...... 0 4,000 Scale 1" 8,000 = 9060 ft MAP 4.9 HYDRIC SOILS II Hydric Soils ~ Wetland Soils August 1989 DATA SOURCE : USDA Soil Survey, Allegan County Saugatuck Township Planning & Zoning Center Inc, Lansing, Ml �N A ,..____ 0 4,000 8,000 Scale 1" = 9060 ft MAP 4.10 PRIME FARMLANDS II Saugatuck Township Prime Farmlands August 1989 DATA SOURCE: USDA Soil Survey, Allegan County Planning & Zoning Center Inc, Lansing , Ml �N A 0 4,000 Scale 1" 8,000 = 9060 ft MAP 4.11 GROUNDWATER VULNERABILITY II Areas most susceptible to contamination ■ Excavated Areas ~ Wetland Soils August 1989 .. DATA SOURCE : USDA Soils Survey & Alleg. Hlth Dept. Saugatuck Township .,, Planning & Zoning Center Inc, Lansing, Ml �N A 0 8,000 4,000 Scale 1" = 9060 ft A 0 • ', W-119A MAP4.12 WATERWELLS 0 Saugatuck Township Well Location August 1989 DATA SOURCE :MI Groundwater Survey Planning & Zoning Center Inc, Lansing , Ml �N A .. ,._.._M O 4,000 .. 8,000 12,000 ft Scale 1" = 9060 ft _o .._ MAP 4.13 HIGH RISK EROSION AREAS Accretion Area Saugatuck Township Numbers indicate accretion/recession rate in feet per year Recession Area August 1989 DATA SOURCE: MDNR Planning & Zoning Center Inc, Lansing, Ml �N A 0 4 ,000 8,000 Scale 1" = 9060 ft ..• 12aT M f A.VL 0 ~ 0 z ~- ·"' ~ t2• T M A.VC . /' "• a.. .... 11-89 MAP 4.14 Critical Dune Areas l:23 Saugatuck Township Critical Dune Areas August 1989 DATA SOURCE : MONR Planning & Zoning Center Inc, Lansing , Ml �N A P----0 4,000 8,000 Scale 1" = 9060 ft ... Saugatuck Township MAP 4.15 WOODLANDS [II Lowland Hardwood 1111 Upland Hardwood Eill. Lowland Conifer August 1989 , ,.,,, ,,,, l'l'I'" Upland Con if er ~ Wooded Swamp IIJ Shrub Swamp DATA SOURCE: MONA ~ ./ Planning & Zoning Center Inc, Lansing , Ml .CI• �3-1 Chapter5 EXISTING LAND COVER AND USE LAND USE/COVER DATA SOURCES Land cover and use refers to an inventory of existing vegetation, natural features, and land use over the entire Township (see Map 5.1). This data was obtained in computerized form from the Michigan Resource Inventory System (MIRIS) database, which is maintained by the Michigan Department of Natural Resources (DNR). The data came from photo interpretation of aerial infrared photos by trained interpreters at the West Michigan Regional Planning Commission. The DNR will update this data every 5 years. Land cover and use categories included in the data are explained on the legend to Map 5.1. The wetlands and woodlands maps in Chapter 4 were also derived from this data. MIRIS data was supplemented by a thorough land use inventory of Saugatuck Township conducted in the summer of 1988. The inventory was based on ownership parcels and conducted both on foot and through a "windshield survey". The existing use of every parcel was recorded and evaluated in combination with low-level aerial imagery available from the Allegan County Equalization Department and the MIRIS land cover/use map to prepare the existing (parcelbased) land use map (see Map 5.2). The following description is based on these maps and data sources and the USDA Soil Survey of Allegan County. Land use by category for Saugatuck Township 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 Township is agricultural. This is followed by single family residential. Vacant land comprises forty six percent of the total land area (street ROWs excluded) of the Township. AGRICULTURAL 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 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. Prime farmlands are shown on Map 4.10. TABLE 15.1 EXISTING LAND USE LAND USE ACRES % TIAMSROW- Residential single-family 1317 multi-family 8 mobile home 25 Commercial 126 Industrial 58 Institutional 268 Agricultural 3914 Parks 40 Golf Courses 111 Boat Storage & 29 Service Kalamazoo 954 River Wetland Streets & Roads 1340 Vacant 6985 Commer.4..3. cial/Residentlal TOTAL 15180 8.68% 0.05 0.16 0.83 0.38 1.77 25.78 0.26 0.73 0.19 6 .28 8.83 46.01 0...00. 100% • % of total land area minus street ROW's Saugatuck Township Comprehensive Plan �• 5-2 Unique Farmlands Unique farmland is land other than prime farmland for the production of specific highvalue food crops, such as vegetables, and tree, vine and beny fruits. Although these areas are not prime farmland, 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. Michigan Farmland Preservation Act The Michigan Farmland Preservation Act of 1974 (PA 116) allows landowners to enter into a voluntary agreement with the State whereby their 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 intensive development because of soil limitations. Alternatives to conversion of agricultural land should be considered when land use decisions are made. RESIDENTIAL The majority of residential development in Saugatuck Township is scattered along county roads and along the Lake Michigan Shore. Very little is concentrated in subdivisions. Most resort-residential development is located along the Kalamazoo River and Lake Michigan. Single family structures are the predominant residential type. There is one area of multiple family structures in the Township (section 3), and two mobile home parks in the southern half of the Township. Mobile homes on individual lots are largely located in the southwest portion of the Township. The character of existing residential areas within Saugatuck Township is described below in relation to particular planning districts (see Map 5.4). Lakeshore Area The Lake Michigan shore in the Township is fronted by many large single family homes along Lakeshore Drive for 3.5 miles from M-89 to the Village of Douglas. 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 some lots are very long and narrow. Southern Agricultural Area This part of the Township consists of large and small farms, orchards, and a growing number of single family homes on large lots (20+ acres) . Typically, these homes are located along the county roads at the perimeter of each section. In addition to scattered development on large lots, there is the Pepper Brooke Subdivision in Section 22. This development has 38 lots on approximately 35 acres. However, homes have been constructed on only about 7 of the lots in the 17 years this since this subdivision was platted. This is not an appropriate area for further subdivision development. Kalamazoo River Area Much of this area 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). There are three subdivisions in this area: the Kalamazoo-Newport Subdivision in Section 15, Buwolda's Silver Acres in Section 14, and theJillmarSubdivision in Section 11. 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 developmentaside 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. Northeast Area The northeastern corner of the Township has a mix of woodlands and farms, with some steep slopes. Residential development is mostly on large lots (40+ acres), with some on small lots (less than 10 acres) within large lots. There are no subdivisions. Portions of this area west of 63rd. Street have an extremely junky appearance, with rubble strewn about yards in random fashion and a junkyard located at 63rd. Street and Old Allegan Road. Non-residential uses are also mixed with residential uses along Old Allegan Road-especially near the sewage treatment plant. This should be discontinued. North Blue Star Highway Area This area has a mixture of wooded, wetland, and open areas for recreation, including a large golf course. The only multiple family structures Saugatuck Township Comprehensive Plan �r Saugatuck Township MAP 5.1 LAND USE/COVER WATER URBAN LJ ~ ■ ......... ~ 113 Single Family 115 Mobile Home 124 Neighborhood Business 126 Other Institutional 193 Outdoor Recreation FARMLAND □ ~ ~ ~ IIIlm 52 Lakes WETLAND 611 Wooded Swamps 612 Shrub Swamps 621 Marshland Meadow 622 Mud Flats 21 Cropland BEACH 22 Orchards 72 Beach At Riverbank 73 Dunes RANGELAND fll Ill 31 Herbaceous Rangeland 32 Shrub Rangeland WOODLAND 412} 414}Broadleaf 421} 429}Conifers ! I C August 1989 DATA SOURCE : MONA Planning & Zoning Center Inc, Lansing , Ml �Saugatuck Township LAND USE/COVER N A -. :i!~~i :::g1gjiiig1g~::, :H::H:::::::::::::: ~~H~~j~~iiiii~!i~~~~ ::::H::::;;;;;:::;;; ·igmmmi::m ,,::, :::::: ~~j~!~ :~m~ :Htt: g\11~ ~~~ill :::;::: ~~~~ ":::Hj :i::. �r Saugatuck Township MAP 5.2 EXISTING LAND USE ■ Single Family Residential Iii Mulltiple Family Residential ■ Residential/Commercial Agricultural - Orchard ,..,..,,. ■ Commercial ~m Recreational ■ Junkyard ~llllm Mobile Home Park mml Boat Storage/Marina Vacant !33!!!!!:i hH ~ Wetland Industrial 11illill 1nstitutional D Water ■ Agricultural August 1989 SOURCE: PZC Land Use Survey Planning & Zoning Center, Inc, Lansing, Ml �Saugatuck Township EXISTING LAND USE �N A 0 4,000 8,000 12,000 It Scale 1• = 9060 ft PA 116LANDS& 3 5 MAP · UNIQUE FARMLANDS ■ PA 116 Lands Saugatuck Township m Unique Farmlands August 1989 DATA SOURCE: MONA Planning & Zoning Center Inc, Lansing, Ml �N A ,...0 4,000 8,000 12,000 ft Scale 1" = 9060 ft MAP 5.4 PLANNING AREAS mLakeshore ~ North Blue Star ■ Southern Agricultural ~ Riverfront ■ Northeast ■ Dunes August 1989 DATA SOURCE: Saug. Town. Plan. Commisssion Saugatuck Township Planning & Zoning Cenl8r Inc, Lansing, Ml �w 5-3 in the Township are located where Blue Star Highway and Washington Road intersect. Most of the single family residences are located away from Blue Star Highway and lot sizes vary widely. The Herhann SubdMsion is the only one in the North Blue Star area. This area is characterized by a wide variety of land uses, some of them incompatible with existing residences. Riverfront - Dunes Area Along the Kalamazoo River, immediately north of the City of Saugatuck, are some residential uses. The rest of the area is unspoiled wetland. sand dunes, and beaches. The residential areas are mostly on small lots fronting the Kalamazoo River. This area has a distinct wooded. rural character, even though it is located close to the City of Saugatuck and Blue Star Highway. and a mixture of small retail establishments. Blue Star Highway 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 highway interchanges. Other Commercial Other commercial activities scattered throughout the Township include a marina on the south side of Kalamawo River in Section 23. a junkyard in Section 11, and a motel on Lakeshore Drive in Section 20. None of these uses are compatible with the predominant land uses in the area and further commercial development should not be justified in this area based on their existence. INDUSTRIAL COMMERCIAL The major commercial area in Saugatuck Township is in the northern part of the Township along Blue Star Highway. Commercial development in the rest of the Township is very limited. 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 una4ractive, environmentally incompatible, and potentially dangerous. The negative effects of strip commercial areas 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 minimizing "asphalt landscaping". Siting new development further back from the highway and retaining a natural buffer strip would be a major improvement. Sixty-five percent of people responding to the 1988 Public Opinion Survey indicated that they did not want to see further strip commercial development in the future. Commercial uses along Blue Star Highway include restaurants, gas stations, boat service, motels. a junkyard. a campground. small offices Industrial development is limited in Saugatuck Township. Less than 1% of the total land area is devoted to industrial uses. Industrial actMty includes 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 Township is lack of adequately sited land served with good public facilities (sewer and water). Saugatuck Township is located 150 miles from Detroit, 180 miles from Chicago and 36 miles from 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. Of Township residents responding to the 1988 Public Opinion Survey, 49% favored more industrial development in the Township, 28% were opposed, and 23% were uncertain. HISTORIC & .ARCHAEOLOGICAL FEATIJRES Many archaeological sites and some historic sites can be found in Saugatuck Township. 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 two State his- Saugatuck Township Comprehensive Plan �fS-4 torte sites in Saugatuck Township, 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, unlike similar designations under fed- will be affected, archaeologists will negotiate a voluntary agreement to preserve those artifacts. The Bureau of History serves in an advisory capacity and has no legal authority to restrict development rights. TABLE 5.2 STATE HISTORIC SITES DESCRIPTION WCATION Saru1atuck Townshlo Shiver's Inn (historic name), Oxbow Inn (common name) Built in 1860's, originally used as a resort during lumbering era. In 1910Art Institute of Chicago used it for summer art school. Hacklander Site (National Section 23 Historic Site) Source: Michigan Bureau of History eral law. Archaeological Sites Archaeological sites are of particular scientific value to the fields of anthropology, ecology and biology, and may have historic or ethnic significance as well. There are 120 archaeological sites scattered throughout Saugatuck Township, mostly related to Ottawa and Potawatomi cultures. Their exact locations have not been disclosed by the Bureau of History in order to protect them from exploitation. 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 Michigan Bureau of History reviews these projects to assess their impact on archaeological sites. The Bureau of History also recommends that those proposing development projects in Saugatuck Township contact the State Archaeologist to determine if the project may affect a known archaeological site. This is particularly critical given the existence of Indian Burial sites in the area. If an important archaeological site Saugatuck Township Comprehensive Plan �w 6-1 Chapter6 PUBLIC FACILITIES AND SERVICES NON-PARK PUBUC FACIIJTIES A listing of all non-park public facilities in Saugatuck Township 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. 1. UTILITIES Sewer and Water The area sewer and water systems are managed by the Kalamazoo Lake Sewer and Water Authority, which is responsible for operation and maintenance and provides water production and wastewater treatment. Each participating community is responsible for providing and financing their own infrastructure. The KLSWA performs the construction work or contracts it out. The service areas for the sewer and water systems, shown on maps 6.2 and 6.3, extend only for very short distances into Saugatuck Township. 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 the- Township, due to the fact that the soils are not suitable for multi-family or commercial septic systems, and in many areas even residential development is not appropriate except at very low density. If this continues. development in the Township may be brought to a standstill because of a lack of public utilities. 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 Saugatuck Township, if provided, 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 TABLE 6.1 (NON-PARK) PUBLIC PROPERTY & PUBLIC FACILITIES INVENTORY SAUGATUCK TOWNSHIP NAME LOCATION USE Township Hall 36Center St.. Douglas 1\vp offices, Saugatuck Riverside Cemetery Douglas Cemetery Douglas North annex cemeterv • Land = acres 135th & Blue Star 130th south side 130th northside SIZE• CONDITION VALUE 56'xl20' interurban of- (45'x64') fices, Douglas police, 2 rental apartments 1350'x730' Burial Average Burial 690'x440' Average Burial 330'x530' Average Below average or square feet (Building = Square feet) Saugatuck Township Comprehensive Plan $175,000$200,000 �6-2 feasible. The absence of a 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 existing water system, consisting of the City of Saugatuck and Village of Douglas pipelines, does not serve Saugatuck Township. Recent chemical contamination of the Douglas municipal water supply has led to an overburdening of the City of Saugatuck water system, which is presently serving the entire network and is working at full capacity: 24 hours per day during peak months. This has led to restrictions on non-essential uses such as lawn sprinkling, car and boat washing, and has reduced the minimum reserve needed for fire protection (600,000 gallons) down to 2/3 of the needed amount. A moratorium has been imposed on new development other than one or two family dwellings. Communications from the Michigan Department of Public Health have demanded that substantial progress be made towards a solution to the water supply problem in the near future. The Health Department has also questioned the usefulness and reliability of both Douglas wells because well # 1, which is out of use, is contaminated, and well #2 , which is used for emergency purposes only, may become contaminated through further use. As a result, alternatives for additional water sources are currently under review, with Lake Michigan and the City of Holland water system being considered the most viable options. Engineering studies have estimated 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 service area including large portions of Saugatuck Township would reduce the per capita cost burden on users. This facility would be capable of pumping 3 million gallons per day, which could serve the needs of Saugatuck Township, the City of Saugatuck and the Village of Douglas well into the future. This, combined with a desire to retain local control over the water system, makes using Lake Michigan water the favored alternative. In 1984 and 1985, a one million gallon above ground storage tank was constructed, which allowed Saugatuck and Douglas to meet normal and fire protection demands . If Saugatuck Township is included in the system, the storage tank is adequate for fire protection for the near future, but additional capacity is needed if service were extended to the southern portions of the Township. If a water system is installed in the Township, the best arrangement for water mains is the gridiron system. Using this system, 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 portion of the service area will be affected in the event of a break. Sewer System Wastewater treatment is provided at a treatment plant located in Section 10 of Saugatuck Township. The facility was constructed by the City of Saugatuck and the Village of Douglas in 1980. The treatment system provides biological and clarification processes for the reduction of BOD (biochemical oxygen demand) and suspended solids, including chemical precipitation for the reduction of phosphorus from fertilizers and detergents. The plant has two aerated lagoons and was designed for incremental addition of lagoons to accommodate increased wastewater flow. The facility was designed for 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. 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 (million gallons per day) for the Township to use the system until 2008. Thirty year projections for wastewater treatment for Saugatuck Township include extending serTABLE6.2 PROJECTED SAUGATUCK TOWNSHIP WASTEWATER FLOWS AVERAGE DAY - MGD PERIOD Immediate 10-year 20-year 30-year NORI'H SOUTII 0 .07 0.28 0.43 0.65 0 .05 0 .19 0 .31 0 .53 TOTAL 0.13 0 .47 0 .74 1.18 Source: Saurtuck Township Area Utility Service Study, Marc 1988. Saugatuck Township Comprehensive Plan �w 6-3 vice to the south lakeshore residential area and the area of the Township northeast of 1-196. 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) is the month of peak flow for wastewater. with 0.598 MGD . Based on the study. the treatment facility operated at 75% of flow capacity, 55% of BOD capacity, and 300/4 of suspended solids capacity. Existing effluent quality and treatment efficiency was found to be excellent. Increasing the rated capacity of the facility to 1.2 MGD with two aerated lagoons would accommodate all three jurisdictions through 2008 and possibly beyond. Pursuing this option would require detailed preparation of data accompanied by a formal request to the DNR from the KLSWA. Further capacity could be obtained by adding another aerated lagoon, estimated to cost $900,000 in 1987. The two basic alternatives for expanding the wastewater collection system to 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 no mapped stormwater drains in Saugatuck Township except for county drains. Drainage has not been a significant problem in the northern part of the Township because of sandy, high permeability soils and lack of large paved areas. County Drains County Drains are found throughout Saugatuck Township, but mostly in the southern portion. 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 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 Michigan. which are being eroded by groundwater. Other County drains in the area are located in the northeast comer of the Township, east of Saugatuck and south of Douglas. County drain names and locations are shown on Table 6.3. TABLE 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 Saugatuck Township Comprehensive Plan - --- - -· - - - - - - -- - - LOCATION Sections 2, 11 Section 12 Section 12 Section 3, Saugatuck Section 10 Section 10 Section 35 Section 36 Section 36 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 �6-4 Gas, Electric and Telephone There are no major gas or oil pipelines in Saugatuck Township. Gas service is provided by Michigan Gas Utilities Company and approximate locations of gas mains are shown on Map 6.4. There is one major 760 kilovolt electric transmission line which crosses the extreme southeast comer of the Township in Sections 25, 35 and 36. Electricity in the Township is provided by Consumers Power Company. Telephone service is provided by General Telephone and Electric Co. (GTE). TRANSPORTATION Transportation facilities within the area include streets and roads and a public transportation system (Interurban) . Saugatuck Township 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. The 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. The area is also served by Greyhound Bus Lines. Transportation facilities are important in stimulating growth for Saugatuck Township 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 (Pepper Brooke Lane.). Collectors connect local streets to arterials and speeds average 25-35 mph. (66th St.). Local arterials facilitate larger volumes of traffic which originates and terminates within the tri-community 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 limited (I-196). Locations of collectors. local arterials and regional arterials are shown in Map 6 .5. Each class of street has an important function in maintaining the efficient flow of traffic and it is essential that adequate transpor- tation facilities exist or can be efficiently provided. Some up-to-date traffic counts for Blue Star Highway are available. A recent count for Blue Star Highway at two intersections in the Township only considers northbound traffic, missing traffic entering Saugatuck from exit 41 on 1-196. Other existing traffic counts for area roads are inadequate for planning purposes. Accurate and up-to-date traffic counts are needed in order to make some decisions pertaining to priorities for road improvements, monitoring of flows, evaluating impacts of proposed new development. and projecting future traffic conditions. Table 6.4 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 two classifications which pertain to Saugatuck Township are "Primary Road" and "Local Road". These roadways are shown in Map 6.6. Roads in Saugatuck Township are managed by the Allegan County Road Commission. which receives PA 51 funds for maintenance and construction 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 TABLE6.4 EXISTING TRAFFIC COUNTS DATE LOCATION 4L3L78 Blue Star & 64th 130th E &Wof Blue Star Blue Star & 129th 1959 & 1968 (same count) July 1987 (2 different days) 1969 VOLUME 5,319 368 10,575 8,256 336 Old Allegan. east of Blue Star 1982 130th & 70th, east 285 of Lakeshore Dr. July 1987 North 135th at 7,018 Blue Star (northbound) July 1987 129th at Blue 6 , 192 Star (northbound) October 1985 Center at Blue 10,861 Star Saugatuck Township Comprehensive Plan �w 6-IS 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 or planning arrangement among the Township, Saugatuck and Douglas for Blue Star Highway and the County Road Commission. yet the roadway needs repairs and resurfacing. Vecy little useable traffic count information is available, making it difficult to assess where needs are greatest 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 entrance into Saugatuck Township from North Blue Star Highway is aesthetically poor and does not present visitors with a positive first impression. Over 60% of people responding to the 1988 Public Opinion Survey noted that the appearance of the highway needed improvement. Nearly 6()0!& of Township respondents indicated that the Highway needs improvemen ts in better lane striping, resurfacing. speed limits. traffic flow and safety. and bike paths. 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 100% by the State. Following the experimental period, some of the cost burden was borne by the tri-communities through 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. The Interurban is governed by a board consisting of members from Saugatuck Township, Saugatuck and Douglas. POLICE, FIRE AND EMERGENCY SERVICES Police Police protection for Saugatuck Township is provided by the Allegan County Sheriff Department and the Michigan State Police. The State Police maintains the Saugatuck Team post north of the Township on 138th. Avenue in Laketown Township. The facility has one lieutenant, one sergeant. seven troopers and eight patrol cars. The Allegan County Sheriff Department operates a satellite post in Fennville which serves the Township. The Township also has a constable who performs bar checks and serves zoning violations. Fire Saugatuck Township is included in the Saugatuck Fire District. This district is managed by a five member Fire Authority. Saugatuck, Douglas and Saugatuck Township each appoint one person to the board. These three then appoint two other people from the area at large, subject to approval by the three Saugatuck Township Comprehensive Plan �6-6 communities involved. The Saugatuck Fire District has 35 volunteer personnel, including the fire chief. There are two fire stations, one located in downtown Douglas (4 7 W. Center) and another in Saugatuck Township near the intersection of Blue Star Highway and 134th Avenue. The latter is a new building designed to house six vehicles, offices and a meeting room with 9,600 square feet. It is located adjacent to the existing Maple Street facility. The Fire District maintains eight vehicles and one vessel: • 1975 Chevy Pumper • 1981 International Pumper • 1968 International Pumper • 1959 Ford Pumper • 1949 Seagrave Aerial • 1977 GMC Step Van • 1985 FWD Tanker • 1985 Karavan Trailer • Boston Whaler boat with pump Emergency Services Ambulance services are provided by the Fennville Fire District and by Mercy Hospital in Grand Rapids, dispatched from Holland. The Saugatuck Fire District maintains a first responder unit with 11 volunteers because of the distance from ambulance services. The first responder unit appears to average about 10 calls per month. SCHOOLS Three school districts seive Saugatuck Township; Saugatuck, Fennville, and Hamilton school districts. (See Map 6. 5) . Approximately half of the Township is seived by the Saugatuck district, with the southern portion of the Township being seived mostly by the Fennville district and the extreme northeast portion seived 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 Township, especially the Saugatuck district, appear to have some capacity for accommodating increases in the school age population. Furthermore, the part of the Township seived by the Saugatuck school district is that which is most suitable for new growth. OTHER COMMUNITY FACJLITIES There is more than 200 acres of public land in Saugatuck Township (see Chapter 7). Other publicly owned facilities in the Township are the Saugatuck Riverside Cemetery and Saugatuck Township Hall (located in Douglas). SOLID WAS1E 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 planntng period. It is presently being updated. The County generates about 220 tons per day of solid waste and has to rely on landfills outside of Allegan County. Solid waste removal in Saugatuck Township is handled entirely by private haulers. The waste stream from the County, and thus from the Township, 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, 5-1 OOAi 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 Saugatuck Township Comprehensive Plan (;°" (" �w I 6-7 and rural characteristics, much like the Saugatuck Township, Saugatuck and Douglas area. Solid waste generated has been broken down into specific categories. The numbers probably do not match the actual breakdown of solid waste components in the tri-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 currently in operation on Blue Star Highway adjacent to 1-196 and exit 41. The center is partially funded by Saugatuck, Douglas and Saugatuck Township and is very well used. Allegan County Resource Recovery maintains the facility, which collects newspapers, plastics. glass, aluminum and brown paper bags. Pickup of metal appliances and tires is also possible by contacting the center. The recycling center was started in 1984. The County maintains the facility, which collects newspapers, plastic and glass. The Saugatuck Township Landfill (public), located in Sections 10 and 11, was closed in 1984. As far as new landfills within the Township are concerned, State regulations prohibit operation of a new landfill on: • Land considered by the DNR to be a State recognized unique wildlife habitat. • Land in the 100 year floodplain. • Prime agricultural lands. • A DNR designated and officially mapped wetland. • So close to an historic or archaeological site that it can be reasonably expected to produce unduly disturbing or blighting influence with permanent negative effect. • In a developed area where the density of adjacent houses or water wells could be reasonably expected to produce undue potential for groundwater contamination. • Due to the presence of many wetlands in the Township (Map 4.4), many prime agricultural lands (Map 4.10). numerous archaeologi- TABLE6.5 TONS GENERATED PER DAY BYLAND USE SOURCE QUANTI1Y (PER DAY) Residential Commercial Industrial Other Not Collected 6.5 2 .8 1.8 0.7 -0.5 11.3 NET TOTAL Source: Allegan County Solid Waste Plan TABLE6.6 SOLID WASTE COMPOSITION 1YPE P01SW* Percentage (%) 44.8 Combustible Wastes Paper Plastics Wood Yard Wastes Textiles Food Wastes Rubber Misc. Organics TOTALS 9.2 3.5 4.1 4.2 11.5 2.2 3.0 82.5 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 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 Saugatuck Township Comprehensive Plan �6-8 cal sites, land in the 100 year floodplain (Map 4 .3). 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 Township. Saugatuck Township Comprehensive Plan �w N A __ 0 4,000 8,000 12,000 ft .,. . . . ,···· .,,,··· ..... ,~~ Scale 1" = 9060 ft AVI: , 25 29 28 ; . .! , f' 'i 0 . . '··: 33 r .. ..---..... ,. 3-4 l, ( .... , . ' \ TSN.IIIW ·, MAP 6. 1 PUBLIC FACILITIES .! . ••. /) " % .• I ,_.-J M-89 ', ' , ....i SAUGATUCK TWP. Saugatuck Township 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)Sagatuck City Hall August 1989 Planning & Zoning Center Inc, Lansing, Ml �N A ,..____ 0 4,000 8,000 12,000 ft Scale 1• • 9060 ft MAP6.2 WATER SYSTEM I,1> IWater Mains ■ j O@' ~ Saugatuck Township Reservoir Proposed Water Intake & Treatment area Ore·I Existing Well Locations August 1989 DATA SOURCE: WilNams & Works, Inc. Grand Rapids Planning & Zoning Center Inc, Lansing, Ml �w N A / I MAP 6.3 SEWER SYSTEM Saugatuck Township I~ISewer Lines 1,1 Discharge Line August 1ffl DATA SOURCE: Wdliams & Works, Inc. Gr.and Rapids Planning & Zoning Center Inc, Lansing, Ml �N A 0 4,000 8,000 12,000 ft Scale 1" = 9060 ft MAP 6.4 GAS MAINS Saugatuck Township I/IGas Mains August 1989 SOURCE :Miehigan Gas Utilities Company Planning & Zoning Cenler Inc., Lansing.Ml �w I N A MAP6.5 STREET CLASSIFICATIONS Saugatuck Township [Lj Regional Arterials ~ Local Arterials ~ Collectors August 1989 DATA SOURCE : PZC I/ I Local Streets Planning & Zoning Center Inc, Lansing, Ml �N A 0 4,000 8,000 Scale 1" = 9060 ft MAP6.6 ACT 51 ROADS I/I County Local Road ~ County Primary Road ~ State Trunkline August 1989 DATA SOURCE: Michigan Department Of Transportation Saugatuck Township Planning & Zoning Cena Inc, Lansing, Ml �w 7-1 Chapter7 RECREATION AND OPEN SPACE arks, recreation, and open space are essential to the quality of life of area residents, P and are an important component of the local tourist economy. They enhance property values, as well as physical and psychological well-being. Parks and open space define the character of each area community, create the scenic atmosphere which stimulates tourism, and provide the basis for popular local leisure activities. Recreation needs are regional in nature and plans must view local recreational offerings as part of a regional recreational system. Local governments, schools, private entrepreneurs, the County, and the State each have a central role in serving local and regional recreational needs. ADMINISTRATIVE STRUCTURE The Township formed a Township Park and Recreation Commission in November 1970, which is an independent governmental entity charged with provision of parks and recreational programs to area citizens. The Commission has six elected members, and is staffed by a parttime maintenance person. Representatives from both Douglas and the Township may be elected to sit on the Commission. The Commission completed the Saugatuck - Douglas Area Parks and Recreation Plan in February of 1985 and updates the plan periodically. Revision of the plan is currently underway. · Many of the area's recreational offerings are located in the Village of Douglas and the City of Saugatuck. 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. Allegan County prepares and periodically updates a countywide parks and recreation plan. County parks are administered by a tenmember County Parks and Recreation Commission whose members include the Chairs of the County Road Commission, the County Planning Commission, the County Drain commissioner, two County Commissioners, and five members appointed by the County Board of Commissioners. The Commission meets on the first Monday of each month. It sometimes provides financial assistance for local recreational efforts which advance the County Recreation Plan. AREAWIDE RECREATIONAL OPPORroNITIES Recreation can be separated into four main categories: physical, social, cognitive, and environmentally related recreation. The former category focuses on sports and various physical activities. Social recreation looks at social interaction. Cognitive recreation deals with cultural, educational, creative, and aesthetic activities. Environmentally related recreation requires the natural environment as the setting or focus for 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 TABLE7.l SUMMER RECREATION PROGRAMS ACTIVITY T-ball for kids Little League Pony League Slow-pitch softball Fast pitch softball (girls) Semi-competitive softball (boys) Rocket football Swirmning:begtnner,a~ beginner, intermediate, swimmer, basic rescue & a ~ lifesaving Saugatuck Township Comprehensive Plan 1989 PARTICIPANTS 40 46 19 10-18 27 15-20 57 66 �7-2 Park. Playgrounds are also found at River Bluff, Sundown, Schultz, and Beery Parks and the Douglas Village Square. Aerobic fitness classes are offered at the High school. Walking, hiking, biking, boating. golfing, swimming. and cross country skiing are also popular, and enjoyed by a wide range of age groups. Social Recreation A variety oflocal clubs and activities provide social recreation for people of all ages. Festivals, community education programs, and intramural sports provide an opportunity to socialize. Senior citizens 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 tri-community area is rich in cognitive recreational pursuits. Festivals, art workshops, local theater, historic districts, an archaeological site, summer day camp, and community education programs provide cultural. educational, and aesthetic enjoyment. The Saugatuck Women's Club, Rubenstein Music Club, the Oxbow, Douglas Garden Club, and the Douglas Art Club are among the local clubs which organize cultural activities. Environmentally Related Recreation Area lakes, the Kalamazoo River, and state and local parks provide area citizens with unique outdoor recreation opportunities. They provide a location for a variety of outdoor activities including boating, fishing, swimming, nature study, camping, hiking, cross country skiing, and nature walks. These areas also serve the cognitive needs of area citizens and tourists by their scenic beauty and relaxing affect. In fact. the most valued attribute of area water bodies and open space to area citizens, as identified in the 1988 Public Opinion Survey, is not physical recreation, but the scenic view they provide. pact of tourism on local recreational facilities. A discussion of the size, condition, and planned improvements for selected area parks is shown in Table 7.3. Proposed recreation projects contained in the Saugatuck - Douglas Recreation Plan are listed in Table 7.4. Table 7.5 includes a schedule of planned park and open space acquisitions and improvements. RECREATIONAL NEEDS AND USAGE The 1988 Public Opinion Survey highlighted those recreational facilities which residents feel are inadequate in the tri-community area. Table 7.6 lists these by jurisdiction. Non-Motorized Trails and Bike Paths Residents placed highest priority on additional bike paths, cross country skiing routes, and hiking trails. These needs are currently served by non-motorized trails in the Oval Beach/Mt. Baldhead area. The 1985 Saugatuck - Douglas Parks and Recreation Plan, identified bicycle trails as a high priority and prepared a schedule of capital improvements to achieve this objective. These improvements have not been implemented to date. In 1984, the Saugatuck Township Park and Recreation Commission developed a list of recommended bike paths in the tri-community area. Those recommended for Saugatuck are shown below in order of priority: • Park Streets from Campbell to Perryman. • Oval Beach road. Those recommended for Douglas are shown below in order of priority: • Center Street from Tara to Lake Shore Drive. • Ferry Street from Center to Campbell Road. • Lake Shore Drive from Campbell Road to the Village limits. A path on Blue Star Highway from the bridge to Center Street. which was the Village's first priority, has already been completed. Those bike paths recommended in order of priority for Saugatuck Township are: • Lake Shore Drive from 130th Avenue to 0 M-89. RECREATION INVENTORY 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 im- • 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 Saugatuck Township Comprehensive Plan 0 �w 7-3 TABLE 7.2 INVENTORY OF OUTDOOR RECREATION .. . • • .... - ... i ..... l~: .- :::1 S11:e (acrea) oQ C l.oc:at ton !] u•w C a.-.u ,0 ;: ~ l: ;; ... I . River Bluff 27 X X 2,Sundovn .4 X X ).AJaalanchicr ◄ X 4 4-Douglas Beach 5.H. Beery Field 1.2 X X 20 X X 7,Union St. Launch a.center St. Launch IO . Villa2e Square 12.IJillow Parlt .,- 14.Spear St. Launch ~ ~ ~ X JI X X l( X X X X X X X X X X X X )6 X X X X X 60* X X X )( X X X .. X 20. HiRh School 21. St. Peter's X X X X .- ..: X X X X 12 X X 16 . Oval Beach 2). \Jest Wind KOA X • .<: -- x· X 22. 6)rd St. Launch X X X 8.6 X X X 19 . Elementary Sch. .. X JC - 154 0 UV X 51 18. Old "Airpor.t" .. < X IS.Ht. Baldhead 17. Tallma2e Woods 0 C X l( X .... ... ... .• ! .. ~ : ~1 . . ; ! ~ ~ a~ t o ., X X lC X 2. S .s C ~ - 11.Wiclts Parlt l) . Cuok Park .. X 1.4 6 . schultz Parlt : ... .!.... { l .. - .• : ... ' j ..... -- 3 • E "' ; 1;; :: !c X X X X X X X 24. Blue Star lliway Roadside Parlt X 25. R1 vera ide Park runs down Holland Street and across Francis Street to the waterfront and will be served by inner city streets, without the need for additional right of way. At this juncture, bicyclists may ride the chain link ferry to Saugatuck's eastern border. Once on Saugatuck's eastern side. bicyclists could follow Saugatuck's proposed bike path system down through Douglas and south out of the Township . Bike path right of way would also extend north to Goshorn Lake along Washington Road. thereby connecting with Laketown Township . Another future extension could extend the system east along Old Allegan Road into Manlius Township. This is a scenic route, although somewhat hilly. Bicyclists wishing to pass through Saugatuck and on south through Douglas would need additional right of way from Lake Street to the bridge, thereby connecting with the Douglas bike path network. Douglas in tum would extend its bike path south on Blue Star Highway to connect with the Township system. Map 7 .2 shows this proposed regional bike path network. Waterfront Open Space A survey of waterfront usage revealed that the most popular waterfront activity is viewing. The second most popular use varied by waterbody. Swimming was the primary use of Lake Saugatuck Township 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, launchram:e Union St. at Kal. launch ramp, River :etcnic area pressbox-220 sq.ft., dugouts350 sq.ft., land52,000 sq.ft, 1 acre beach-36,400 sq.ft. nearly 1 acre, bathhouse280 .ft. pavillion-1326 sq.ft., land- 20 acres 66'xl20' NAME OF PARK Dou las Beery F1eld Union St. Launch Ram:e Saug_. TwE. River Bluff Sundown Kai River above 1-196 bridge: access from Old AlIeganRd. hiking, picnic, 27 acres boaters stop, nature study. swinging & sandbox Lake MI Bluff at 126th Ave. 66'xl50' picnics, watching lakes & sun sets, scenic turnout 30'x200' picnics, resting for travelers Blue Star Blue Star Hwy. south of Skyline Restaurant Center St. Park Eastern end of canoe launching. Center at picnics, scenic Kalamazoo River viewing Fair None Good Acquisition/'89 Good None newly installed entry road & pienic area New dock & picnic shelter Very poor pad for dumpster/'89, more flowers/'89. toilet improvements/ 1990-92 new fence: needs landscaping/ 1989-1992 new flowers; needs new bollards & fence re- 8 fencework/1989, bollards/ 1989-90 airs Saug_atuck Village Square Butler & Main Streets Wicks Park Waterfront between Main & Mary Streets Willow Park Waterfront at Butler & Lucy Waterfront on Water Street Spear Street streetend Cook Park Boat Ramp 3 acres Poor tennis courts, drinking fountain, playground, benches, restrooms bandstand, boardwalk, benches. fishIng. restrooms viewing area. benches picnic tables 2.5 acres Good 1/2 acre approx. Good 132 ft Good 132 ft. Good boat launch 66 ft. Good additional docking, public restrooms, gazebo ? Saugatuck Township Comprehensive Plan �w 7-5 TABLE 7.3 (continued) PARKLAND INVENTORY NAME OF PARK Mt. Baldhead Park LOCATION Park Street Oval Beach Park Lake Michigan Tallmadge Woods USES picnic shelter, ta- · bles, restrooms, hilting trails, parking, stairway to observation deck on top of dune, two observation decks on rtver beach house, concession stand, parking, picnic area, BBQ grills, viewing deck. stairs to beach, observation deck. nature trails current use restricted Michigan, powerboating for Lake Kalamazoo and Silver Lake (which also is popular for fishing), and nature study was the most popular for Kalamazoo River due to its large connecting wetlands and wide array of wildlife- including a large population of Great Blue Herons which have established a rookery in the area. In accordance with usage, the overwhelming majority of residents in Saugatuck Township 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 by all three jurisdictions. Open space along Lake Kalamazoo and the Kalamazoo River were also given high priority by the majority of respondents, although the response was higher in the Village (64-6go/4) 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 to the 1988 Public Opinion Suxvey were asked how frequently they used various local parks and the overwhelming majority responded "never". Oval Beach is used most frequently of the area parks by Township SIZE 51 acres CONDITION Good 36 acres 100 acres new concession stand & restrooms/ 1990 Good residents. Douglas Beach is also frequently used. Wicks, Schultz, and Beery park are more frequently used by City and Village residents. than those in the Township. It is important to note that survey responses reflect the usage characteristics of older adults. The average age of survey respondents was 54 to 56 years old. As the age of respondents increases. park usage tends to decrease- especially for parks which specialize in active sports. This reveals the need to orient recreation plans to the recreational needs of older adults. Thus. bike paths. waterfront open space/access, hiking trails, and cross country ski trails should probably receive precedence in future recreation enhancement projects, over more active park facilities like ball diamonds. Senior Citizens Center Senior citizens in the area have been lobbying for a senior citizens center to sexve the social and recreational needs of the area's elderly population. The suxvey results reflect area support for a senior center. Fifty-three percent of Township respondents felt that a senior center desexved high priority. Saugatuck Township Comprehensive Plan -- --------- PLANNED IMPROVEMENTS 1YPE/YEAR �7-6 TABLE7.4 PROPOSED RECREATION PROJECTS TRI-COMMUNITY AREA PROPOSED PROJECT VERY HIGH PRIORITY LOCATION 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. Saugatuck Township Comprehensive Plan �w 7-7 RECREATION AND LOCAL SPENDING In terms of priorities for spending current tax dollars. 42%-48% of respondents felt that parks and recreation are a high priority. Senior programs were given low local spending priority in the Township, 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 7.5 PLANNED ACQUISITIONS/IMPROVEMENTS TO PARKS AND OPEN SPACES ACQlTISillON NAME LOCATION Esther McSic East side Union St. property Kai I.a.ke, North of Blue Star (Douglas) Ruth McNaI.and locked mara property end of Schultz Park (Douglas) Blue Star & Vacant Lot Main St. (Douglas) SE 1/4 secOld tion 2 Saugatuck (Saugatuck) Airport rMPROVEMENr FINANCING DNRLand Trust USE Public open space SIZE CONDITION 124,000 sq.ft. Marshy (portion under water) vacant cosr ($) Park 132,000 Dry sq.ft. (vacant) NA NA Future park land 18,000 sq.ft.; nearly 1/2 acres 154 acres 65,000 NA Currently for- Dry 185,000 estry management. possible future recreation TABLE 7.6 RECREATION NEEDS IN THE TRI-COMMUNITY AREA 1988 PUBLIC OPINION SURVEY CI1Y VILLAGE TOWNSHIP Bike paths (68%) Hiking trails (62%) Cross-country ski trails (62%) Lake MI open space (61 %) Lake Kal. open space (50%) Kal. River open space (49%) Boat launching ramps (45%) Lake MI open space (70%) Lake Kal. open space (69%) Bike paths (67%) Kal. River open space (64%) Parks (50%) Boat launching ramps (46%) Senior Center (45%) Lake MI open space (67%) Bike paths (64%) Lake Kal. open space (62%) Kal. River open space (62%) Cross-country ski trails (60%) Boat launching ramps (59%) Senior Center (53%) Saugatuck Township Comprehensive Plan �N + A 0 4,000 8,000 Scale 1" = 9060 ft ir.;;;;""--!P.!1!!!!11°'-+-',,. ( \ '·, \ 22 • ~ % 0 i 28 ~ - i 25 "27 1.......... ~ 0 ......:-• . . . . ' ; ' " ~ ~ > ll 33 •• ~ ,. .... . ........ .......... l, llN.•IIW •., , % ~ j , , .,6·-•·' ' ,' , C 35 36 ' ' f' . ... ,, : __j M-89 SAUGATUCK TWP, MAP7.1 OUTDOOR RECREATION SITES SaugatuckTownship 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 �w ' N A ,..____ 0 4,000 8,000 12,000 ft Scale 1• = 9060 ft MAP7.2 PROPOSED BIKE PATHS Saugatuck Township 1. ·1 Bike Paths [!] Chain Link Ferry August 1989 DATA ~URCE: Saugatuck Township Park and Recreation Commission Planning & Zoning Center Inc, Lansing, Ml �8-1 Chapters WATERFRONT S augatuck was the first settlement in Allegan County. Its natural protected harbor along the Kalamazoo River and proximity to Lake Michigan gave it a ready means of water transport- essential to the commerce of the day. Throughout its history. land use activities along the Lake Michigan shoreline and the riverfront have continued to dominate the economic life of the trt-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 trt-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 trt-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 trt-communities must balance taxable and nontaxable land uses. This presents a dilemma. Although waterfront lands have high revenue generating potential, a major attraction of both the Lake Michigan and Kalamazoo River waterfronts is their scenic, natural shorelines composed of forested sand dunes and large wetland areas. Should. these natural areas be greatly damaged or destroyed through inappropriate development, then the "goose that laid the golden egg" will be dead. It is essential that the natural beauty of the waterfront be maintained along the Lake Michigan shoreline, the Kalamazoo River from the channel to Saugatuck, and from the Blue Star Highway bridge inland. Limited additional development along the waterfront on Lake Kalamazoo and the Douglas side of the bayou east of Blue Star Highway may be both desirable and necessary. However, such development must be undertaken carefully to maintain the delicate balance between economic development and environmental protection. It is both necessary and possible to manage the waterfront for a variety of purposes. Yet it is always difficult to manage for multiple uses. Some individuals value land management to retain the necessary habitat for birds, fish and wildlife. Others feel it should be managed to maximize surface water use, or for intensive waterfront dependent 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 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 trt-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- Saugatuck Township Comprehensive Plan �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 of2060 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 50% 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 TABLE 8.1 KALAMAZOO RIVER EXCEEDANCE FLOWS (1929-85) MONTHLY AVERAGE CUBIC FT /SECOND FENNVILLE January February March April May June July August September October November December RNERMOUTH 500/4 95% 500/4 95% 1350 1400 1950 2010 1600 1250 970 860 860 980 1210 1300 710 790 1010 1040 830 630 480 410 480 520 650 750 1690 1750 2430 2510 2000 1560 1210 1070 1070 1220 1510 1620 890 990 1260 1300 1040 790 600 520 600 650 810 940 Source: Hydrologtc En~eertnfuSection, Land and Water Resources Divis 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, Ues 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 Saugatuck Township Comprehensive Plan �8-3 environment in an area of "particular concern" could have a significant impact on the quality of coastal and Great Lakes waters. WATER QUALITY The Kalamazoo River watershed includes many types of land uses and the River flows through several large developed urban areas including Kalamazoo and Battle Creek. When it reaches the trt-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 Hack.lander 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 carry them out. A push to revise the objectives is underway statewide, but it could be years before any action plans are carried out for the Kalamazoo River. 1988 Public Opinion Survey results reveal that citizens in the tri-community area feel that the water quality of the Kalamazoo River and Lake is poor to very poor (58%-70%). 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, TABLE8.2 KALAMAZOO RIVER WATER QUALITY FECAL COLIFORM PER 100 ML PHOSPHOROUS TOTAL ORIHO MG/L MG/L NITROGEN N02 N03 MG/L SEDIMENfS 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 28 96 .05 .04 .08 .07 .01 <.01 <.01 .02 1.4 0 .5 0 .67 0.64 5 26 17 39 29 102 30 202 200 200 .08 . 11 .14 .02 .02 .01 1.6 0 .88 0 .39 21 13 21 161 102 103 .07 .12 .12 .15 NR NR 1.7 0.34 0 .54 0 .00 9 20 15 28 27 123 26 72 <5 <. l <5 <. l <5 <.l <5 <.l 20 10 <.5 <.5 .5 Saugatuck 3/19/86 6/25/86 9/11/86 Saugatuck 1/10/78 5/1/78 7/20/78 9/11/78 120 69 NR NR NR = Not Reported Source: USGS Water Resource Data For Michigan, Water Re sources Division, U.S . Geologic Survey. Saugatuck Township 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 ofreducing human exposure to acceptable levels (1: 100,000) and thus reducing fish tissue concentration to a maximum .05 mg/kg and reducing water column levels to .02 ng/1. Actions taken to address the problem include: strict controls on direct discharges of PCB's: a feasibility study of remedial alternatives; funding through State Act 307 to take remedial action at three sites: and legal action and negotiations with private parties at two other sites (see MNSMP, November 7. 1988, p. 328). Efforts initiated in the '70's to identify and require extensive treatment of pollutants prior to their dumping into the River will continue to slowly improve the quality of the water. As the nutrients like phosphorus and nitrogen are removed from wastewater entering the River, less new plant life will be stimulated and more oxygen will be available for fish. One of these efforts is the Michigan Water Resources Commission Act. which requires all discharges into the water to have discharge permits. In addition, the Federal Water Pollution Control Act established the National Pollutant Discharge Elimination System (NPDES) permit program. Under these laws, any public or private facility which will emit any point-source discharge into the water must first receive a NPDES discharge permit. The permit program sets forth limitations and monitoring requirements to protect water quality and meet treatment standards, and establishes strong enforcement actions for violations. The Surface Water Quality Division. MDNR administers NPDES permits. NPDES permits issued in the tri-comrnunity area are shown on Table 8.3. However, sedimentation and nonpoint sources of pollution will remain a problem. In contrast to pipes that discharge directly into a waterbody, nonpoint sources of pollution include those pollutants that do not originate from a single point- such as fertilizer and pesticide runoff from farmers fields and petroleum based pollutants that wash off parking lots and roadways. The most obvious pollutants are the physical litter and debris that are carelessly dumped into the River or Lake and which typically wash up along the shore. Michigan's 1988 Nonpoint Pollution Assessment Report concluded that 99% of Michigan's watersheds have at least one waterbody with a non-point source pollution problem. In-place contamination and atmospheric deposition were listed as the primary non-point sources of pollution for the Kalamazoo River. Stronger efforts to improve water quality will have a positive affect on tourism. recreation. and future growth and development of the trtcomrnunity area. All sources of pollution a:ffect water quality, and hence the utility of the water resource. While the tri-comrnunity 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 Saugatuck Township Comprehensive Plan �8-5 TABLES.3 NPDES PERMITS ISSUED IN THE TRI-COMMUNITY AREA PERMIT RECIPIENT ADDRESS DISCHARGE Culligan processed wastewater treated municipal waste 900,000 gal/day purged groundwater, purgable halocarbons 12,000 gal/day non-contact cooling water & cooling tower blowdown Groundwater 201 Culver St. , Saugatuck 340 Culver St.. Saugatuck 6449 Old Allegan Rd .. Saugatuck Purge Twp. Rich Products 350 Culver St.. Saugatuck Kal. Lake Water & Sewer Authortty Kalamazoo Lake LOCATION Kalamazoo Lake via storm sewers Kalamazoo River EXPIRATION DAIB 1991 1990 outfall 001 Kalamazoo River 1993 outfall 001 Kalamazoo River 1990 via storm sewer Source: MDNR Surface Water Quality Division TABLE 8 .4 LAKE MICHIGAN LAKE LEVELS YEAR LOWEST EL FEET AS.L. MONTI-I HIGHEST EL MONTI-I FEET A.S.L. 1977 1978 1979 1980 1981 1982 1983 1984 1985 1986 1987 1988 578.00 578.12 578.31 578.92 578.51 578.17 578.85 579.02 579.57 580.36 578.96 578.10 February March February December February March February February February February December December 578.57 579.01 580.02 579.77 579.43 579.02 580.08 580.23 580.84 581.62 580.65 579.04 July October Aprtl July July Aprtl 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 Michigan Riparian, May 1989 and prevent further pollution within the tricommunity area. These will be discussed further later in this Chapter. LAKE LEVELS The natural level of the Great Lakes goes through periodic changes that are based predominantly on rainfall and evaporation within the entire Great Lakes Basin. Since a century peak in 1986. Lake Michigan has steadily fallen to its current level of around 5 78 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 vagartes of fluctuating Lake Michigan water levels. This has not always been done as was evident by extensive shol'.'e erosion and flooding during the last high water pertod. When water levels are high "no-wake" zones. which are always in effect from the channel to Mason Street in Saugatuck. are extended Saugatuck Township Comprehensive Plan �8-6 to cover all of the Kalamazoo Lake shoreline and parts of the River east of Blue Star Highway (see Map 8.2) . When a "no-wake" speed is in effect. then all motor boats and vessels must limit speed to a slow no-wake speed when within 100 feet of: • rafts, except for ski jumps and ski landing floats; • docks; • launching ramps; • swimmers; • anchored, moored or drifting boats; and • designated no-wake zones. This means a speed slow enough that the wake or wash of the boat creates a minimum disturbance. Owners and operators are responsible for damage caused by wakes. HARBOR Map 8.3 is the existing harbor map (June 1987) distributed by the National Oceanic and Atmospheric Administration. It depicts water depth for the shoreline along Lake Michigan, and the River through Kalamazoo Lake. Channel depth is maintained by periodic dredging to a depth of 13 feet to Main Street in Saugatuck. (Dredging at the mouth of the channel is to begin in July 1990 and be completed in the Fall of 1990.) The depth then drops to 20-27 feet for the next 500 feet. Between that point and Tower Marine, the water depth is about 7 feet. Most of the rest of Lake Kalamazoo varies between 1 and 4 feet in depth with not more than 2 feet being the most common. The Douglas shoreline, east of Blue Star Highway is only 1-2 feet in depth except for a small area running NW-SE from the center of the bridge and connecting to the Point Plt:;asant Yacht Club. This natural harbor is the principal attraction for nautical tourists which flock to the area during summer months when the marinas are used to capacity. Hundreds rent dockage by the season. Many live on their boats for weeks on end. The demand for dockage appears to be greater than the supply, despite the huge number of slips available (see Map 8.4) . In 1976 there were 8 marinas with approximately 800 slips. In 1989, there are 26 legally operating marinas with 966 slips. There are about half dozen marinas without current permits and these contain over 30 more slips. There are also a number of slips maintained by private residences for their own personal use. Marina permits are required for any commercial activity. so as few as two slips could require a marina permit if they are rented. Permits are issued for a three year period by the DNR On peak summer weekends the number of boats on the lake could be twice to thrice the normal level. This presents one of the most serious problems jointly facing the tri-community area- how to deal with surface water use conflicts. The Lake has a total surface water area of 184 acres. Acreage available for recreational boating is dramatically reduced by the dockage which extends into the Lake hundreds of feet and by the shallow water at the edge to about 133 acres. Yet, on summer weekends the River is a constant highway of boats moving in and out of the Lake. Recreational sailing, fishing, swimming, sailboarding and water skiing are limited by all of the motorboat traffic. However, during the week. other water surface activities can go on without much interference. MARINE SAFETY The Allegan County Sheriffs Department, Marine Safety Division, 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 Saugatuck Township Comprehensive Plan �- I 8-7 skiers. Conflicts between sailboats and motorboats are most common on Saturday. waterfront. but there are few public acces.s sites and, except for Shultz Park, these provide little space for transient parking. EXISTING !AND USE Existing land use ls 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 ls developed as single family residential. The City and Village waterfronts are predominantly residential and marina. The balance of the waterfront, which lies in the Township, is in a natural state with some areas of residential development (such as along Silver Lake) . Many commercial establishments (mostly motels and restaurants) are also located here. Except for the Broward Boat Company near the channel, there are no industrial activities along the waterfront. A number of small parks are located along the CONFLICTS/PROBLEMS At an interj urisdictional meeting on water front issues on November 1986, ftve key issues were identified: • high water and its impacts • development and acquisition of public lands along the waterfront: • limiting the intensity of shoreline development; • preserving the scenic 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 Jrt R-2 R-2 R-1 \(commercial) ~wetland · AG. '" Source: Conaerve Oakland County'• Natural Resources: A Manual for Planning 6: Implementation, Department of Public Works, Oakland County, MI. September 1980. Saugatuck Township Comprehensive Plan �8-8 High Water When Great Lakes water levels are high , erosion along the Lake Michigan shoreline increases. The impacts of erosion are clear along Lakeshore Drive, where part of the road has been washed away. Many high value homes will be threatened by additional erosion in this area. Erosion along the River and Lake Kalamazoo also increases with higher Lake Michigan water levels. Many bulkheads and similar shore protection devices were installed to minim1ze the effects of the most recent high water level. Raising some of the land and structures would be necessary iflake levels remained high for lengthy periods. On the positive side, the south shore of Lake Kalamazoo becomes more attractive to marina development when water levels are high since it is very shallow in this area. Likewise, when water levels are below average, some existing dockage is unusable. Fluctuating lake levels are part of a natural system. The costs and implications of trying to artificially manage the entire Great Lakes Basin to maintain even Lake levels is not known, but waterfront land use decisions in the trt-community area should be made based on the assumption that Lake Michigan water levels cannot be artificially maintained. Acquisition and Development of Public Lands Along the Waterfront Two types of public lands are needed along the waterfront. One is parkland/ open space and the other is a public marina. Existing open space along the waterfront should be preserved (see Map 8.5) . Several street ends provide needed relief from structures along the shoreline. These public open spaces are generally well managed, and efforts should be initiated to ensure that they are not lost. Existing parks along the shoreline should also be linked together, and with other inland parks, by pedestrian and bicycle paths whenever the opportunity arises (see Figure 8 .1) . The lack of parkland along the Lake Michigan shoreline is most acute for Township residents, and somewhat less severe for Village residents. Outside of purchasing and developing new land for parks, the tri-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 additional park space as needed. Because residents of three jurisdictions would benefit. grant requests would probably be more favorably reviewed. Public marina space is also needed as there are only three public access sites along Lake Kalamazoo and the River presently, and two are too far inland for most daily boaters. The third is a street end in Saugatuck and has no adjacent parking. Private marinas provide transient berthing opportunities, but there is considerable demand for more. By having a facility to attract more transient boaters. the three communities would be gaining additional tourist income. The three most logical places for such a facility are: 1) immediately adjacent to the Blue Star Highway bridge in Douglas and extending to the existing launch facility adjacent to the Kewatin; 2) converting the Center Street maintenance facility in Douglas to a public marina; 3) at some distant time (or if the opportunity arose) by replacing the Rich Products office building in Saugatuck with a public marina and accompanying parking. Alternatively. if adjacent parking could be secured, the street end next to Gleason's in Saugatuck could be a good public access point. While the public opinion survey did not reflect overwhelming support for a public marina, there appears to be demand for such a facility from persons outside the trt-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 it will be critical that new development is neither so dense, nor so high as to block existing public views of the waterfront or further --Wall" the Lake with structures. Recommendations to prevent this are included in Chapter 10. It will be critical that all three communities agree to a common approach to waterfront development. embody that in land use plans, and then implement those plans. To some extent, uniform densities, setbacks, and height regulations will be valuable, especially around Lake Kalamazoo. Additional development around Silver Lake needs to remain at a very low density in keeping Saugatuck Township Comprehensive Plan �8-9 with the septic limitations of the land and the limited recreational value of this shallow waterbody. The eastern end of the Kalamazoo River should likewise receive little new development in keeping with its Natural River designation. Retaining Visual Access, Aesthetics and the Character of the Area As has been emphasized throughout this Plan, the natural beauty of the waterfront has much to do with the attraction of the tri-community area. Local development regulations should be reviewed and revised if necessary, to insure that new development complements, rather than detracts from this natural beauty. Old vessels should not be permitted to lie beached along the shoreline, because this also detracts from the beauty and character of the waterfront. The Kewatin should only be retained if its exterior remains in a good state of repair or if it is restored as an historic landmark. Several vistas have public values that deserve protection. These include the entry into and exit from Lake Michigan on the Kalamazoo River, the view from Mount Baldhead, the view of Kalamazoo Lake from both ends, and approaches to the Kalamazoo River Bridge. The public opinion survey strongly supports the provision of additional open space along Lake Kalamazoo and the Kalamazoo River and demonstrates that the primary use of the area's water bodies is viewing. Yet, recent development pressures have led to overbuilding of condominiums along the waterfront, shutting off all public viewing of the lake from existing rights-of-way. Any future development along the channel should be set back sufficiently to maintain the broad open views that are presented to boat travelers entering or leaving the Kalamazoo River. The view from the top of Mount Baldhead should be improved by careful selective pruning of dead or dying trees blocking good views of Saugatuck and Lake Kalamazoo. The curve going northbound on Blue Star Highway in Douglas just before crossing the bridge is the only good panorama of Kalamazoo Lake. A public turnoff, the acquisition of a scenic easement, or the concentration of new development on the western portion of those undeveloped lands should be initiated to protect that important view. In addition, the land adjacent to the west side of the bridge in Douglas should be selectively pruned to improve the view to travelers crossing the bridge (northbound) until a public marina could be established there. Surface Water Use Corifllcts Resolution of surface water use conflicts will require more planning and a uniform approach to regulation. Most important is establishing the carrying capacity of Lake Kalamazoo and the River to the channel mouth. Carrying capacity refers to the physical capacity and intrinsic suitability of lands (and water) to absorb and support various types of development (or use). Such an analysis is typically performed by an inventory of existing surface water use during weekdays and peak weekends. Data is then examined in terms of the size of the waterbody and its capacity to assimilate various mixes of use. Such an analysis would probably reveal some, but not much excess capacity for new boat slips, because any number of boaters can access Kalamazoo Lake from Lake Michigan. Without an analysis of carrying capacity, the amount of new boat slip development and related surface water use conflicts are difficult to evaluate. Some time or surface zoning could be established in conjunction with the DNR if desired. For example, water skiing, jet skiing, fishing, sailing, etc, could be limited to particular parts of Lake Kalamazoo or Silver Lake or to particular times of the day. Another option could be a harbor patrol paid for by all three governmental units. More information is necessary to establish the need for regulation. If surface water use is regulated, each unit of government would need to agree to a common regulatory approach. Surface water use conflicts will grow more acute on Lake Kalamazoo if existing dockage is extended much further into the Lake. Such extensions should not be permitted as the surface area available for various recreational uses will be too drastically reduced. Existing no-wake zones should also be more rigorously enforced. RECOMMENDATIONS TO GUIDE FUI'URE 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 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. Saugatuck Township Comprehensive Plan �8-10 Environmental protection must be a leading principle in making future land use decisions along the waterfront. Environmentally sensitive areas such as sand dunes, wetlands, high risk erosion areas, floodplains, and key woodlands should be protected from unnecessary destruction. Development should complement rather than destroy these areas and their . values. By doing so the environmental quality of the air and water will be improved, wildlife habitat will be preserved, scenic values will be protected, and the character of the area will be maintained. Some new intensive shoreline development will be desirable and necessary, but the balance should not be disproportionately on the side of new tax base as it has been for the past decade. Opportunities to enhance the waterfront should be seized. Parks and open spaces should eventually be linked with other public places. Additional access to the waterfront should be acquired when available , and existing access via street ends and parks should not be lost through neglect or inaction. A new public marina should be constructed if resources are available and the cost could be spread among local citizens and other users (such as through grants or user fees) . Visual access from public thoroughfares and walkways should be maintained in all new waterfront development. Protection mechanisms. like the Natural River designation, should be recognized for the ancillary benefits they bring to the community. A local "Friends of the 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. A comprehensive storrnwater 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 Soil Conservation Service should be asked to assist in preparing nonpoint pollution guidelines to help guide farmers in land management practices that help keep the River clean. spectjurisdiction boundaries. Their future quality and desirability depends on all governmental units through which they flow playing an active and supportive role in protecting and improving water quality. To advance this goal, the Jointly appointed waterfront committee should be reinstituted or its responsibilities shifted to the Joint Planning Committee which helped fashion this Plan. NEED FOR INTERGOVERNMENTAL COOPERATION Each of these recommendations requires a strong degree of intergovernmental cooperation. Watercourses, like the environment, do not re- Saugatuck Township Comprehensive Plan �- I N A Tri-Community MAPS.1 WATERSHEDS Kalamazoo River Basin Boundary [2] Creeks & Drains Small Watershed Areas: 1) Douglas 2) Tannery Creek 3) Peach Orchard Creek 4) Kalamazoo/Morrison Bayou 5) Ash Drain 6) Silver Lake Creek 7) Goshorn Creek 8) "Cemetery" Creek 9) River Bluff-Indian Creek 10)Saugatuck August 1989 DATA SOURCE :Allegan County Drain Commission Planning & Zoning Center Inc, Lansing , Ml �N A / MAP8.2 NO-WAKE ■ No-Wake Area If]] Additional No-wake Area During Periods Of High Water August 1989 DATA SOURCE: Tri-Community Wa1Bf'front Committee Saugatuck Township ~ ~ Planning & Zoning Center Inc, Lanaing, Ml __......_...,.T P SCP GMue;;;::.; m "' -- - - · ....,.,,.. �56 rz· JI 30 32 J7 JI JJ 29 J• 37 JO " J7 30 JJ ,. 29 ,. 29 c::, \) 24 27 ;: 21 JI 26 0 MICHIGAN k•I• l, IS.000 IOUNOINOS IN ,,i n:rr ,.:. ... I/ D 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. Saugatuck Township Ship & Shore MoteVBoatel (0) East Shore Harbor Club (64) Pointe Pleasant Yacht Club (14) Sergeant Marina (63) Tower Marina (322) Skippers Cove (12) Water Side Condo (12) Naughtins Marina (37) Saugatuck Yacht Club (16) Deep Harbor Deve, Inc. (46) South Side Marina (24) Casa Loma (11) Gleasons Marina (9) Saugatuck Yacht Co. (81) Walkers Landing (22) Windjammer Condo Association ( 12) Schippas Marina (10) Singapore Yacht Club (50) West Shore Marine Inc. (57) Bridges Of Saugatuck (8) Coral Gables (50)) V & L Properties (10) Back Bay Marina (12) Southside Marina (24) Total Number Of Permitted Marina Boat Slips lnArea ........ .966 August 1989 DATA SOURCE :DNR Planning & Zoning Center, Inc, Lansing, Ml �I I I �N A MAPS.5 STREETENDS/ PARKS G Street/Road Ends [!] PubHc Access 0 Saugatuck Township Parks . 1) Oval Beach 2) Mount Balc:lhead 3) Chain Link Ferry 4) Douglas Beach Auguat1989 Planning & Zoning Center lne, Lansing, Ml �N A See Preceding Map For Information Regarding This Area MAP 8.5 A STREET ENDS/ PARKS ~ Street/Road Ends @] Public Access August 1989 0 Saugatuck Township Parks 1) Shultz Park 2) River Bluff Park 3) Sundown Park Planning & Zoning Center Inc, Lansing, Ml �9-1 Chapter9 GROWTH AND DEVELOPMENT TRENDS G rowth and development trends reflect past settlement patterns in a community and provide a basis for estimating future development patterns. Growth rates are one aspect of change. These show which areas are growing at a faster rate. Residential construction permits show where most of this residential development is talcing 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 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. GROWl'H RATES During the past decade, the Township's population growth rate hit 4QOA>, 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). TABLE 9.1 RATE OF POPULATION CHANGE COMMUNI1Y Saugatuck Saugatuck 1\vp. Douglas AREAWIDE 1950-60 1960-70 1970-80 20% 34% 35% 29% 10% 11% 35% 16% 6% 40% 17% 22% The Township's large supply of land has translated into high growth rates. The Township is expected to continue to capture most of the region's residential growth. The Village also continues to have a high rate of growt • and while this has declined from the higher growth rates experienced during the past two decades, it is increasing again in this decade. 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. 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 CONSTRUCTION Building permit data reveal development trends in each community since 1980. 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. Aside from new construction, the number of additions, extensions, and other improvements was also high. See Map 9. 1. 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 majority oflots were 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 lMng, along with the decreasing supply of land in the City which 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 Saugatuck Township Comprehensive Plan �est rate of in-migration in the state. Many of these tmrnigrants 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 climb, reaching 2.17 compared to -0.26 for the state as a whole. FIGURE9.l SUBDIVISION TRENDS CHANGES FROM 1954 TO 1964 p E R ~ C o E u N s A T N A D G s POPULATION PROJECTIONS E 70+ ~ 18-311 10- 15 5-g Future population for the Township 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 illustrates these results for each jurisdiction in the trt-community area. 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 its greater availability ofland, the Village will even- 2--4 1 OR LESS LOT SIZE (ACRES) services, 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. 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 high- FIGURE 9.2 KENT -767 54 . -1148 . so1 II -713 • 1412 I TTAWAI RETIREE MIGRATION TRENDS I SOUTHWESTERN MICHIGAN 0 -247 -457 150 AUEGAN. l'-'.RRY -173 · I 12 -5 121 l EATON · -158 I - _142 1040 · 132 · 804 ·-·--r-..l..._._i_. ___ Net Migration of The Population 65+ 1950-60 1960-70 1970-80 VAN IUREN I KALAMAZOO 1' · +· J' ~ -r I -13 284 1039 I- j I -447 -1651 • -1729 1 ,sr:I • CALHOU_N -1196 -1131 -592 • I Wl · ,LWPH..,· IRANCH . , 130 . s6 - r49 44 - 5 1 85 ,· -33 -125 .-• 390 578 I 109 580 Saugatuck Township Comprehensive Plan -181 �9-3 tually overtake the City in terms of overall population growth, as seen in Figure 9.3. FIGURE 9.3 POPULATION TREND SAUGATUCK TWP . PROJECTED LAND USE NEEDS: 2010 3.0 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 44 7 new households in the Township by 2010. These results are shown in Table 9.3 Future demand for land by these new households may be estimated by looking at land subdivision trends and current settlement patterns or zoned densities. Based on this information, we can expect most of the Township's residential development to fall into the low density category (2 units per acre). Thus, over half of these 44 7 new households will settle in low density residential areas, translating into the conversion of 205 acres of land. Thirteen acres would be transformed into medium density residential use, and about 10 acres would be developed at higher densities as apartments of clustered units. Tables 9.4 to 9.6 show this projection of current trends. p 0 p T H LJ 0 L u A! TN I o 0 N - lWP.ONLY = DOUGLAS =- SAUGATUCK 2.5 2.0 1.5 1.0 s 0.5 0.0 1950 1960 1980 1970 1990 2000 2010 YEAR 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 could attract new families into the area. And the region's attraction as a center for tourism could continue to grow, fostering greater in-migration of retirees and others searching for an alternative lifestyle. TABLE9.2 PROJECTED POPULATION 1970-1980 TREND COMMUNTIY Saugatuck Saugatuck Township Douglas AREAWIDE 1970 1980 1,022 1,254 813 3,089 1,079 1,753 948 3,780 1990 1,163 2,074 1,061 4,298 2000 2010 1,254 2,454 1,187 4,895 1,352 2,904 1,328 5,584 TABLE9.3 PROJECTED NUMBER OF HOUSEHOLDS COMMUNTIY Saugatuck Saugatuck Township Douglas AREAWIDE POP. 2010 1,352 2,904 1,328 5,584 HH SIZE # HHs 1980 HHs NEWHHs 2 .00 2.69 2.44 676 1,080 544 2,300 537 633 391 1,561 139 447 153 739 Saugatuck Township Comprehensive Plan �9-4 TABLE 9.5 NEW HOUSEHOLDS BY DENSITY TYPE TABLE9.4 PERCENTAGE OF POPULATION BY DENSITY TYPE COMMUNITY LOW Saugatuck Twp. 800/o Saugatuck 400/o Douglas 5% MEDIUM HIGH 100/o 40% 100/o 200/o 700/o 25% HOUSEHOLDS MED. HIGH TOTAL LOW COMMUNITY Saugatuck Douglas Sa~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. TABLE 9.6 FUTURE RESIDENTIAL LAND NEEDS COMMUNITY LOW TABLE9.7 AVAILABLE ACREAGE BY LAND USE TYPE ACREAGE• MED. HIGH TOTAL Saugatuck Douglas Saugatuck 24 4 205 14 26 13 3 4 10 41 34 228 AREAWIDE 234 53 17 303 ACREAGE COMM. IND. COMMUNITY Saugatuck Douglas Sal.JS2:atuck1\vp. Tar.AL ACRES 3 33 155 191 0 49 22 71 RES. 135 197 5,950 6,282 •times 1.25 (20¾ allowance for rights-of-way) Totals are based on unrounded figures. TABLE 9.8 POPULATION 2010: BUTI.,D OUT SCENARIO UNDER ZONING IN EFFECT COMMUNITY Saugatuck Douglas Saugatuck1\vp. AREAWIDE ADDITIONAL HOUSEHOLDS 330 1,139 16,413 17,882 AVERAGE HH SIZE 2.00 2 .44 2.69 If the area were developed to its full capacity. what would it look like? This exercise, called a "build out" scenario, provides a rough estimate of the buildable capacity of the Township. Acres were estimated based on vacant or developable land (not including existing agricultural areas) in the Township 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 Township's capacity for about 16,413 new households. The new households are then multiplied by the average household ADDITIONAL POPUIATION PRESENT POPUIATION 660 2,779 44,151 47,590 1,079 948 1,753 3,780 TOTAL POPUIATION 1,739 3,727 45,904 51,370 size for that community to derive a population estimate. Thus, under a build out scenario, the Township could accommodate about 4 7. 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. POLICY IMPLICATIONS If development were to proceed under existing zoning, as reflected in the build out scenario, then the Township would be transformed into a suburban enclave, complete with a long commercial strip from one end of Blue Star Highway to another. The agricultural area in the southern part of the Township, which greatly contributes Saugatuck Township Comprehensive Plan ~ r �9-5 to the economy and scenic rural character of the area, would be gradually carved up for residential use. This is problematic in light of the 1988 Public Opinion Survey 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; and • additional waterfront condominiums are not needed. Respondents named Blue Star Highway and the freeway interchanges as the preferred locations for future commercial development and 500/2 named fast food restaurants as a high priority for Blue Star Highway. In terms of residential development, the highest proportion of respondents (49.2%) felt that detached single-family homes in the $50$70,000 range are needed now. Fifty-eight percent objected to more mobile homes and 89.5% objected to more waterfront condominiums. Fifty-two percent felt that prime agricultural land in the Township should not be limited exclusively to agricultural production, but 460/2 felt that if residences are allowed to develop on agricultural lands, then the lot size should be limited to reduce negative impacts. These results suggest the need to reevaluate current zoning and regulatory policy. 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 be amended to insure consistency with this plan and the comprehensive plan of each jurisdiction. I I Saugatuck Township Comprehensive Plan i �N A 4,000 8,000 12,000 ft • • • • •• • • Scale 1" = 9060 ft • • •• •• .. ,..____ 0 • • •• • • • • •• •• • • • • • •• • • • • • • • • • • MAP 9.1 Residential Construction Permits Saugatuck Township 0 Residential Construction Permits 1980-1988 August 1989 DATA SOURCE: Saugatuck Township Building Permits Planning & Zoning Center Inc, Lansing, Ml �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 difficult 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 seeks to anticipate community land use needs for 20-30 years (see Map 10.1). These future land use arrangements are based on information in the preceding chapters which includes analyses 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 partially reflected through mapping of zoning districts. The planning principles listed above are implemented primarily through zoning regulations and applied during the site plan review process. These principles are consistent with the goals, objectives, and policies in Chapter 1 and should remain the basis for reviewing any subsequent changes to the proposed Future Land Use Map. These planning principles are: • Protection of Public Health and Safety • 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. 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 Township these Saugatuck Township Comprehensive Plan �10-2 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 destroy valuable resources and alter the character of an area. These changes also reflect lost opportunities- usually higher public service costs and gradual degradation of an area's tourism potential. Environmental Protection This principle aims at preventing pollution, impairment, or destruction of the environment. While there is considerable overlap with natural resource conservation issues, environmental protection measures focus primarily on air and water quality, and the impact of activities where the water meet s the land. Environmental quality is best preserved by planning for appropriate land use actMties in and near sensitive environmental areas, and managing development accordingly. This usually means insuring conformance with all applicable federal, state and local environmental regulations. Minimizing Public Service Costs Public service costs may be minimized by encouraging new land uses where existing infrastructure is not used to capacity and where expansion can be most economically supplied. This also results in compact settlement patterns. prevents sprawl, and is usually favored by taxpayers because it results in the lowest public service costs both for construction and maintenance. Efficiency and Convenience in Meeting Land Use Needs To be efficient in meeting future land use needs, communities must make better use of existing infrastructure and plan for infrastructure expansion in a manner which keeps the costs low and does not create huge areas where infrastructure will not be fully used for many years. It also means locating future land uses so that travel between activity centers is minimized. For example: building schools. neighborhood commercial activities, day care facilities, fire and police protection, etc. near the residential areas they serve. This saves municipal costs on initial road construction and future maintenance, reduces everyone's gasoline expenditures, and conserves fossil fuel supplies for future use . Insuring Compatibility Between Land Uses A central objective of land use planning is to locate future land uses so that they are compatible with one another. This prevents future nuisance situations between adjacent land uses, such as loud sounds, ground vibrations, dust, bright lights, restricted air flow, shadows, odors, traffic, and similarimpacts.Afewobvious 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 Township was prepared by first identifying conservation areas and then examining the suitability of remaining lands for various development pur- Saugatuck Township Comprehensive Plan �10-3 poses. Conservation areas fall into 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 can 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 presexvation of prime agricultural lands for agricultural production purposes. Other natural resource areas were used as the basis for identifying conseivation 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 storrnwater 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 conseived 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 consexvation of these areas. ENTRY POINTS There are four major entry points into Saugatuck Township (See Map 10.2). They are: · • from Lake Michigan on the Kalamazoo River • from 1-196 at Blue Star Highway (north) near 136th Ave. • from 1-196 at M-89 (south end) • from Fennville on M-89 Three entry points oflessor significance are along Lake Shore Drive which is very scenic, and along Old Allegan Road and Riverside Drives (both twisting, hilly and scenic routes). At the present time. only the entry from Lake Michigan provides an aesthetic and inviting entry into the Township. 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 estab- lishments. 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 the Township from 1-196. The remaining entry points don't leave a bad impression, they simply leave no impression at all. The public opinion suxveys also reflected citizen concern about the appearance of properties along Blue Star Highway. If left unresolved, the poor design of these entry ways 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 joint 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 in the Township. 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 Saugatuck Township Comprehensive Plan �10-4 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. COMMERCIAL 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 commercial zoning of this strip should be eliminated, except as noted above. The area between Saugatuck. the North Blue Star Highway, and I-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 be encouraged 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 In the absence of public sewer, water and all weather highway access, there is presently no location in the Township ideally suited for industrial development, except for the area contiguous to existing industrial development on the south side of Douglas. If a large light industrial concern, or industrial office facility were to be interested in a location in the area. the land between I-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 seived 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 activity. 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 Township . 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 fanning of those soils, and much of this land is enrolled in PA 116, the state Saugatuck Township Comprehensive Plan �10-IS Farmland and Open Space Protection program (see Map 4 . 10). The size of existing farms, the location of these lands away from the hnmediate 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 farmland for present and future food production strongly argues in favor of retaining these lands in agricultural production for the entire planning period and beyond. Nonagricultural development should not be permitted in this planning area except for purposes related to agriculture. Land divisions should be controlled to preserve the economic viability of farming, which depends on large parcels. When left unchecked, land division and subdivision encourages residential spot development of agrtcultural lands- a process which carves up agricultural land. eventually transforming the area from agricultural to rural or suburban residential. 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 of farms, although the average lot and farm sizes are smaller. Scattered residential development on large lots is also taking place. 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 Township has prospered primarily through cultivation of fruit, grain crops, hay and alfalfa. and in the case of nurseries. plants. These activities 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- thus capitalizing on economic opportunities presented by the area's tourism industry. These issues raise concern over the compatibility of high density livestock and poultry operations with the character of agricultural areas and the impact of the strong odors on tourismwhich 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 Township's sole source of potable water in this area, and elsewhere. Based on these economic and environmental considerations, this planning area is not an appropriate location for high density livestock operations. Other. more appropriate sites for these operations exist in the surrounding region and elsewhere in Allegan County- where such operations have been welcomed and continue to prosper. Defining High Density Livestock Operations The policy of discouraging high density livestock operations in the Township does not apply to all livestock operations. On the contrary, raising livestock is an integral part of many agricultural businesses. is compatible with the Township's agricultural character, and does not detract from tourism opportunities. Thus, the scale at which a livestock operation may be considered "high density" must be defined. High density livestock operations may be defined based on existing state and federal regulatory policy. Federal Environmental Protection Agency (EPA) guidelines establish when a livestock operation reaches a certain density and intensity that it should be regulated for environmental protection. The Department of Natural Resources adopted EPA's size guidelines to determine when a livestock operation must obtain a discharge permit. Under this definition, the permitting process begins for livestock producers with 1,000 animal units or more. One thousand animal units equals: 1,000 slaughter or feed cattle; 700 mature dairy cattle (whether milked or dry) : 2,500 swine each weighing 55 pounds or more; 500 horses; 10,000 sheep or lambs; 55,000 turkeys; 100,000 laying hens or broilers (if the facility has a continuous overflow watering) ; 30,000 laying hens or broilers (if the facility has a liquid manure system); or 5,000 ducks. [These guidelines were adopted by the DNR from the Federal Register, Title 40, "Protection of the Environment", Chapter 1, Environmental Protection Agency.) A supplementary definition which was set by the Department of Agriculture and also based Saugatuck Township Comprehensive Plan �10-6 on EPA guidelines, describes high density livestock operations as: Those operations that house or confine livestock or poultry in such a manner that any or all of the following apply: a. Animals are confined or retained in a lot or building or combination of lots and buildings for a total of 45 days or more in any 12 month period. The confinement or retention area accumulates manure that has to be removed. b. A sustained ground cover (crops, vegetation, forage growth or post haroest residues) is unable to be maintained during the normal growing season over that portion of the lot or facility where the animals are housed, confined, or retained. c. Notwithstanding any provisions of this definition, any livestock or poultry operation may be designated as a High Density livestock or Poultry Operation where it is determined by the Michigan Department of Natural Resources to be a contributor of pollution to the waters of the state. Exception: if an operation discharges only in the event of a 25 year, 24 hour storm event. Although not included in the Department of Agriculture's (DOA) formal administrative guidelines, this supplementary definition embodies EPA guidelines and was drafted and recommended by DOA's Environmental Division. These definitions and guidelines will be used by the Township to define high density livestock operations for the purposes of regulation and review. FUTURE LAND USE BY AREA Following are brief geographic descriptions of future land use. These descriptions use the same planning areas depicted on Map 5.4. Lake Shore Area This area should continue to be used for low density single family homes along the lakeshore in keeping with the size and quality of homes presently there. Additional single family homes in subdivisions can be compatibly developed behind existing homes provided public sewer and water are available. An effort should be made to maintain existing densities or tier the density of new homes so that no sudden density change occurs. Density should increase in the area closest to Blue Star Highway to take advantage of economical expansion of public utilities and improved access. The wooded areas along 1-196 should be maintained to retain the aesthetic and noise buffering benefits. Southern Agricultural Area The area west of Blue Star highway, north of M-89 and generally south of 128th Avenue is the area which contains the best agricultural soils and the largest farms. This area has the potential to remain economically viable for agricultural purposes for decades and should be encouraged to do so. The existing trend to divide these lands into smaller parcels for use by nonfarm residents should be abated, as that will slowly but surely erode agricultural uses in the area. The existing wning provisions encouraging single wide mobile homes to locate in this area should be reexamined, not because the homes are manufactured (as opposed to site constructed) but because they represent nonfarm residences in a viable agricultural area. The Township should consider adopting one of several restrictive agricultural wning options such as "exclusive agricultural wning" or "quarter-quarter" zoning to protect the existing investment in agriculture in this area. Intensive livestock operations should be discouraged. Additional tourist-agricultural activities similar to those at Crane's orchards and u-pick bluebeny operations should be encouraged. Farmers should be informed of the benefits of participation in PA 116, the Michigan Farmland & Open Space Preseivation Program. The balance of the land in this southern third of the Township is currently a mix of agricultural and residential uses. Where the land is not suited for agricultural and residential uses. Where the land is not suited for agriculture, additional residential development at low density is appropriate. In the distant future, the areas closest to Douglas may be suited for subdivision development provided that sewer and water are available. No additional subdivisions (like Pepper Brooke) should be permitted in this area. The commercial strip zoning along Blue Star Highway south of the Douglas interchange should be eliminated except for the two existing commercial areas already in existence at each interchange. Kalamazoo River Area The area north of Riverside Road and south of the Kalamazoo River, and the area south of Saugatuck Township Comprehensive Plan �10-7 roughly the north border of Sections 14 and 15 (north of the Kalamazoo River) should receive limited development that is carefully sited on large lots to avoid wetland destruction. No lots should be allowed to be established that are unbuildable under existing DNR or Army Corps of Engineers wetland regulations and local zoning. Much of the development on the north side of Silver Lake is proceeding on long narrow lots that under existing zoning and the state Subdivision Control Act can be redivided every 10 years into 4 additional lots. This can result in unplanned subdivisions over time with a menagerie of private access roads and serious problems for emergency vehicles. Zoning regulations in this area should be reexamined to insure they are not unwittingly creating a serious future problem. This entire area should be managed with conservation of the natural environment the preeminent goal and private construction permitted only to the extent that it does not significantly encroach thereon. Low intensity recreation activities are appropriate. Northeast Area Steep slopes, thick forests, significant wetlands and the lack of any public services make this area unsuited for any intensive development except possibly as follows. If sewer and water were to become available along Old Allegan Road, then some residential subdivision on the south side would be appropriate. The north side should probably also develop this way. but existing nonresidential uses and the sanitary sewer treatment plant, could rationally be used to justify limited nonresidential development. provided the road were either improved to all season standards or the development did not have any significant transportation needs. The area south of 136th Ave. , west of 63rd St. and east of I-196 may be appropriate for limited light industrial or a large office complex if necessary sewer and water. and roadway improvements were made. Existing wetlands in this area would have to be respected. North Blue Star Highway This area, bounded by I-196 on the east. Saugatuck and (generally) one lot deep east of the River on the west. is the area most appropriate for intensive future development in the Township. Many of the soils in the area are more suited for basements than in most other parts of the Township. Sanitary sewer and water could be more economically run into this area than elsewhere , and access is good. Septic limitations are also less than in other parts of the Township permitting some development prior to sanitary sewer and water. With the exception of some significant wetland areas that must be respected, this area is well suited for residential development at various densities. Development along Blue Star Highway is currently of a mixed character. The existing zoning regulations should be reviewed to refine permitted uses to those with a highway service orientation (rather than simply allowing any general business use). New wholesale, storage and boat repair facilities should remain off the road frontage. Minimum lot widths should be wide and serious consideration should be given to adoption of parallel access drive or service drive requirements. Parking in the front should be studied and possibly prohibited. This entire area deserves more refined study than this plan is able to undertake at this time. A lot-by-lot corridor analysis and sewer /water expansion plan should be prepared. Special attention should focus on timing and sequencing controls to prevent opening up too much land for intensive development prematurely or other public service needs will not be met. Identification and acquisition of lands for new public facilities, parks and roadway improvements in this area should be undertaken as a part of that analysis. Riverfront-Dunes Area This area is already nearly as intensively developed as it should be. The steep forested east river bank and sand dunes (which are ranked as of "critical" importance by the DNR), dictate low intensity development in this area. The construction of luxury boats is the only intensive land use activity in this area. The sand dune areas on both sides of the channel ought to be acquired and managed by a public body or conservancy agency. The area north of the channel should logically be connected to the existing Saugatuck Dunes State Park and the area south of the channel should be added to the parkland owned by the City of Saugatuck. A Joint management entity could be created. In the alternative, residential development at a density no greater than one unit per 5- 10 acres. should be established. Existing duneland regulations must be modified to conform with new state requirements. Saugatuck Township Comprehensive Plan �Saugatuck Township MAP 10.1 FUTURE LAND USE ~ Agricultural I&; Ill Rural Residential ■ Highway Commercial ffilill . Institutional ,,.,,,.,,, .,,,,,,,, Low Density Residential ,,,, ,.,,. ,,,,,,,,, Conservation/Recreation !!!!!!!: ■ Medium Density Residential ~ Floodplain/Wetland ■ Mixed Residential HH Industrial ■ City Center Commercial D Water August 1989 Planning & Zoning Center, Inc, Lansing, Ml �N A 0 4,000 8,000 Scale 1" = 9060 ft Saugatuck Township FUTURE LAND USE �"I + N A .. ·· ..... ,. ~···· , . .. ,. , ..... . 0 4,000 ,..0 8,000 AVC, Scale 1" = 9060 ft . ._ _ _I A - - - - ~ • !l% ~ ,a 2.8 l G 1.......... • r' ..... ,♦ 1 ! ~ taeTH 25 27 •h-0••1 AVE , ,, ,,.• J 0 '· Q, ' ··: 34\ 53 ,. ......-.......... , . •., l, TlM.RlfW •,, .•· ,r MAP 10.2 MAJOR ENTRY POINTS I♦ I j 35 38 4 /·' ,' i ,. . -~• -' lof-89 SAUGATUCK TWP. Saugatuck Township Entry Points August 1989 DATA SOURCE: Planning & Zoning Center Inc, Lansing, Ml �I. 11-1 Chapter 11 INTERGOVERNMENTAL COOPERATION B ~ y itself this plan has no legal regulatory force but rather, serves as a foundation upon which regulatory measures are based. The two primary land use regulatory documents which are also the principal means of implementation of this plan, are the wrung ordinance and subdivision control regulations. These regulatory instruments are described in the next chapter. However, effective integration of this Plan will also require an ongoing commitment to intergovernmental cooperation with Douglas and Saugatuck. In particular, the Joint Plan prepared concurrently with this one should be implemented as steadfastly and also kept current with comprehensive reviews at least once each five years. It will also be very important to make every effort to keep Saugatuck, Douglas, Laketown Township, Manlius Township, and Ganges Township officials informed of proposed changes to this Plan or any of its regulatory instruments (such as zoning) and to encourage their input prior to such a change being made. Likewise, those jurisdictions should be encouraged to reciprocate with proposals and an opportunity for review by Saugatuck Township prior to action on any change which may impact on the Township. A copy of this Plan and any amendments to it will be filed with the clerk of each of these jurisdictions, as well as with the County Clerk, the County Planning Commission, the County Economic Growth Alliance, the West Michigan Regional Planning Commission, and Department of Natural Resources. Ongoing efforts to consolidate additional public services such as police and possibly public works should be continued where mutually beneficial. 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 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. Saugatuck Township Comprehensive Plan ��12-1 Chapter 12 STRATEGIES FOR IMPLEMENTATION PRIMARY IMPLEMENTATION TOOLS Relationship to Zoning The Township has a zoning ordinance adopted pursuant to the Township Rural Zoning Act, PA 184 of 1943. The intent of this ordinance is to regulate the use of land to provide for orderly growth and development and allow the integration of land uses without creating nuisances. The zoning ordinance defines land use districts and regulates height, bulk, use, area of lot to be covered, and open space to be preserved within each district. Because the Zoning Enabling Act requires the zoning ordinance be based upon the analysis contained in the Plan prepared by the Planning Commission to guide future land use decisions, the zoning ordinance should be revised to reflect this Plan's new goals, policies, and future land use proposals. However, the zoning district map and the future land use map (10.1) will not be identical. The zoning map typically reflects existing land use (where it is desirable to continue it) and small areas zoned for more intensive use then at present. The future land use map reflects land use arrangements at some future time. (See Section 10.10, p. 245-250, Michigan Zoning&: Planning, 3rd Ed., by Clan Crawford, ICLE, Ann Arbor. 1988). The Township 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. Numerous suggestions for changing the Township zoning ordinance have been offered throughout this Plan. Key ones include: • elimination of strip commercial zoning between Douglas and M-89 along Blue Star Highway . • adoption of protective agricultural zoning • amendment of the sand dune development requirements • refining the commercial uses permitted along Blue Star Highway. In addition, the zoning ordinance and fee structures should be amended to permit the Township to require developers of new commercial and industrial uses and all proposed multifamily developments to pay into an escrow fund to be used for payment of professional review fees by engineers, planners and attorneys (if necessary) . Unused escrowed dollars would be returned. Relationship To Plans/Zoning In Acijacent Jurisdictions The land use proposals in this plan were carefully prepared with an eye to ensuring compatibility with those of Saugatuck and Douglas and 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 adjoiningjurisdiction. Failure to do so will only insure future conflict over adjacent land uses, or the provision of new public services. Relationship to Subdivision Regulations 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. In particular. lots which would be unbuildable under ·existing state or local regulations (such as lots which are wholly within a protected wetland) should be prohibited. Saugatuck Township Comprehensive Plan �"I 12-2 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. The Township Planning Commission should develop a formal capital improvement program. Land Use & I,ifrastructure Policies A strong effort will be necessary to coordinate future capital improvement decisions and land use policies with adjoining units of government. As a result, proposed policy changes should be circulated for comment early. Likewise. proposed capital improvement programs should be prepared with adequate time for review and comment by the adjoining jurisdictions. Community Participation And Education In order to gain the support, acceptance. and input of area residents for future planning, ongoing efforts should be continued to provide information to them. and involve them in the planning process. The importance of their role in that process should be emphasized. Public acceptance will make the implementation of plans much easier and public input makes plans better and more responsive to local needs. SPECIAL AREA & FINANCING TECHNIQUES Building and Property Maintenance Codes BOCA (Building Officials and Code Administrators International, Inc.) is the basic building code adopted by the Township to regulate construction methods and materials. The adoption and enforcement of a building code is important in maintaining safe, high quality housing and in minimizing deteriorating housing conditions which contribute to blight within neighborhoods. This should be continued. The Township 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. Saugatuck Township is not an entitlement community. Therefore, it must apply through the Small Cities Program. Operation of the Michigan CDBG Program is the responsibility of the Michigan Department of Commerce with central program administration by the Department's Office of Federal Grant Management (OFGM). The Department of Commerce has entered into an agreement with the Michigan State Housing Development Authority (MSHDA) assigning administrative responsibilities for the housing component of the program. In the housing area, samples of grant eligible activities include: • Home Improvement Programs • Rental Rehabilitation Programs • Weatherization and Energy Conservation • Home Repair for the Elderly • Public Improvement in conjunction with targeted housing activity (limited to 25 percent of grant request) • Housing Related Services • Housing for the Homeless. The maximum grant amount is $250,000. By applying and obtaining a Small Cities Block Grant. the Township alone, or in concert with Douglas and Saugatuck could establish a hous- Saugatuck Township Comprehensive Plan �12-3 ing rehabilitation program which would help preseIVe 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 $500,000 or $300,000 for infrastructure improvement. • Communities in Transition program funds community development activities. such as public sewer and water systems, parks, bridges, roads, and comprehensive redevelopment planning. Limit $400,000. • Emergency Community Assistance program funds communities experiencing an imminent and urgent threat to public health. safety, or welfare which occurred within 90 days of application. Limit: $500,000. Michigan State Housing Development Authority (MSHDA) Programs To help preseIVe 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 maxi.mum 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 ofrecreational lands through the sale of oil, gas. and mineral leases and royalties from oil, gas. and mineral extractions on state lands. On November 6, 1984, Michigan residents cast their vote in favor of Proposal B. This constitutional amendment created the Michigan Natural Resources Trust Fund (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 maxi.mum for acquisition projects: for development pro- Saugatuck Township Comprehensive Plan �12-4 jects, 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 Fund The Recreation Bond Fund draws from bonds approved by voters in 1988. It calls for money to be spent on DNR and local recreation facilities in four categories: Recreation infrastructure: such as ballfields. tennis courts, beaches and other shoreline areas, boat launches, trails, picnic areas, historic structures, playgrounds, roads, parking, restrooms, etc .. which are not less than 15 years old: Waterfront recreation: such as fishing piers, boardwalks, boat launches. marinas, amphitheaters, landscaping. and shoreline stabilization: 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 tri-community area include deficiencies in bicycle trails, fishing access, fishing piers, boat launches, campgrounds, nature areas. hiking trails, nature trails. cross country ski trails, picnic areas, and playgrounds. Allegan County communities with proposals for such projects will get funding priority over similar projects proposed in nondeficient counties. Table 12.1 includes the minimum number or size of selected recreation facilities to be considered toward bond funding. Grant requests may not exceed $750,000 and may not be less than $15,000. Applicants must match bond funds with 25% of the total project cost, not including other state grants or legislative appropriations. Bond money will only be allocated to projects on sites controlled by 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 maybe obtained from: DNR. Recreation Services 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 TABLE 12.1 RECREATION FACILITIES&: THEIR MINlMUM NUMBER OR SIZE NECESSARY TO ACHIEVE MINIMUM POINTS RECREATION FACILI'IY MINIMUM SIZE Bicycle Trail Playground 1 mile 3 pcs. of play equipment 50 feet 5 parking spaces 10 campsites 1/2 mile Swimming Beach Boat Launch Campground Non-motorized Trail Cross-country Ski Hiking Nature Horse Fishing Access 50 feet Fishing Piers 1 Nature Area 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 Ju:tlon Program Guidel>ook, Saugatuck Township Comprehensive Plan �1 12-5 improvement of its boat launch site on Kalamazoo Lake. Land Acquisition Grants Land acquisition grants are available for projects aimed 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. Watenvays 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 in effect for five years, when they will be reviewed for continuation by the legislature. The Local Road Improvements and Operation Revenue Act authorizes county road commissions to impose a vehicle registration fee and use these funds for road improvements. This Act has had little utility, however, because the fee must be approved by a public vote. Michigan voters in 3 counties rejected proposed fees in the November 1988 election. Many counties chose not to even put it on the ballot, fearing the same result. The Road Construction and Improvement Act (Act 233) provides funding through the transportation economic development fund only to rural counties (less than 400,000 population) with a national lakeshore, national park. or in which 34% or more of the land is commercial forest land. Then a portion of the remaining funds are available for use for county, city, and village street improvements. The Transportation Economic Development Fund allocates money for the purposes of bringing county roads to all season highway standards. This is important because heavy trucks can only travel regularly on all season roads. The Transportation Economic Development Act also offers counties, cities, and villages the opportunity to compete for additional funding on special projects with economic development objectives. This competitive grant is awarded by the State Highway Commission. Qualified project categories are listed below: (a) Economic development road projects in any of the following targeted industries: agriculture or food processing; tourism: forestry; high technology research; manufacturing; office centers solely occupied by the owner or not less than 50,000 square feet occupying more than 3 acres of land. (b) Projects that result in the addition of county roads or city or village streets to the state trunk line system. (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. sidewalks, and public parking facilities. Common municipal bond types include: 1. General Obligation Bonds - full faith and credit pledges, the principal amount borrowed plus interest must be repaid from general tax revenues. 2. Revenue Bonds - require that the principal amount borrowed plus interest be repaid through revenues produced from the public works project the bonds were used to finance (often a water or sewer system). 3. SpecialAssessi:nent Bonds - require that the principal amount borrowed plus interest be repaid through special assessments on the property owners in a special assessment district for whatever public purpose the property owners have agreed (by petition or voting) to be assessed. Saugatuck Township Comprehensive Plan �"I 12-6 TAX INCENTIVES The state law permitting communities to provide property tax incentives for industrial development is Act 198. This Act allows a community to provide tax abatements as an incentive for industrial firms which want to renovate existing or build new facilities. ADDfflONAL RECOMMENDATIONS Other Planning & Economic Development Assistance The Township Planning Commission should maintain regular communication with the County Planning Commission, with the West Michigan Regional Planning Commission, and with the Allegan County Community Growth Alliance. These organizations should be encouraged to continue their County and region-wide planning and economic development efforts and to share relevant matertals with the Township. Likewise a copy of this Plan should be forwarded to each of these agencies when adopted. Pro-Business Alliance One way to strengthen the Township's economic development potential is to establish a pro-business exchange in Township government (or jointly with Douglas and Saugatuck) modelled after the Michigan Bell Business Retention and Expansion Program. (Saugatuck Township is not eligible for participation in the Michigan Bell Business Retention and Expansion program because it is not in a Michigan Bell service area.) A pro-business exchange creates an atmosphere of cooperation which benefits both the business and the community. The role of a pro-business exchange is to assist existing businesses in finding solutions for their problems (Le. inadequate parking, expansion or relocation needs, etc.) and help make new businesses feel welcome. The exchange would work with area businesses to determine their needs and appoint an ombudsman to inform new businesses of local services and contacts. Businesses are often not aware of the services available to them or who to contact for more information. A brochure could be prepared which identifies who to contact for information on zoning, construction. planning, utilities, and taxation. The brochure could also identify permit fees. tax and utility rates, and transportation, delivery, freight, health, and financial services available in the area. Poverty The changing economy. higher health care costs, higher literacy and skills requirements for employees, and inflation have seriously hurt the nation's poor, including the elderly on fixed incomes. Social security benefits are the only retirement income for about two-thirds of all American retirees, and an estimated one million Michigan residents have no prtvate or public health insurance. The poor are often overlooked in community development efforts, yet they are the group most in need of public assistance. Seven percent of Township residents were living below the poverty level in 1980. That's an annual income of less than $3, 778 for those under 65, and $3 .479 for those 65 and over. The Township should continue 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 of Trqffic 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 tri-community jurisdictions would greatly benefit from jointly purchasing the necessary equipment and undertaking specific traffic counts on a regular basis. The cost and training associated with this is minimal compared to the benefit. 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 deserves a more thorough and careful analysis than has been possible to date. A lot by lot Saugatuck Township Comprehensive Plan /!'""- �12-7 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. 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 maintenance 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 political influences in day to day administration. Efforts are presently underway to evaluate the potential for doing so. /10· ,._ Periodic Updating and Revisions As these additional studies are undertaken the plan should be updated to reflect the new information. At a minimum the plan should be comprehensively reviewed and updated at least once every five years. Managing Growth and Change The key to successfully managing future growth and community change is integrating planning into day-to-day decision making and establishing a continuing planning process. The only way to get out of a reactionary mode (or crisis decision making) is by planning and insuring the tools available to meet a broad range of issues are current and at hand. For that reason it will be especially important that the recommendations of this plan be implemented as the opportunity presents itself (or revised as circumstances dictate). The current rate of growth in the Township does not warrant a more sophisticated mechanism for growth management than that described in the previous pages. However, should the rate or predominant type of development change, Township officials should be prepared to move forward quickly with more targeted regulatory tools. 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 Township officials to pick from among the new tools, those that will provide greater choice over local destiny and quality of life. 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. Saugatuck Township Comprehensive Plan �APPENDIX A References �REFERENCES Listed below are some of the key reports. studies, plans, and data sources which were used as references in the preparation of this plan. Other data sources are referenced throughout the plan. DEMOGRAPIIlCS 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- Summary Tape File 3A (microfiche) for Saugatuck, Saugatuck Township, the Village of Douglas, and Allegan County. HISTORY Joe Armstrong and John Pahl, River & Lake: A Sesquicentennial History OF Allegan County, Michigan, published by the 1835 Committee, 1985. MASTER PLANS Saugatuck Township General Development Plan, prepared for Saugatuck Township by Williams & Works. Inc., 1975. Village of Douglas Land Use Plan, prepared by the Village of Douglas Planning Commission with the assistance of the West Michigan Regional Planning Commission, adopted November 19, 1986. Land Use-Village of Saugatuck, prepared by the Saugatuck Planning Commission with the assistance of the West Michigan Regional Planning Commission, 1979. 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 tri-community area Parks and Recreation Commission. with the assistance of the Saugatuck Public School District. February 1985. �,~ SOLID WAS1E Allegan County Solid Waste Plan, prepared for the Allegan County Board of Commissioners and the Michigan Department of Natural Resources by the Allegan County Planning Commission, PA. 641 solid Waste Planning Committee, and the West Michigan Regional Planning Commission, September 1983. ECONOMY Real and Personal Property SEV, 1980-88, Michigan Department of Treasury, State Tax Commission. The Economic Impact of Travel on Michigan Counties , prepared for the Michigan Travel Bureau by the U.S. Travel Data Center, July 1988. Travel and Tourism in Michigan: A Statistical Profile, First Edition, Research Monograph# 1, Michigan State University, Travel, Tourism and Recreation Resource Center, 1986. Michigan Employment Security Commission, Bureau of Research & Statistics, Detroit, Michigan. UTILITIES A Feasiblllty Study on the Utlllzation of a Single Ground Storage Reservoir, SaugatuckDouglas Water System, prepared for Kalamazoo Lake Sewer & Water Authority by Holland Engineering, Inc. , January 18, 1983. Facilities Plan for Wastewater, prepared by Williams & Works, April 1976. Saugatuck Township Area Utility Service Study, prepared by Fishbeck, Thompson, Carr & Huber, Inc., March 1988. Village of Douglas Water Supply Contamination Problem Evaluation and Recommendations, Wolverine Engineers & Smveyors, 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 Zoning Ordinance, as amended through October 1989. Saugatuck Township Zoning Ordinance, as amended through October 1989. Village of Douglas Zoning Ordinance, as amended through October 1989. ,._ �APPENDIX B Demographic, Economic, and Housing Data �"I A. DEMOGRAPHIC CHARACTERISTICS 1. Age Cohorts (Raw Data) Saugatuck Douglas Area Saug. Twp. County --------------- ----------- -------------------------------------------------- --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 23 11 17 19 6 36 59 14 15 23 18 14 16 22 18 60 84 72 106 82 48 17 30 85 49 4 13 15 21 3 11 30 47 6 17 18 15 19 13 24 14 50 106 92 101 136 59 21 27 138 57 26 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+ 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--Sumrnary 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 (8.1) 14,406 (17.7) 14,760 (18.1) 13,209 (16.2) 9,306 (11 . 4) 7,820 (9.6 ) 6,981 (8.6) 8,473 (10.4) ------------------------------------------------------------------------------- Source: (same as above, 1960 and 1980). �3. Change in Age Cohorts from 1960-1980 Age 1960 M/F Tri-Community Area - 1960 1980 M/F 1980 Change 1960-80 --------------------------------------- - --------------------------------------- 0-4 5-14 15-24 25-34 35-44 45-54 55-64 65+ 121/140 274/249 133/146 129/139 170/166 142/147 115/163 196/232 261 523 279 268 336 289 278 428 (9.8) (19.6) (10.5) (10.1) (12.6) (10.9) (10.4) (16.1) 113/94 233/224 325/308 337/290 170/179 239/244 192/201 231/359 207 457 633 627 349 483 393 590 (5.5) (12.2) (16.9) (16.8) (9.3) (12.9) (10.5) (15.8) -20.7% -12.6% 126.9% 134.0% 3.9% 67.1% 41.4% 37.9% ------------------------------------------------------------------------------- Source: (same as above, 1960 and 1980). 4. Place of Birth Michigan Another State Born Abroad Foreign Born Saugatuck Douglas Saug. Twp.* Area 615 (56.9) 422 (39.1) 5 (0.4) 37 (3.4) 577 (60.9) 320 (33.8) 2 (0.2) 49 (4.4) 990 (57.8) 598 (34. 9) 2182 (58.3) 1340 (35.8) (0.2) 7 210 (5.6) 124 (7.2) County 63,771 (78.2) 15,934 (19.5) 227 (0.3) 1,623 (2.0) * Some individuals not accounted for. Source: (same as above), item 33. 5. Place of Residence - 1975 (Persons 5 years old and over) Saugatuck Same House Same County Another County Another State Abroad 503 187 228 117 (48.6) (18.0) (22.0) (11.3) 423 156 198 103 8 Douglas Saug. Twp. (47.9) (17.6) (22.4) (11.6) (0.9) 984 (59.5) 144 ( 8. 7) 244 (14. 7) 280 (16 . 9) Area 1910 487 670 500 8 (53.4) (13. 6) (18. 7) (14.0) (0.2) County 44,575 (59.3) 15,428 (20.5) 10,923 (14.5) 3,962 (5.2) 241 (0.3) Source: (same as above), item 34. 6. Household Characteristics Total HHs Ave. HH size 2 parent fam. Female HH head Saugatuck Douglas Saug. Twp. 537 2.00 219 41 391 2.44 222 31 633 2.69 411 28 Source: (same as above), items 10 and 20 Area County 1561 2.39 852 100 27,282 2.95 19,520 1,911 �7. Marital Status Saugatuck Saug Twp Douglas ----------------------------------------------- - -------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 Saug Twp. Area County ------------------------------------------------------------------------------------ Total units Year Round Units 1 in Structure 2 in Structure 3 and 4 in Struct 5 or more Mobile Homes Vacant , Seasonal , & Migratory 1 in Structure 2 in Structure 3-4 in Structure 5 or more Mobile Home/Trailer 772 569 385 49 68 60 7 529 406 290 20 16 40 40 850 734 636 32 203 150 6 18 29 123 108 11 4 116 106 5 66 5 2 , 151 1 , 709 1 , 311 101 84 100 113 31 , 864 28,985 23 , 190 1 , 001 583 1 , 199 3 , 012 442 364 22 22 29 5 2 , 879 2,250 51 57 153 368 ~ Source: U.S. Census of Population and Housing, 1980--Summary Tape File 3A, item 102/ 103. Detroit, MI, tel . 313-354-4654 2 . Year Structure Built - Year Round Units Saugatuck Douglas Saug Twp. Area County ------------------------------------------------------------ ----------------- ----- -- 1975-80 1970-74 1960-69 1950-59 1940-49 Pre 1940 36 (6 . 3) 19 (3.3) 51 (9.0) 73 (12.8) 56 (9.8) 334 ( 58. 7) 22 (5.5) 46 (11.3) 81 (19.9) 32 (7 . 9) 36 (8.9) 189 (46 . 5) Source: (same as above), item 109. 72 116 133 99 68 246 (9.8) (15.8) (18.1) (13.5) (9 . 3) (33.5) 130 181 265 204 160 769 (7. 6) (10 . 6) (15.5) (11.9) (9.4) (45.0) 3568 (12.3) 4326 (14 . 9) 4458 (15.4) 3647 (12.6) 2507 (8.6) 10479 (36.2 ) �3. Occupancy Saugatuck Total Units Owner occupied Renter occupied 772 334 (43.2) 205 (26.5) Douglas 529 271 (51.2) 117 (22.1) Area County 850 2,151 531 (62.4) 1,136 (52.8) 117 (13.7) 439 (20.4) 31,864 22,271 (69.8) 4,961 (15.5) Saug Twp. Source: (same as above), item 97. C. ECONOMIC CHARACTERISTICS 1. Type of Employment Saugatuck Private Wage/Salary 402 (73. 5) Federal Gov. 7 ( 1. 3) State Gov. 21 (3.8) Local Gov. 49 (9.0) Self Employed 68 (12.4) Unpaid Family Worke Douglas Saug Twp. Area County 333 (76. 9) 1 (0.2) 25 (5.8) 33 (7. 6) 40 (9.2) 1 (0.2) 492 (71.4) 11 ( 1. 6) 2 (0.3) 56 (8.1) 92 (13.4) 17 (2 . 5) 1227 (73. 5) 19 ( 1.1) 67 (4.0) 138 (12.0) 200 (12.0) 18 (1.0) 26697 (78.5) 308 (0 . 9) 775 (2.3) 3022 (8.9) 2977 ( 8. 7) 246 (0. 7) Twp/Douglas Area County County(%) 43,730,725 9,402,800 1,126,200 2,661,790 430,733 64,898,211 20,080,005 1,905,350 2,661,790 430,733 604,509,215 101,799,772 50,272,956 153,232,546 3,251,687 Source: (same as above), item 67. 2. Real Property SEV - 1988 Saugatuck Residential Commercial Industrial Agricultural Developmental 21,167,486 10,677,205 779,150 N/C N/C 66.2 11.1 5.5 16.8 0.4 Source: Michigan Department of Treasury, State Tax Commission, 1988. Lansing, MI, tel. 517-373-1091. 3. Total Annual Real Property SEV - 1980-88 Year Saugatuck Douglas 1980 1981 1982 1983 1984 1985 1986 1987 13,709,600 15,682,000 18,314,033 20,855,000 25,831,436 27,382,650 29,737,980 32,727,560 10,560,200 11,723,580 13,341,647 15,101,800 16,848,894 18,756,700 20,321,283 21,957,626 * Area 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 42,752,150 48,447,744 54,943,108 61,648,100 69,835,675 75,062,000 80,082,772 87,149,931 not including Villages. ** including Saugatuck and Douglas through 1984 and Douglas only after 1984. Source: Michigan Department of Treasury, State Tax Commission, 1988. Lansing, MI, tel. 517-373-1091 �4 . Annual Average Employment -Tri-Community Area Year Ave . Emp . 1980 1981 1982 1983 1984 1985 1986 1987 1988 1989 1,491 1,527 1 , 555 1,613 1 , 695 1,656 1,175 2 , 461 2,550 2 , 700 Source : Michigan Employment Security Commission, Field Analysis Unit. Detroit , Michigan, tel . 313-876-5427. 5. Persons in Poverty by Age Saugatuck Less than 55 55-59 60-64 65+ 67 3 Douglas Saug Twp. Area County 77 6 83 227 24 39 5181 281 206 1127 9 8 8 15 78 Source : U.S . Census of Population and Housing , 1980--Summary Tape File 3A, item 93. Detroit, MI, tel. 313-354-4654 . �APPENDIX C Public Opinion Survey Responses �"I SAUGATUCK TOWNSHIP PUBLIC OPINION SURVEV RESULTS PAUL HARRIS: ASSISTANT RESEARCH DIRECTOR ... RESPONSE RATE WE SENT 966 SURVEYS FROM OAKLAND UNIVERSITY USING THE MAIL LABELS FROM THE TOWNSHIP. WE RECEIVED (es of 11 /29/68) 372 SURVEVS FROM THIS MAILING. PRODUCING A RESPONSE RATE OF 37.7 PERCENT. IN ADD IT I ON, WE RECEIVED 22 RENTER SURVEYS WHICH WERE DISTRIBUTED BY THE TOWNSHIP. THE TOTAL NUMBER OF SURVEYS USED IN THE FORTHCOMING ANALYSES IS: 394. �COt1t1UNITY VALUES Q.J.: r,?\ Importance of things people look for in a community. NOTE: OR IGI NAL RESPONSES HAVE BEEN COLLAPSED 1 & 2: NOT IMPORTANT, 4& 5: IMPORTANT, 3:HAS BEEN OMITTED Q.2: How has the community changed. (~ \ , IMPORTANT 87.71 ~QI IMPOR]:ANT 6.51 5.31 15.31 4.61 15.11 21.01 31.01 9.31 37.51 6.31 19.41 13.91 29.11 23.61 24.81 49.91 49.11 16.91 21.31 rural/country atmosphere quiet friendly people attract 1ve/beut t f ul surround1 ngs ~ood place to raise children raditional values religious opportunities freeoom to be myself chance to get involved tn locel org·s low crime rate ~ood school system ow tax rates close to larger cities convent ent shop pin~ opportuni tes availabilit~ of goo housing family in t e area job in area water based rec re at ion nearby not i ndustri a1i zed better place to live stayed about the same worse place to live 90.71 70.01 82.61 69.81 58.81 42.21 73.21 31.21 82.81 59.41 73.91 47.91 43.71 50.81 28.71 37.51 58.91 57.91 CHECKED 21.51 58.11 20.41 ai As the area grows and chanes, which best describes Saug. Twp .. 1= small village, 2= bedroom community, 3= Holland suburb, 4: Small city community as is community as would like it to be community as think it will be mt 63.21 19.91 19~21 17.31 26.01 3 4.21 11.91 48.41 !1.4: How would you rate the commun1tes on the following. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2: POOR, 4 & 5: GOOD, 3: HAS BEEN OMITTED bust ness c1i mate churches community events entertat nment general appearance flous1ng jobs location med1 ca 1 care recreation restaurants roads POOR 35.81 10.91 30.11 51.41 21.71 33.31 59.81 2.71 55.71 13.11 29.71 36.31 .GQQO_ w.71 59.71 41.41 28.91 50.41 29.01 10.41 84.91 20.81 70.31 51.91 33.81 4 4.21 7.61 5.71 �POOR 26.21 ll.4: cont. schools sen1 or c1 ti zen services shopping social services texes 34.31 41 .71 41 .81 63.21 B 29.41 35.01 10.61 16.41 COt1tlUN ITV PROBLEMS Q.6: Problems feced by the communities, how importent ere they to you. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2= NOT A PROBLEM, 4 & 5: PROBLEM, 3: HAS BEEN OMITTED NOT violent crime vandalism teens w/ nothing to do drugs alcohol unemp 1oyment new job opportunities housrng shortages pub 1i c recreet ion too much development not enough development leek of e hospitel ... trefic sef ety perking downtown Saug. skateboerds/bikes downtown Seug. run down property 1it ter downtown aree litter along blue star Hwy appearance of bus. along Blue congestion at oval beech quafity oval beach facilities Inad. eccess to waterbodi es local schools Township QOV't services county govt services leadership elected officiels Inadequate Twp. taxes inadequete local planning i nedequate 1oca 1 deve 1opment erosion & fl oddi ng contami net ion drfki ng water water quality wetlands send dunes other env. destruction lned. senior programs erosion e1ong 1eikeshore Dr. inad. water supply inad. sewer service snowmobiling on public roads A PROBLEM 75.91 47.21 30.31 18.51 17.91 32.71 23.21 32.21 67.61 43.21 69.61 34.01 63.21 23.11 47.71 48.81 60.31 57.61 49.31 53.01 53.91 50.01 44.41 45.61 47.51 44.41 74.91 28.71 28.21 47.91 35.51 21.91 27.91 31.41 27.61 52.91 26.71 35.41 36.21 64.11 PROBLEM 9.51 42.91 56.81 57.91 65.61 33.51 48.71 31.01 14.41 46.11 14.51 56.81 25.61 69.51 20.41 29.31 12.61 20.41 40.61 9.81 14.81 33.91 25.71 25.71 28.51 26.01 5.01 36.21 36.81 36.51 45.11 61.01 46.41 42.51 26.71 16.41 61.71 34.71 33.61 18.61 �SHOPP ING & SERVICES Where do you go most often for the fo11ow1ng things. ( 1= Saugatuck, 2= Holland, 3= close to work, 4= belter service) (5= more choice, 6= 1ower cost) 1 2 3 4 5 6 T4.41:~TSI o.9112.blnrnl appliances 0.01 79. 1I 1.71 4.31 6.31 6.61 auto/truck sales 13.01 72.71 2.51 4.21 5.11 2.51 auto /truck services 75.11 19.71 1.61 0.01 3.61 0.01 bakery goods 79.51 14.01 4. 11 0.91 0.01 1.51 banking 60.11 26.61 5.61 4.91 1.71 0.91 beautician/barber 25.41 55.01 1.61 1.01 10.41 6.51 books 41.61 51.21 0.91 3.71 0.91 1.61 car wash 6.41 66.51 0.01 0.01 16.21 7.01 clothing 65.31 26.61 3. 11 3. 11 0.01 0.01 day care 0.01 75.41 0.01 0.01 21.21 3.41 dept. store 46.01 50.91 2.11 0.01 1.01 0.01 dry c1eaners 50.11 46.31 0.01 0.91 2.61 0.01 f ami 1y restaurants 40.51 39.91 0.01 0.91 16.61 0.01 fancy restaurants 5.01 65.01 3.71 0.91 5.31 0.01 fast food 62.21 28.31 2.01 3.91 3.61 0.01 flower shop 25.51 46.31 1.91 1.91 16.31 6.21 furniture 48.51 47.31 0.81 0.01 0.61 2.51 groceries 56.61 31.41 4.01 1.71 1.41 2.91 fiardware 69.81 24.51 1.41 2.81 1.41 0.01 laundromat lawn&. garden supplies 34. 11 53.51 1.01 0.01 5. 11 6.41 50.61 37.91 1.01 1.01 2.51 7.01 lumber medical services 30. 11 53.31 8.01 4.31 4.31 0.01 3.01 88.51 2.01 0.01 6.61 0.01 movies 66.81 27.51 2.61 1.41 0.91 0.91 pharmacy 18.21 62.51 2.11 0.01 7.41 7.41 sport 1ng goods _g, 1O: COttt1ERC IAL DEVELOPMENT Approve or disapprove of future commercial development. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 &. 2= DISAPPROVE, 4 &. 5= APPROVE, 3: HAS BEEN OMITTED in small shopping centers in one large shopping center in downtown Saug. in downtown Dougles in scattered commercial areas in strip commercial areas nowhere _g~ Where should new commercial PI $APPROVE 31.21 48.21 62.71 38.51 45.71 64.71 46.81 APPROVE 54.6i 33.01 23.51 47.71 28.91 20.51 22.81 development occur. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 &. 2= DISAPPROVE, 4 &. 5= APPROVE, 3: HAS BEEN OMITTED along North Blue Star Hwy. along South Blue Star Hwy. along Butler St. in Sougotuck along Water St. in Saugatuck elong Lake St. 1n Saugatuck along M-89 outside oT Fennville et freeway interchanges DISAPPROVE APPROVE 17.01 23.41 77.01 75.11 74.11 32.11 27.21 74.11 65.21 14.11 13.11 14. 11 40.01 52.11 �INDUSTRIAL DEVELOPMENT 11.•.12.; Does the area need more industrial development. ( 1= strongly disagree to 5= strongly agree) 1= 17.61, 2= 9.61, 3: 23.41, 4= 16.01, 5= 31.11 Ir' BLUE STAR HIGHWAY 9~ What are your priorities for Blue Star Highway. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 &. 2= LOW PRIORITY, 4 &. 5: HIGH PRIORITY, 3= HAS BEEN OMITTED better lighting untf orm sign controls improve traffic flow add a center turn 1ane install public sewer install public water imp rove drainage improve appearance create commercial strip more tourist orientated bus. more shopping more industry more personal services more auto services more offices fast food rest.s drive thru businesses no changes better lane striping re surfacing uniform speed limit bike bath more tree a R 35.01 24.41 35.21 40.21 40.21 52.41 22.31 46.81 65.31 40.61 44.51 39.21 36.61 47.51 59.71 45.31 30.11 30. 11 29.41 61.31 32.11 22.61 45.11 39.91 35.41 43.71 43.21 26.61 44.21 61.31 50.51 27.51 49.31 26.91 29.01 13.01 32.51 36.21 35.51 59.61 73.51 57.11 54.31 49.61 RESIDENTIAL DEVELOPMENT .Q.14: What type of residential development is needed in Saugatuck. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED ( 1= needed now, 2= needed 1eter, 3= not needed, 4= hos been omitted) 1 apartments attached single-femily homes detached single-family homes(50-70) detached single-family homes(70+) waterfront condos low income housing mobi 1e homes seniors housing country estates 37.41 21.71 14.tr 27h 13.61 42.51 49.21 17.81 16.01 32.41 20.21 25.11 1.61 37.71 19.31 36.41 32.11 1.51 7.81 4.61 21.81 18.21 69.51 37.11 58.31 17.81 27.91 �RECREATION Q.15: Type of eddttionel recre8tion81 f8ciltties 8re needed in the S8UQ8tuck 8re8 . NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 &. 2: LOW PRIORITY, 4&. 5: HIGH PRIORITY, 3: HAS BEEN OMITTED, 6= HAS BEEN OMITTED BECAUSE OF LOW RESPONSE basketball courts bike paths boat l_aunching ramps camp1ng community center cross country ski trai 1s fitness center ~olf course ikin~ trails horse 8Ck trails ice rink Lk. front open space(Lk. Ml) LI<. front open space(Lk.Kal) pub 1i c Mari nos pri vote marinas movie theater nei ~hborhood p1aygrounds pars picnic areas raquetb811 courts Riverfront open spece(K81 river) senior citizen center shuffle board softb811 fields swimming pool(s) tennis courts HIGH LOW so.5'°1 19.31 17.11 40.61 34.91 24.71 29.91 60.81 27.01 36.1 I 29.91 20.11 27.01 31.81 SO.Bl 32.61 43.31 32.51 34.51 44.21 21.BI 26.BI 40.61 47.71 37.01 55.31 ~ 64.41 58.91 34.51 34.91 59.81 46.91 17.41 55.61 38.71 41.61 67.01 61.91 44.51 19.41 44.81 35.71 50.91 44.11 16.81 61.81 53.11 27.61 21 .91 42.11 23.21 WATERFRONT DEVELOPHENT & SURFACE WATER QUALITY Q.16: Which of the followin~ best desribe ~our use (s) of nearby water bodies. ~Qtion . ng sw1mm1ng sunbathing ft shi ng~boot) f 1sh1 ng shore) noture study S8i11ng windsurfing waterskiing powerboot i ng scuba di vi W8terfow1 unt. ice fishing ice skatin~ cross coun ry ski . snowmobi 1i ng tcebooting other I dont use it "ft I" (VALUES EPRESENT PER ENT CHECKED) ~I 3.01 4.61 , 28.91 28.41 21.61 2.31 0.01 7.11 15.01 3.81 9.61 3.81 0.81 6.11 2.31 0.81 12.41 '-3.81 &1 3.01 8.11 6.91 B.61 6.11 3.01 6.91 •13.51 3.01 1.51 3.01 0.81 0.81 0.01 0.01 6ijl "'55.1 I 44.91 38.81 16.51 23.11 19.01 9.41 15.71 22.81 6.31 0.81 1.51 0.01 B.61 1.51 0.01 1~1 6.11 3.81 13.71 12.91 12.41 0.81 0.81 6.91 9.61 1.51 3.81 . - 14.21 2.31 3.01 3.01 0.01 17.31 6.31 23.91 �D.17: Which term best describes your opinion of the present woter -quelity of the following water bodies. H1 8.71 very good go~cl fa1r poor ve,:-y poor don t know 0~ 7.91 19.61 14.01 37.11 21.31 19.81 17.31 39.71 14.51 SL t.?1 0.01 7.11 11.81 17.61 14.91 48.61 25.21 33.81 13.01 11.61 9.71 g_ 18: Besed on your experience in recent yeers the water quality of the following water bodies has. 1ff1 19.71 improved greetly improved slightfy steyed the same deteriorated slightly deteri oreted great 1y don't know 11 .81 23.71 20.21 13.01 1~ 13.81 12.61 22.81 21.01 17.71 & 1H'1 B.91 16.41 18.11 6.11 47.41 21.BI 20.91 2B.31 5.51 11.11 11.J.9.;. Indication of feeling about the adequacy of the following facilities on each weter body. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2= INADEQUATE, 4 &. 5= ADEQUATE, 3: HAS BEEN OMITTED KR Boot launch boat s1i ps(r) boot slips(c) marinas swim. beaches Boat serv1 ce pumpout focil. Fish cleening Comp grouds perks public rest. other public. Des. boat mor. Des. no wake INAD-A9,0 45.6 2~1 20.6 5.3 14.4 35.6 23.0 26.4 25.8 54.7 43.4 51.7 39.0 49.7 41.0 48.9 55.5 68.2 46.5 59.0 23.0 33.5 21.5 32.4 34.1 31.3 30.3 33.4 1o/\°~8~ 20.5 49.7 6.1 23.0 38.5 27.2 25.7 27.0 48.5 40.3 49.5 27.3 35.7 35.7 55.5 57.2 31.7 57.6 25.0 31.3 21.0 18.2 26.2 31.9 39.0 46.5 & IJ1 I~~-~ 20.5 16.8 17.8 25.5 34.6 24.3 35.5 46.3 44.0 37.5 21.8 25.2 25.4 11~• ~8,~ 20.6 20.7 40.1 45.0 59.4 37.0 19.6 19.5 18.0 32.8 32.4 37.3 35.7 52.0 17.B 19.4 36.8 33.7 16.3 34.9 47.3 45.9 37.2 28.5 23.0 27.9 ADO 21.1 25.2 31.0 39.8 26.4 28.9 20.9 11.1 18.6 19.3 18.6 25.3 27.0 38.6 g~ Should the TownshiP. actively coopenste in the construction of an areawide marina. 1= 40.31, ( 1= strongly disagree to 5= strongly agree) 2= 7.11, 3= 12.61, 4= 7.91, 5: 32.11 g=2.1.;, Should the Township actively seek to find alternatives for low cost access by Township resldents to Lake Michigan beech facilities. ( 1=strongly disegree to 5= strongly agree) 1= 11.61, 2= 7.21, 3: 13.41, 4= 20.91, 5: 46.61 OTHER LAND USE QUESTIONS g~ Should ·pole barns" be allowed to be constructed in residential districts 1= 28.61, ( 1= strongly disagree to 5= strongly agree) 2= 6.51, 3= 30.51, 4: 18.31, 5: 16.11 ,.. �.Q.23: Should prime ogriculturol lend in Seugetuck Township be limited exclusiYely to egriculturel production or should residentiel homes be permitted to be deYeloped. CHECKiD leeYe for exclusive eg. use 38.4 ellow residences 52.01 uncertei n 9.61 9.24: If residences ere premitted, should the size of the lots be limited to reduce impects on egriculturel lends. C\CKjD yes, reduce size 4 .9 no, lots eny size 39.91 uncertein 14.21 9~ Should other non-egriculturel uses be permitted in egriculturel zones. yes= 43.41, no: 32.51, uncertain= 24.11 .U,26: Which, if eny, of the following types of "home occupations" do you f eYor being permitted in residentielly zoned erees. ( f = strongly oppose to 5: stronly favor) NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2= OPPOSE, 4 & 5: FAVOR, 3= HAS BEEN OMITTED r'~ WW 39.81 bed & breekf est heirdressers/berbers music 1es sons dance lessons accounting/tax prep. low offices medical offices edul t foster cere dey care "evon", "emwef typing serYi ces dressmekt i ng/ a1t. cerem1cs clothing boutiques b~kery_ p1zzene smell engine repair antique seles 14.81 19.11 19.61 45.51 46.81 39.41 35.41 44.21 18.61 13.21 37.21 57.61 51.01 63.91 48.91 40.31 EW 42.81 74.61 68.71 67.01 41.01 37.21 38.21 44.81 36.11 60.41 67.61 38.11 26.11 34.51 25.21 33.31 49.01 ENY I RONt1ENT AL PROTECT I ON .0....2L Whet limitations, if eny, should be imposed on deYelopment in each of the following erees. ( 1= no new deYelopment, 2= Yery low density, 3: moderate density) (4= No special regulation) ,,-----.... ~ forested send dunes open send dunes wetlends & swamps ed~oining wet 1ends & swemps tn end elong the Kel. r1Yer elong Kel. leke elong Lk. HI elong Silver Lk. ~ 87.41 82.81 72.61 34.71 39.71 32.91 30.51 ~ 8.51 10.21 19.01 33.11 24.01 27.11 23.31 ~ ~ 1.81 3.51 4.41 31.31 34.41 35.91 35.71 2.41 3.51 4.11 0.91 1.91 4.11 10.51 �PUBLIC SERVICES 9.28: How would you rate the fallowing local public services. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2= POOR, 4 &. 5: GOOD, 3: HAS BEEN OMITTED ambulance animal control building inspections cemetaries drain maintenance ftre protection first responder unit i nturban bus land use planning library dust control on roads park maintainace playground equip. shenff services property assessment public boat launching schools K-6 schools 7-12 schools- community ed. snow removal state police storm drat nage street 1i ght i ng road maintainance road re surfacing water service zoning enforcement keeping intersections clear rm- 35.21 26.91 5.71 34.81 12.51 10.41 16.41 56.31 12.51 39.21 17.01 15.21 34.71 55.71 34.91 22.81 23.91 15.91 20.91 4.61 22.01 25.01 42.41 41.91 30.91 43.01 42.61 f\ R 29.31 25.61 62.41 21.31 67.41 66.41 71.41 9.21 51.31 20.81 41.91 44.91 37.91 11.81 27.11 45.01 46.01 45.31 53.91 81.81 32.81 23.91 26.41 22.11 19.21 15.01 15.91 ~ r---. ..... g~ What are your prtor1ties for how the Township s~ends your tax dollars. ( 1:low priority to 5= high priority NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2= LOW PRIORITY, 4 & 5: HIGH PRIORITY, 3: HAS BEEN OMITTED cemetary maintenemce enforcing ordinances road re surf act ng fire protection ambulance service Twp. admin. services Twp. hall maint. park& rec. services plan future waterfront imp. interurban bus LOW 35.41 14.81 11.31 0.01 2.71 45.01 51.91 24.71 17.91 39.81 41.01 HIGH 29.01 44.91 72.21 88.11 81.01 25.01 15.61 42.21 61.01 41.11 42.61 I", �9.30: How frequently do you use the followf ng servf ces,. ( 1= never, 2= less than ltfme/montti, 3= one t1me/month) (4= one time/week, 5= more often) recyc 1i ng center interurban bus service river bluff park Saup. -Doug. di strf ct 1i brary ova beacti Douglas beach sun aown park shultz park Saug. Dunes St. Park beery field wicks park other parks out of area Twp. office services 1 seB 52.41 64.91 39.01 41.41 55.21 73.41 47.31 67.01 62.11 73.01 52.61 44.51 ~ 34.01 31.61 30.91 24.41 20.11 21.11 40.51 20.71 14.21 24.31 32.31 43.51 rob 7.51 2.71 15.31 13.11 11.81 1.71 6.01 5.41 1.61 1.81 11.91 9.11 4 -s:51 1.71 0.91 8.41 8.91 10.01 3.81 4.51 3.91 1.61 0.91 2.11 0.91 ~ 4.31 0.01 6.41 12.21 2.91 0.01 1.81 3.01 0.01 0.01 1.11 1.91 .Q.31: Which of the following options do you prefer for solving the problem of shore eros10n undermimng Lake Shore Road. CHECK;o 34.3 provf ding shore protection ... closing lake Shore Drive ... rebuilding the road ... closing sections of road ... 30.51 34.81 6.11 Q.32: If it meant an increase in genera 1 property taxes, wh1 ch of the follwing services do you tflink Saugatuck Twp. should increase or add. CHECKED police protection fire protection addi ti one 1 road paving ambulance service municipal water service muni ci pa1 sewer service renovate Twp. hall est ab 1i sh archi Ye ... more parks comm. rec. center seniors center 1ndustri a1 park drainage control trash collection combined ma1nt. garage economic development 24hr. medical service community poo1 26.41 35.51 25.41 36.01 23.11 22.31 2.31 0.01 3.81 7.91 18.81 16.21 11.71 6.91 8.41 8.91 46.41 13.51 Q.33: Which of the following methods do you support for paying for public water and sewer service. 1= gerneral prop. tax, 2= special assessment, 3= seperate fee, 4: uncertain wells & treatment facilities individual street/road lines connections to each property access to sewer and water euth. 1 41.21 26.71 11.11 26.11 r,h 22.31 15.91 11.01 3 16.0ll 26.01 48.41 33.11 4 23.21 24.91 24.61 29.81 �J;l.34: Which of .the following stetements is closet to your position on government services end property texes. Nice to have better services, but. .. I would like better government services, ... Local government tries to do to much, ... Other C~CKED .71 17.51 · ,30.21 8.61 Q.35: Place a check before each of the follwing Township boards/commissions et wh1ch you have attended a meeting in the 1ast 2 years. CHECKED Township Boe rd 27.41 planning/zoning commision 18.31 zoning ooerd of eppea 1s 15.71 board of review(taxes) 25.41 9.11 schoo 1 board Saug Township fire district 5.61 interurban trans. system 6.31 Kal. Lk. weter & Sewer Authority 0.81 Saug. twp. Park & Rec. Commiss1on 1.51 .Q.36: How responsive do you feel these parts of local government are to Saugatuck Township citizens. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2: NOT RESPONSIVE, 4 & 5: RESPONSIVE, 3: HAS BEEN OMITTED Twp. Board planning/zoning commision zoning lloard of appea 1s board of review(taxes) schoo 1 board Saug. twp. fire district interurban tnms. system Ka 1. Lk. water & Sewer Auth. Saug. twp. Park & Rec. Comm. NOT R~SP°IS IVE 2.7 29.21 28.91 36.81 16.61 4.41 23.91 18.61 18.21 RESK,ONII VE 7.6 27.21 24.81 24.91 32.31 42.71 33.01 19.71 24.31 !J.37: Should the Township adopt a policy of consolidating services with other governmental unit. yes= 62.51, g~ no= 10.31, uncertain:27.21 If yes, whet services should be consolideted. NOTE: THESE VALUES CORRESPOND TO THE PERCENT WHO ANSWERED "VES" ABOVE Sewer water strorm water police street &. roads parks &. summer Rec. planning zoning bu11 d1 ng permits Townshl p manager Comb. 1nterurban veh1 ca 1 mai nt. CHECKED 45.71 44.21 26.91 43.11 35.31 35.51 35.31 29.41 21.61 27.91 27.41 �9_39: Should the City of Sougotuck, the Villoge of Douglos{ ond the Township of Saugatucl< consolidate into a single uni of government. yes= 49.4:C, no= 50.6:C BACKGROUND INf.ORNATION ,tl-40: Are you a regi sterd voter. yes: 95.2:C, no: 4.81 9-41: How many years have you resided in Saugatuck Township. less than 1 1 - 5 5 - 10 10 - 20 more thon 20 CH§CKED .61 12.21 30.1:C 20.81 33.21 .Q.42: How many more years do you think you will stay fn the Saugatuck area. less than one 1 - 3 4 - 10 more than 10 yrs. CHE~KED o. I 7.8:C 17.61 72.01 ~ How many months of each year do you typically reside in Saugatucl< Township. ~ 81.01 OF RESPONDENTS SAID " 12 MONTHS" _g~ Please check each of the following that apply to you. NOTE: PERCENT AGES INDICATE MULTIPLE RESPONSES residential property owner renter own or manage o business in area CHECKED 92.0:C 27.51 16.7:C !I~ Which of the following best represents where you live. NOTE: 11. 11 OF RESPONDENTS DID NOT ANSWER TH IS QUEST ION I on the dunes/bluff along Lk. Ml on the dunes along Kalamazoo Lake elsewhere along Kalamazoo Lake along Kalamazoo River a1ong Si 1ver Lake elswnere along the Kal. river on hi 11 in Saug. else. in Saug. near downtown Doug. else. in Doug in Arg. area of Saug. twp. e1se. tn Saug. twp. CHECKED 8.91 0.81 1.71 7.51 7.51 0.01 0.01 2.51 0.01 7.81 20.81 32.11 �"I J;l.46: Whet is the highest level of educetion you hove f i nished. cH;cKED less then high school high school greduete some co 11 ege essoctete's or techntcel degree college greduete greduete or professionel degree .61 11.01 25.81 9.91 34.1 I 12.1I g~ Pleese provide the following tnformetion ebout eech person thet normelly lives in your housenold. AVERAGE AGE OF RESPONDENTS 56.77 SEX OF RESPONDENTS mele femele 68.01 32.01 EMPLOYMENT STATUS OF RESPONDENTS employed not emp1oyed 55.81 44.21 COMMUNITY Oougles City of Seugatuck Sougetuck Township Holfend other 9.41 7.11 34.01 15.61 34.01 PERCENT OF RESPONDENTS RETIRED 38.31 �APPENDIX D Soil Types - Tri-Community Area �SOIL TYPES - TRI-COMMUNITY AREA SOILTYPE AND SLOPE SOIL NUMBER . LIMITATIONS FOR SEPTIC TANK , 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 1 OB l0C 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 I I CATEGORY B - SANDY, RAPID PERMEABILITY, man 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% Pi~estone 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, SE3, SE3, SE5, SE5, SE3 SE5 SEl, SEl, SE3, SE5, SE3, SE5, 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 loam1 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-Capa:c loams, 1-6% Metamora sari.dy loam, 1-4% Rimedoamy s·an:d; 0-4% Seward loamy fme sand, 1-6% 41B 16B 21B SB SC 33A 14C 14D 14E 75B 42B 28A 60B SE5 SE5 SE5 SE3 SE3 SE5 SE5 SE5 SE3 SE5 SE3 Saugatuck Township Comprehensive Plan �.. SOILTYPE AND SLOPE •· ·LIMITATIONS FOR SEPTIC TANK ABSORPTION FIELDS SOIL NUMBER LIMITATIONS FOR DWELLINGS WITH BASEMENTS CATEGORY D - VERY WET SOILS, ORGANICS, FLOODPLAINS Adrian muck Algansee loamy sand, protected, 0-3% Aquents and Histosols, ponded Belleville loamy sand Brookston loam Belleville-Brookston complex Cohoctah silt loam, Cohoctah silt loam, protected Colwood silt loam Corunna sandy loam Dune land and beaches Glendora loamy sand Glendora loamy sand, protected Granby sandy loam Houghton muck Martisco muck Na polean 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, SE5 SE6 SE6, SE4 SEll, SE6 SE5, SE6 SE4, SE6 SES, SE3, SE5 SES, SE3. SES, SE6 SE6 SE6, SElQ'·; 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 ~ ~. 1 . ·i'• 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 Saugatuck Township Comprehensive Plan MD2, · •; ;r SL ' •·: .MDl ·\'-; t '~'t ' r . S~l -F·;~,s :U·• .. SEl . · t:~ · ;~- r.')Mti2. ' . .. SL ··~· ~· : ·i.-: ', ~~ [f:Jh • c: �. •. UNCLASSIFIEB:SQILS 34 Aquents, ~andy and loE1-my Pits Udipsamments 18 66 KEY FOR LIMJTATION CODES SEVERE LIMITA'TIONS: SLOPE SHRINK-SWELL WET.NESS POU-.R-' FILTER PERC,S ·SLOWLY PONDING CUT-BANKS CAVE· FLOODING EXCESSIVE HUMUS LOW STRENGTH SUBSIDES SEl SE2 SE3 SE4 SE5 f· SE6 .. SE7 t ,.. SE8 SE9 SEl0 SEll t MODERATE LIM1TAT-IONS: MDl MD2 . MD3 SLOPE SHRINK-SWELL ·WETNESS ! SLIQHT LIMITATIONS: SL . SLIGHT LIMITATIONS ;, !;._.• • ,,. .;$'" -r·:-..p·~-, ,.. ,-::""":,~\ ~ ~....+ ,r, • ~ • • ' ., f &- Saugatuck Township Comprehensive Plan �. ·~ ~ . .. _::.i:: ·1 , ,l _, \ 1 N SOIL TYPES TOWNSHIP -NORTH 1/2 �0 ~ -.. . i '-.- .,.::_;._ . • � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Saugatuck-Twp_Comprehensive-Plan_1989 Creator An entity primarily responsible for making the resource Saugatuck Township Planning Commission, Saugatuck Township, 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 Saugatuck Township Comprehensive Plan Description An account of the resource The Saugatuck Township Comprehensive Plan was prepared by the Saugatuck Township Planning Commission in cooperation wit the Township Board of Trustees and Coastal Management Program, with the assistance of the 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 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/6469aa05d27cccbfa4acc2bc278ad17e.pdf f905de05ab4244b301dbc7dd2d781bac PDF Text Text CITY OF SAUGATUCK �- - ' - --- .- - - --- �VILLAGE OF ' SAUGATUCK LAND USE PLANNING PROGRAM The Village of Saugatuck proposes through this land use program to guide, direct, and integrate future development of land within Village limits in accordance with,and in light~of specific village land use policies, objectives, and strategies. The planning program will guide future public and private decisions making processes that will Impact .the use of the land within the village. Following adoption of this plan, no public or private action affecting the use of land shall be undertaken that is not consistent with this plaDning program. The planning program will be reviewed yearly by the planning commission. It will be expand- ed, added to, or updated as appropriate. The Village considers the planning program to be a process that will respond over time to change while basic objectives remain. The land use plan to follow will reconvnend future land use patterns for specific parts of the village. It will guide the development and structuring of legislative ordinances and controls affecting the use of land, for example, zoning ordinances, site planning regulations, and subdivision regulations. The village will continue to work on additional plan- ning programs to compliment the land use elements e.g. traffic planning, infra-structure planning, recreation planning, etc. Suggesting land uses and development strategies is just one portion of a program that will ultimately involve most facets of village administration. The discussion to follow is in two main parts: 1) Community Profile 2) Land Use Policies The former is a discussion of the Village as it is now, and as it has been. This is reflected in population data, economic considerations, existing land uses,existing infa-structure, the historical derivation of structure and function and other generally measurable factors. The latter, using the profile as a base, developes, discusses and maps the villages feeling about what Saugatuck should look like in the years ahead. The assumption is that development will occur, the village will grow, 1 �and that it is encumbent upon conwnunity leaders to Insure that it grows in a fashion that is in the best interests of its citizens. 2 �COMMUNITY PROFILE SUMMARY OF MAJOR TRENDS/INFLUENCES * Existing land use is low density/low intensity; * Environmental amenities remain, for the most part, in tact; * Many existing shorelines and scenic areas are under-utilized as both public and private resources; there is a great potential for increased public and private investment; * Tourism and seasonal populations are major supporters of an active, vital economic structure; these influences have shaped the structure of the economy and the use of the land; * A recently completed sewer system will cause pressures for increased growth; 1, The Village and surrounding area is becoming a "retirement center"; seasonal dwellings are being converted to year-round dwellings; * Population movement trends have shifted from rural to urban to urban to rural; that is expected to increase growth pressures in the Village. These factors singly or in combination suggest that the next few years may be its most active. There certainly will be increased growth pressure. The Village has many characteristics that will make It an ideal place for resident1ul growth, commercial growth1 and growth as a public and private recreational resource. 3 - - - - -- - �COMMUNITY PROFILE INTRODUCTION: This section will discuss present and historical land use, population, and economic characteristics, Information presented here wi 11 describe the Village and its function. Prior land use decisions and their affect on development patterns will become apparent, This discussion will describe the present, and enable the Village to direct, plan, and organize the future. ENVIRONMENTAL CONSIDERATIONS: The natural environment is perhaps the most distinguished feature of the Village and surrounding area, Its uniqueness and Importance has been recognized officially by the Michigan State Department of Natural Resources. The DNR has with the advise and urging of the West Michigan Regional Planning Commission, designated the Vlll _age as an Area of Particular Concern (APC}. Areas of Particular Concern are those having scarce resources, unusual scenic beauty, unusual economic value, recreational attractions or some combination of the above, APC's are located in coastal areas and influence and have an impact upon coastal and Great Lakes waters. Alteration of the environmental qualities of an APC could have a significant impact upon coastal and Great Lakes waters, The Village qualifies as an APC because of its proximity to Lake Michigan and, because of its fragile and unique environments particularly the Dune Areas, Alterations of these environments would significantly impact coastal waters. cussed in greater detail below.} 4 (The environments . wlll be dis- �The designation extends to the entire Village, The significance of this designation is the recognition of the uniqueness and importance of the area, and the need to preserve and conserve its function as a coastal area. The . State of Michigan by this designation pledges sup- port in whatever way possible to preserving the Integrity of this area as a coastal zone. OVERVIEW: The Village is one of the most scenic in the State and perhaps the country. It has unique shorelands, dune areas, and other natural areas as well as being a major art, antique and craft center. The Vlllag.e is a major tourist attraction in Michigan and in the central United States. In addition, it is a desirable residential area. Corrrnunity facilities are sufficient to support families and retired people, It is within corrrnuting distance of the major employment center in Western Michigan, Grand Rapids, as well as an important secondary employment center, Kalamazoo. The provision of convnunity facilities has recently been expanded. Sewer is now available throughout the Village, and water is potentially available. This should have a direct impact on growth potential. The Village's capacity to absorb further development has_ greatly increased, This will make it very difficult to rely on past projections for indications of future trends, LAND USE: Development in the Village is primarily low-density and loW""lntensity, Residential densities average approximately 2-3 units per_ gross resi~ dential acres. Single-family residential areas are approximately 5 �units per~ acre of land area (excludes streets and other rightof-way) based upon the most common lot size -- 66 1 x 132' or 8,712 square feet. Existing motels and tourist accomodation facilities are low-intensity. The largest doesn't have a hundred units. Village Center commercial and retail uses have floor areas typical of local neighborhood or commercial facilities, though they are primarily tourism oriented. Of the approximately 730.41 acres of land within Village boundaries, some 367 or approximately 50% are vacant (see Table I for detailed breakdown and Figure 1 for map of existing uses), Water accounts for 181.60 acres or 19.94% of the total area within Village limits (912.01 acres). A relatively large part of the total land area is devoted to Parks Recreation Uses -- 105.07 acres or approximately 15%. & Other than this. the largest portion of existing land area, 94.03 acres, ts devoted to single-family residential, Another 38 a~res ls In seasonal residential use. As Figure 1 indicates, there is a great deal of shoreline within the Village (approximately 5 miles) on the Kalamazoo River. Kalamazoo Lake, and Lake Michigan, suggesting water•ori~nted activities, tourism, etc~ in general uses ·characteristic of waterfronts, developed whe: ~ The Village, In fact. it did in large part because of water access. The water was first used t" transport lumber to market, · to travel between major cities and.in general, to conduct trade and commerce, The lumber industry is gone and there are more efficient means of transport now so the waterfront plays a different role, . _,_ r:. . · -- - -- It is primarily a recrea- �TABLE I EXISTING USE OF LAND SAUGATUCK, MICHIGAN Type and Use Residential Single-Family (2) Two-Family Res. Seasonal Res. Multi-Family Res. Mobile Horne TOTAL Non-Residence General Business Local Business Aecom.Business Industrial Warehse.& Storage Public Semi-Public Park or Recreation School Roads & Highways Piers Number of Uses Acreage Acres/100 321 2 198 13 1 94.03 0.30 38.28 1. 74 0.01 7.36 0.02 534 Pop. 1970 % Total Acreage (1) 10. 31 0.03 3.00 4.20 0 .13 o.oo 0 .19 0 .o 1 134.36 10.51 14.74 13 45 16 3 3 11 7.79 0.61 0.35 0.35 O .19 0.85 0.07 .7 4.06 105.07 3.11 0 .10 0.23 0.45 11. 52 4.52 4.50 2.48 0.92 2.12 0 .16 0.49 0.49 0.27 3 3.33 0.32 8.22 0.24 7 .14 0.26 647 363.48 28.42 39.84 Agricultural or Vacant 366.93 28.71 40.22 Water Area 181.60 14.21 19.94 912. 01 71.34 100.00 TOTAL DEVELOPED LAND TOTAL LAND (1) (2) 11 1 91.22 647 1970 population calculated by consultant to be 1,278. Includes Resident Business. SOURCE: Existing Use of Land, Schel 1ie Associates Inc., March, 1970 7 0.34 10.00 0.36 �FIGURE I a: • • ,. / • • - t # >L ·c ' < 1n~ . - Q II( Ill •-. 1:11111 u Q 1-- < Q ~ < rn u z !D uz :; u z ! . ;. :, 0 ~ u Cl w ..; ◄ ;. i 0 :, ! i ! : z :, w g ! n :, u 0 ! 0 ◄ z 0 u ~ . ~ ~ ◄ ◄ ◄ :, 0 u :, D ! ~ ◄ ) I l "' ::, t 0 ! .z.. "'>< Ill z ◄ 0 z i .~ • . ? .• • • •• . . . ~ 0 z "' .., ., . ., ! ; :: : ~ D ·I 11~0011• D ~· 0 Ill •i 0 :, i I u I ! 0 0 Q .z - ...... .. . ~ u :, ~ ~ i • 0 t :!: z ~ 1 ' l f 8 ! �tional resource. Thus, the waterfront areas have developed for recrea- tional uses -- commercial, transit and seasonal lodging, marinas, etc. The waterfront area is conveniently divided from the major year-round residential area by a steep ridge. On top of the ridge are the majority of the •village's year-round single-family homes. tively unaffected by tourism. This area is compara- It is comparatively uncongested, Although tourists and seasonal residents are prevelant in the Village for just half the year, they have had major Impacts upon With the exception of the 11 land use. ridge11 area, most of the Vlllage';s land uses respond either to demands of tourists or of seasonal residents. A somewhat more detailed discussion of specific areas within the Village will follow. The Village is divided into eight (8) fairly well dis- tinguished planning areas or 11 districts 11 for the purpose of more de- tailed description and to assist with the preparation of a future land use plan map. Growth objectives and strategies then will be formulated for each district based upon existing characteristics and general community planning policies, Refer to Figure 2 for the location of the planning are.as. Area one is particularly important and therefore will be discussed last. !\REA TWO CENTER TRANSITION AREA Area 2 is generally north of the Village Center along and on either side of Butler Street. It is occupied by approximately 21 si _n gle-family structures and approximately one two-family structure, typically old and large, The homes are Some area over a hundred years ·old and would qualify as "Historic Structures", Many are characteristic of urban areas where homes bec~use of their age and size become difficult to heat and keep in good repair, 9 --·-- -- - - - -- -··---- �'..~, ,, ~:s ~. ........ ' ' ·J~. '\, '\ ,.. \.'\ ~ ~ :; I (0 \ \ ~. '' ~' ~•• \.,~ _.,i~ ~ .-,J _{,:.iy ... ... ,. ',\ .. ~' jf•, '•, . ··..• .••• :•.•••.••.....•• CX) 'I'_ �Bulter Street, in the area, is fairly heavily travelled during the tourist season. Holland Street to the north and east is a main entranc~. It is typical for vehi c les entering the Village to enter on Holland, go south on one of three east-west streets and proceed Into the Village Center ·along Bulter. Thus it is heavily travelled for a two land resi- dential street, though it has remained residential to Mary Street. homes are primarily frame, white, and in good repair. The Most structures are occupied on a year-round basis, AREA THREE - WATER STREET SHORELINE The most predominate uses in the Water Street area are waterfront oriented. These include public and private marinas, restaurants capi- talizing on the waterfront view, rides, charter boats, etc. tourist attractions offering boat One of the Village's two Industries, The American Twist i ng Company is located here, There are perhaps ten single- family homes, four multi-family structures, includ·ing a new twenty· four (24) unit condominium, and transient lodging facilities, the largest of which has some sixty-four (641 units. Bas i ca 11 y, the area · is ·a mixture of uses. It is the second most active tourist center in the Village east of the Kalamazoo River. been a number of substantial commercial investments along the waterfront making the area one of the Village's most active, investments There have In proximity to these are under utilized properties that do not appear to generate economic activity and are apparently not, at this time, f~rther developed. The water line is almost entirely lined with bulkheads and utilized in a water related capacity. terms of tourist activity. Area 3 is a natural extension of Area 1 in Tourists visit the shops and galleries in 11 �Area 1, walk the boardwalk along the water and perhaps eat in Area 3, Areas 1 and 3 are closely related in terms of contribution to the Village 's economic base, and tourism orientation. compliment each other. They support and Vistors to one area invariably visit the other. Area 3 supports more diverse uses of greater intensity than one, however, it would not ex ist without the unique attractiveness of Areal. AREA FOUR - LAKE STREET Area 4 is similar to area 3 in the sense that It is basically along the shoreline. However, in terms of activity, use, access, development, and investment, it is very dissimilar. There are some 35 single-family homes, a number of transient lodging, a marina, some commercial facilities, and the areas largest industry, Much of the area ls vacant. Many of the structures are in poor repair, little investment in recent years, There appears to have been Althouqh there are exceptions, the waterfront is generally under-developed and in poor repair, Expecting limited transient lodgings, the area has little attraction for tourists. Many of the single ~family homes are seasonal dwellings -- occupied only during - the summer months, Lake Street at the Blue Star Highway is the Village's second major entrance. Traffic volumes result both from thru-traffic going to the Center area and that associated with the major industrial use, parking The latter generates and a significant amount of truck traffic, on street The latter is In excess of that typically anticipated In a relatively small Village. Generally then, Area 4 does not make the best use of its considerable natural amenities. The latter includes the shoreline, the waterfront area, and the base of the ridge on the east s1de of Lake Street, 12 There �is a great deal of redevelopment potenti ~l In this area. AREA FIVE - COMMUNITY RESIDENTIAL This area is primarily "on the ridge 11 single-family residential. homes are typically 30-60 years olu generally in good repair. The The area is uncongested and except with rare exception, unaffected by tourist activity. A notable exception is the traffic entering the Village along Holland Street. main entrance. The latter is presently the Villages In addition, there is.a restaurant and the Village's largest marina along this entry-way, This area contains the great majority of the villages permanent (yearround) residents, in single-family homes, Although there are seasonal residences in that part of the area fronting the Kalamazoo River. AREA SIX - MAPLE STREET This area is undeveloped, except for village-owned utilities and approximately eight single-family homes, It is traversed by a deep and scenic ravine, ~nd contains some wet area~ (areas with development limitations). Maple Street is the eastern most Village boundary. Across from this area in the township there are commercial uses including warehouses, and storage sheds. It is the last substantial tract of conti- guous vacant property on the east side of the river in the village -approximately 60 acres. Ownership is in large tracts, There are no known recorded subdivisions, AREA SEVEN - PARK STREET Park Street is an existing residential area west of the Kalamazoo Ri.ver, I It i s primarily occupied by seasonal residents -- i.e., in residence for 13 �only the summer months. Area 7 includes the private residential enclave, Shorewood, at the western most end of Campbell Street. There are appoximately 100 single-family structures, of which the great majority are seasonal. In addition, there are about two tourist lodging facilities and a tourist orientated, season, commercial use. Permanent single-family home development is beginning along Campbell Street. There are some twenty (20} relatively new homes built in that area at present. The area Is largely either developed or platted. Many of the plats are long and, very narrow, or very small in overall square footage. Platted lots range in size from 6,000 to 7,000 square feet to 25,000 square feet. Much of the area was obviously platted in an uncoordinted unplanned manner. Park Street is generally considered to be one of the most scenic and desirable waterfront residential areas in the state, AREA EIGHT - MT, BALDHEAD The Mt. Baldhead Area is one of the most unique, scenic·, beautifully preserved mature dune areas in the Lake Michigan area, dune area is vegetated, forested and stable, Most of the There are some 11 blow-outs 11 (_~reas free of vegetation through wind disturbancel and some areas that have been cleared for recreational purposes. The area is recognized by the Michigan State Department of Natural Resources as an Area of Particular Concern (APC}. The entire area is some 250~300 acres ofwhich approximataly l50 is owned by the Presbyterian Church, perhaps 60•75 by the Village of Saugatuck and the remainder in large private holdings. The only development is camping facilities, consisting of a number of cabins, and outbu; ldings 14 �and the Oval Beach Lakefront swimming and recreation area. no other activity areas in the area, There are The Mt. Baldhead area is an important part of the Village's overall attra~tiveness. visual relief, as well as access to Lake Michigan, It provides It is an impor- tant counterpoint to Area 1, the Village Center and Area 3, the secondary tourist center. With Areas 1 and 3, the Mt. Baldhead area completes an attraction that provides activity,unusual speciality shopping experiences, eating and boating,and unparalled visual quality, The combination is unique and the result, a vital active , tourist economy. Mt. Baldhead is not only an important natural resource for the entire state and country, but also a "display case" for the Village Itself and has, therefore, a direct and positive influence on the economic vitality of the convnunity. 15 �AREA ONE - VILLAGE CENTER: Area 1, the Village Center is the most Intensely used area, It includes the central business area, restaurants and shops,and is the focal point of much of the area's activities. heavily utilized by to 11 rists, During the sullltler months, the area is Much of the revenue gained locally through tourist expenditures comes from this area. The Village Center is known for excellent anitque shops and art galleries. The Village Hall is here -- the center of municipal activity and, itself, a tourist attraction. The center expresses the style, activity, and scenic and architectural qualities that make the Village one of the most unique in the country. Center architecture is both late nineteenth century Victorian, and COlllTlercial and residential structures built some forty years prior. The latter are typically characterized by their wood frames, gabled roofs and false fronts. They are typical of early merchantlle establishments and reflect the area's lumber harvesting industry. The later Victorian structures are fairly typical of small towns, are similar in architectural characterJand predominantly of masonry construct -i on. While none are larger than two stories, several have large floor areas due to long, narrow floor plans conmonly used. Original facades are not elaborate in their architectural detail, however several stylistic elements are present including ltalinate cornices and brack~ts, and Greek revival entablatures end pediments. Other particularly interesting features include press-tin ceilings and cornices and lead~glass transoms. Generally then, the structures are small, understated, simple and classical in design. They reflect turn of the century conmercial demand for limited, accessible, retail space, 16 Unlike most villages, much of the ort- �glnal architecture has survived. tarian and elegant. The style remains simple, spare, utili- The atmosphere is informal. J The structures comfor- table; The scale is human and pedestrian, and compliments, with~ut over• powerlng 1 the surrounding natural environment. is at eye level, open, readily accessible. The charm of the center The center preserves Village History, focuses the surrounding natural environment,and establishes a sense of cornlort and place. It is unique, and It is surviving well. 17 �GROWTH TRENDS Population growth has been steady although not always at the same rate as surrounding areas. (It should be kept in mind, that the Village recently completed a sewer sy s tem. Prior to that, sewage had to be handled through individual ·septic systems, which was often cumbersome, inconvenient and not an inducement to growth. Had the Village had sewers In prior years, growth trends would probably be considerably different, growth.) There would have been more Village popula_tion increased from 770 permanent (year-rounrl\ resi- dents in 1950 to 1,022 in 1970 (see Table II for all population breakdowns). From 1970-1975, it was estimated that the Village had grown by 176 permanent residents, an increase of 17%. From 1975-1998, the Village Is expected to increase by 1,396 permanent residents, a 37% increase, Figures from the Saugatuck-Douglas Sewer Facility Plan will be used where possible, They were used in the sewer faci 1 i ty project and are apparently accepted as accurate by the community. Building permit data gathered and tabulated by the Village Clerk's office for the period 1970-1978 indicates steady though not dramatic growth (see Table II I). Equally significant, some twenty-one (21) permits were issued during that time for commercial remodeling and four (4) for new co1m1ercial establishments. These trends suggest investor confidence. Tourists, transient, and seasonal populations increase the numbers of people in the Village during 11 peak11 periods by at least threefold. Seasonal resi- dents (during the summer months} were estimated to be 617 in 1975 (see Table IV), making the Village's effective l ,900 people. 11 permanent 11 summer population closed to In addition, there is a transient (overnight• weekend) popu- lat ion of 280 and peak weekend "day visitors" of 2,650. These factors all add to population impacts, and increase loads on infra-structure, 18 As sug- �COMPARATIVE POPULATION DATA I--' LO 1950 1960 % Chng. 50-60 Village of Saugatuck 770 927 Saugatuck Township 845 Village of Douglas Allegan CO. Michigan 1970 % Chng. 60-70 1975 -- 20.4 1022 10.2 1198* 1396* 37.0 1133 34.1 1254 10.7 1495* 2445* 95.0 447 602 34.7 813 35.0 951* 1906* 35. 0 47,493 57,729 21.6 66,575 15.3 6,372,000 7,823,194 22.7 8,815,083 13.4 -- % Chng. 71,100** ** 102,500** 9,110,000** 10,505,000** Source: U.S. Bureau of Census * 1998 Saugatuck - Douglas Facilities Plan Williams & Works Population PRojections ••• To the Year 2000 Michigan Department of Management & Budget 1998 Figures are for the Year 2000 70-98 54. 0 19.o �RESIDENTIAL BUILDING PERMITS ISSUED* 1970 - 1978 Single Famil~ 1970 N Triplex Multi-Family 4 1971 c:> Duplex 2 1S72 4 1973 4 4 1974 3 4 1975 2 1976 3 1977 3 1978 1 TOTAL * 24 3 4 3 24 14 In number of dwelling units e.g. duplex - 2 SOURCE: Saugatuck Vi 1lage Clerk 6 24 = 68 �TABLE IV VILLAGE OF SAUGATUCK POPULATION COMPOSITION 1975 1998 Seasonal Residents 617 719 Transient Population 280 400 Day Visitors 2650 3820 Permanent Population 1198 1396 TOTAL 4745 6335 rv j---1 SOURCE: Saugatuck-Douglas Facilities Plan 1976 Wi 11 lams & Works, Inc., Grand Rapids, Ml �gested in Table IV, these factors are expected to increase at the same time that the permanent population increases. An additional factor "impacting" population Is the increasing relative age of the population., and the apparent fact that the · area is becoming retirement orientated. The population of the Village and surrounding area has historically been older than normal. In 1970, persons over 65 in Allegan County was 9.4% of total population, in the state 8.5% and In the Village, 17.2% (U.S. Census). The population of persons over 60 in Allegan County is projected by the West Michigan Area Agency on Aging to increase by 76% by 1990 compared to 34% in the state as a whole. Part of the reason that the relative age of the population Is higher than expected Is because young people leave the area to find employment. An- other however, and an increasingly important one, Is that people are moving from urban areas to rural areas. These are often retirees but include young couples as well. Population movements that have been prevalent for a hundred years -- people moved from rural areas to urban areas -- are reversing, It has become apparent since 1970 that populations are now moving from urban areas to rural areas. While urbanized areas such as Wayne and Kent Counties are expected to grow minimally from 1970-2000, many rural townships will double in population (David Goldberg, Population Studies Center, University of Michigan, 1978}. All egan County is expected to Increase by 75% from 66,575 to 115,816 from 1970-2000. Retired persons are converting what were once seasonal homes, or cottages, to year-round homes, areas, Young families are simply moving to rural with or without permanent lodging and with or without employment pros pect s. The latter trends is creating a labor pool that could be an 22 �enticement to industrial and commercial growth. These trends have important implications for the Village. They suggest increased growth, _beyond growth rates experienced in the past, ECONOMIC STRUCTURE There are a number of important factors contributing to the strength of the local economy. Industrial employment in the Village is significantly higher than for a typical small village. A relatively large number of employed persons commute to surrounding employment centers such as Grand Rapids and Kalamazoo. Without question, however, the most significant sector of the economy with the greatest impact on dollars spent in the area, on land use, and on future land use planning eff,1rts is tourism. It is this sector that gives and sustains the function and vitality of the community, Probably 90-100% of all retail establishments depend on tourism. without it, they would not be in business. That is, (Opinions of local businessmen.) According to statistics compiled from information from the Michigan State Tourism Bureau, tourists spend approximately 5.5 million dollars in the Saugatuck-Douglas area per season. Approximately 72% of all money spent in the area on lodging is spent in Saugatuck. spent on tourism come into the Village. Approximately 95% of all monies There are approximately 221 jobs in the Village and ilTITlediately surrounding it, that are directly dependent upon tourism and another 106 indirectly dependent upon tourism (these are, of course, seasonal). Trends suggest a 12% incr~ase in expenditures by tourists each year. The tourism industry is obviously a vital one, and of great importance in the area. Its survival is closely related to the survival of the economic vitality of the community. 23 �LA~lD USE POLICIES OBJECTIVES &STRATEGIES INTRODUCTIOM: Objectives and strategies follow from an understanding of the history of the ·village; population and land use trends; and economic characteristics as developed and discussed in the Profile. of what Village growth should it can be. be They are an expression based upon, what it has been, and what Objectives and strategies express and define a theme that will guide and integrate, and provide a foundation upon which decisions affecting land use can be made. This. section will first dev,,lop and present generalized objectives and strategies. A land use map will be prepared locating land use classi- fication districts in the Village (see enclosed). A discussion in greater detai 1 wi 11 fol low, classifying areas by ''Intent", suggested 11 Land Uses and Controls 11 , and 11 Key Words 11 , This section is meant to describe what the Village suggests as the best use and function of specific areas in terms of the generalized objectives and strategies. The discussion proceeds from the general to specific narrowing overall objectives and strategies to specific suggested land uses, A brief discussion of major headings will help explain the process. OBJECTIVES Objectives refer to what the Village intends to accomplish with its overall land use planning program. STRATEGIES Strategies indicate how the Village Intends to realize its objectives. 24 �LAND USE CLASSIFICATIONS- INTENT: This indicates what the plan is trying to accomplish in terms of land use within a specified area. LAND USE CLASSIFICATION - LAND USE & CONTROLS: This will suggest, in general, land uses, intensity, density, and controls on land uses within a specified area. LAND USE CLASSIFICATION - KEY WORDS: This is meant simply to give a "first-glance" understanding of what the plan is trying to 'accomplish in a specific area by listing selected descriptive words. It Is included strictly for the ease and convenience of the reader. GENERAL OBJECTIVES: To preserve the existing character and function of the Village; To encourage development that does not detract from the existing character and function of the Village; To eliminate existing and potential blighting influences; to improve under-utilized areas,and unimproved shorelines and potentially environmentally significant areas. GENERAL STRATEGIES: The following strategies are designed to implement the objectives above. They are designed to direct Village planning,development and infra-structure policies. The 1 ist is not meant to be all-inclusive, It is antici- pated that it will be added to and subtracted from as objectives are rea~ lized and new opportunties arise. ENVIRONMENTAL The integrity of the Village as a coastal area and a designated Area of Particular Concern will be maintained (see Profile). �Open-space and views along Lhe waterfront will be enhanced, encouraged, and preserved. The preservation of views from the ridgeline to the water and surroundinq area will be encouraged. Propertie~ w~~t of the Kalamazoo River . will be maintain ed inithei·rnatural state and undisturbed by vehicular traffic. Recreation plans as developed in the Saugatuck-Douglas Area Parks & Recreation Plan will be implemented. Redevelopment of under-utilized areas particularly those along shore1 ines that do not provide good visual or physical access . will be encouraged~ Planned unit developments(see discussion in Profile) will be encouraged that maintain open-space; maintain existing environments; maintain scenic qualities; provide recreational amenities; and propose other planning considerations that will help the Village realize its land use objectivP-s. ACTIVITY AREAS Retail and colllllercial development that would detract from the vitality of the city center will be discouraged. Community serving retail and tourist orient ,ited facilities will be located in proYimity to the city center. Highest densities of residential use,and intensity of commercial uses, will be encouraged in the Culver-Lake Street area. Proposed dc ~e lopments will be analyzed with respect to impacts upon and consequences for traffic circulation syst~ms. Proposals that provide off-street parking, 1 imit access points and help to solve existing circulation problems will be encouraged- The Village will continue to study and analyze traffic problems and propose solutions• Proposals will be analyzed with respect to overall fiscal impact. Those that positively benefit the Village will be encouraged, those costing more t han they return in revenues will be discouraged. 26 �Generally then, development that compliments the existing character and function of the community, that preserves and develops open-space, and that least disturbs existing environmental amenities will be encouraged. In addition, i_t is recognized that areas exist· that are not optimally developed, that detract from environmental and scenic qualities and that do no contribute to the economic vitality of the co.,vnunity. Redevelopment of these areas is encouraged. LAND USE CLASSIFICATIONS/DISTRICTS (See Figure 11) DISTRICT I VILlAGE CENTER ABBREVIATED DESCRIPTION (See Profile for detailed discussion) The Village Center is the focus of the community and much of the surrounding area. It is the center of activity; a focal point for tourists and speciality shoppers. It is occupied prfmarily by specialty shops, and is a major arts and crafts center. character of thP. Village, economy. It expresses the history and unique It is the major coJtributor to the c01TJT1unity 1 s The Center experiences major concentrations of pedestrian and vehicular traffic. INTENT The Village Center District is designed to preserve the existing character and function of the Center. It is the intent of this planning program to maintain and develop the Center as a theme expressing the character of the Village as a whole. LAND USES & CONTROLS Proposed new, or extensions of existing,structures shall not differ significantly in bulk or height from existing structures. 27 New land uses will �be primarily orientated towards serving tourists and speciality shoppers art galleries, antique stores, etc. Uses other than retailing, commercial, I governmental, or tourist orientated, will not be encouraged. I The Planning Convnission wil.1 review development and re-development proposals to insure that they compliment the existing historical and architectural character of the Center (see Profiles for discussion}. Uses that in the j udgement of the Planning Conlllission will detract from the existing char,,r:ter of the Center, because of architectural or historical considerations, or the market they intend to serve, or the kinds and volumes of traffic they may be expected to generate will not be permitted. KEY WORDS Vi 1lage Center Tourism Resort Area Arts & Crafts Center Limited Vehicular Traffic Preservation of Scale Maintenance of Rural, Village, Informal Atmosphere Maintenance of Historical & Architectural lnt_e grity . 28 -·· - ··- -- - .. - --·--· �DISTRICT II CENTER TRANSITION AREA ABBREVIATED DESCRIPTION (See Profile for detailed discussion). The Center Transition Area Is an area Just norih of the Village Center. is composed, prin~rily of older, large, singie-family homes. It Many of the homes were constructed around the turn of the cen1 ·.ry or before. Many are of the type generally associated with older, often historical urban residential areas. Because of their size and age they have high main- tenance and energy costs. As a result, because of cost constraints, it often Is not feasib)e to use the structure as a single-family residence. INTENT The Center Transition Area is designed to accomnodate the full or partial conversion of dwelli11gs to uses that wfll allow them to maintain their value. The district is designed to control conversion of existing dwelling units to small scale, low intensity speciality shops, or places of interest to tourists and visitors because they are of historical i mportanc~, or because they display items of historical signiflcanoe, This district is intended to provide an opportunity for ho111eowners to convert their dwelling~ to speciality shops or attractions in areas where It is felt to be most appropriate. These areas will be in proximity to the center area, and will have had some conversions, or have experienced pressure to convert prior to the adoption of the land use plan. Maintenance of the historical significance of all structures in the area will be encouraged. Emphasis ., w i 11 remain on maintaining the area as a low-density, sl _ n gle~family 1 residential area, 29 - - - - -- - - - - ---- �I I I I I I I I I I I I I I I ' ' • ' ' ' LAND USE & CONTROLS Permitted land uses will be single-family residential dwellings or speciality shops in converted or remodeled single-family homes. Off- street parking will be re4uired where deemed appropriate by the Planning C~mmission. The use of signs and advertising displays will be strongly controlled by ordinance. Increased vehicular or pedes rian traffic, increased noise, or the use of ~dvertising displays will not be permitted to conflict with use of the area for slngle-family residential. Residc- :1tial dwelling unit densitles wlll be 2-5 unlts/acre. KEY WORDS Low Density Low Intensity Historical Preservation Single-family Re~:dential limited Scale Speciality Shops or Attractions 30 - - - - - --- - -- - �/ I I I I I I I I I DISTRICT Ill I I I I I I I I I I I I I I , WATER STREET SHORELINE ABBREVIATED DESCRIPTION (See Profile for detailed discussion). The Water Street Kalamazoo River. Shoreline runs generally along Water Street and the It is currently a mixture of uses -- conwnercial, tran-- sient lodging, residential, industrial. Some areas are under-developed, under-utilized, and becoming increasingly deteriorated. INTENT The Water Street Shoreline District is designed to permit commercial, recreational and residential growth that does not detract from the Village Center, and that improves physical and visual access to the waterfront. The district provides an area for the expansion of the architec- tural and historical themes expressed tn the Village Center, The district will accommodate new retail and residential growth, and will serve as a secondary tourist focal point. Shorelines will be preserved, protected, and enhanced. LAND USES & CONTROLS Planned unit residential, retail, and convnercial development will be encouraged. Views will not be obstructed within public rights-of-ways. Development will stress open-space. Public access from the land to the water, and from the water to the land will be encouraged. Development wi 11 be low-density and low-intensity: height and scale will be similar to the Center Area. Planned unit development regulations will apply for residential development exceeding 4 units/acre Jincludlng that designed for lodgin~). or where 4 or more units are to be proposed as part of a single project. 31 �I I I I I I I I I I I I I I I I I I I I I I KEv ·woROS Preserved/Protected Shorelines Open-Space/Green Areas Planned Unit Development Seconda:y Tourism Focal Point Resort Lodging Minimize Height and Bulk Architectural Characteristics Consistent with Village Center 32 I I , �t1' DISTRICT IV I I I I I I I I I I I I I I I I I I I WI I J LAKE STREET ENTRANCE/SOUTH SHORELINE ABBREVIATED DESCRIPTION (See Profile for detailed description). This area is qlong the southern shoreline of the Village along the River. Existing land uses are primarily seasonal and transient lodging facilities. Some commercial and permanent family uses are interspersed. structures are deteriorating and under-utilized. Hanv of the Huch of the shoreline is likewise unusable, under-utilized, _and deteriorating. Portions are becoming blighted. INTENT The Village Entrance/South Shoreline District is designed to provide an area for development and re-development that is similar in use to the Center Shoreline but more intense, less strictly tourist orientated, higher density and permitting of greater bulk and height. The shoreline is to be re-developed and maintained to permit visual and physical access, and to permit more active use of the shore and water. This area will become a main entry into the Village and will be many visitors first impression of the Village, It is, important that this .1mpress1on . is a favorable one; that land u~es express the care and plan\ ning given to guiding Village growth. LAND USE & CONTROLS The same uses as District 111 are encouraged,· but they may be more intense. Larger scale resort lod9Jos1i . recreational uses, restaurants, etc. may be permitted. Water, and waterfront activities will be encouraged . • Gradual relaxing of hei~ht regulations _fro/'1 the western end to a maximum at the extreme east will be permitted providing that additional open-space area be provided -to compensate for increased height, �AI I I I I I I I I I I I I I I I I I I r-(,.1 I / Planned unit development regulations shall apply when proposed development is to exceed 4 units/acre or where 4 or more units are proposed as a single project. KEY WORDS Colllllerclal/Retail Resort Lodging Water Access Water/Waterfront Activities Planned Unit Developments Village Entrance Open-Space/Green Areas/Waterfront Development �I / I I I I I I I I I / ----...J.. 1 1 I ~ DISTRICT V COMMUNITY RESIDENTIAJ. ABBREVIATED DESCRIPTION (See Profile for detailed description) This is the Village's primary year-round residential area. posed primarily of low-density, single-family homes. It is com- Most of the area is unaffected by tourist related vehicular and pedestrian congestion. INTENT The Community Residential District is designed to preserve the singlefamily, low-density, neighborhood residential character of the area. To provide a quiet, non-congested, living environment for primarily yearround residents and to identify and plan for the preservation of his- torical sites within the area. LAND USES & CONTROLS Encourages land uses are: low density single-family residential dwellings (2-3 units/net acre of residential land area);and single-family cluster homes developed in accordance with PUD regulations and not intended for transient residents, providing that very low overall densities be maintained. KEY WORDS Low Density/Single-Family Residents Year-Round Residents Uncongested/Quiet Historical Homes Identification & Preservation 35 - - - - - - - - - --- - ·- �- / II I I I I I I I I I I I I I I I I I l----l I I) DISTRICT VI MAPLE STREET ABBREVIATED DESCRIPTION (See Profile for detailed discussion). 11 Maple Street" i_s a largely vacant area on the eastern most edge of the Village. It is the last substantial tract of vacant land in the Village on the east side of the river. Land uses in proximity include single- family dwellings in the Village; and a village owned and operated water pumping facility. INTENT The Maple Street district is designed primarily to permit low-density sing 1e-fam i 1y deve 1opment. The district may acconmodate 1ow•dens i ty (3-5 units/acre) and innovative development techniques such as cluster zones, PUD's etc. The areas scenic and environmental qualities are recognized and will be preserved. The area may respond to specialized housing needs of primarily year-round residents, for example, who want to stay in the conununity but can no longer maintain a single-family home. LAND USES & CONTROLS Encourage land uses include: large lot single-family residential; low- density PUD's, and cluster developments. Encouraged uses will not be tourist orientated,or respond to the need for transient lodging, KEY WORDS Large Lot Single Family '' Low-Density PUD's Year-Round or Seasonal Residents 36 J �- '-'---L._J I I I,,J-----1--l_J_ I I I I I I I I _LJ.J ,: DISTRICT VII .EARK STREET ABBREVIATED DESCRIPTION (See Profile for detailed discussion) Park Street is i.n that portion of the Village that is west of the Kalamazoo River. Single-family homes comprise most of the area, though there are limited lodging and retail facilities. Host of the properties are developed, or platted and have waterfront access. INTENT The Park Street District is designed to provide low-density waterfront residential opportunities stressing open-space, and physical and visual access to the water; and to maintain the waterfront in its natural state preserving the existing natural features, however, bulkhe~ds will be permitted. ENCOURAGED USES Low-density single-family residential, and planned unit developments will be encouraged. Residential other that PUD will not exceed 3 units/acre. KEY WORDS Waterfront Residential Preservation of Shoreline Low-Density Single-Family Residential 31 - - - - - -· - - · - - --➔- · _____J �DISTRICT VIII MT, BALDHEAD PRESERVATION &CONSERVATION AREA ABBREVIATED DESCRIPTION (See Profile for detailed discussion) This district is among the most scenic and unique dune areas in the country. Excepting a pri~ately owned camp, and public recreation sites, the area is undeveloped. I i' The majority is privately owned. INTENT The Mt. Baldhead Preservation & Conservation Area Is designed to preserve the existing ecological and scenic quality as a recreational and natural resource. The Village recognizes this area as one of the state's most I I significant resources, and is convnitted to preserving it in its natural state, and as a public resource. I' ,..._ LAND USES & CONTROLS Land use controls will provide for minimal dl,sturbance of natural areas, provision of pedestrian access ways (e.g. boardwalks) to preserve terrain, and prohibition of all-terrain vehicles on other than improved,approved access ways. Any development will conform to planned unit development regulations and site plan review procedures and regulations. Restrictions will en- courage minimum project size (e.g. 9-15 acres) with clustering of structures to preserve natur~l terrain and minimize access ways. Permanent, seasonal, or transient residential dwelling units and low-intensity, passive, recreational uses (e.g. swl0111ing, hiking} only will be permitted. size. Dwelling .unit density will be regufated according to project Largest sites will be permitted maximum densities-· (approximately 2-3 units/acre). Development of single dwellings on a sing_te lot shall not exceed 1 unit/2 acres. Single unit development shall be subject to the PUO review process. Proposals that increase, enhance, or facilitate public access to, or I ' �enjoyment of natural dune and waterfront areas will be encouraged. The Old Channel/Oxbow Lagoon area will be preserved in its natural stat · . The relationship between structural placement. and roadway and other access way placement, shall be governed by the following general rules: It is the policy of the Commission to preserve vegetation in Dune Areas. ~here vegetation must be removed for construction purposes, the Commission may require that a plan be presented to, and approved by. the Commission illustrating what vegetation will be removed and why. If a plan is required the ~ommission will make a determination regarding its ( conformance with community planning policies and may require that the ,At plan be amended. The Conmission may require that cleared areas be re- planted in dune grass or other suitable natural materials. Fore-dune ridges and all crests will be undisturbed. In no case will the natural topography of a dune crest be altered. Roadways and pathways will be located in troughs between dune crests ,<;} -y..__ I .' II and other natural gaps. KEY WORDS Fragile Environment r Preservation of Existing Environment Conservation of Existing Environment Low-Density Public Access to Waterfront 39 ' 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 / w·u 11 ,, , , u:~:· i /\I :, 1 1•J.n '.J•,1i111 ~l•~:{ <w 'l'I 11,: ~;1\l 1< i/\'l'Ul :K VJJ.LN;,,: 111.\:!NlN(i crn::;w~:;icx~ Al'f'I.W.\I:1.F: 1U nuL1 .. >, / r Al'/\11'1 '·,Wf .:' 1~3, ( 0:-~IX l:,11t,~ E',1;;, ~ll l[JJ'j Ill.I•: l ISi•: l ll•:Vbl Ol>h!l ·:N'l'0 /\NI l 11.1,;;u,n Nti~ *** Defon' any act. ion [01· * * * * * * t:ht• conslnt<'.Uon t,1· dcvt>lop:n .: nt of an upartr,v :11t, 11 Udi111~ or aJxd·tnll!nl c<>lllph•.x , u c.ond(lffii1Yi111n hid !ding or conde.r.ni.1n.iun1 ,·,:itn:llcx, iC' l'Cational CQrnpl<ix, shall be r~rantL'Cl l>y any l>uildin~ ol'fi.c .i als and hdore 1y rc:,,£.Jnjn~, that. v.ould p(~rmit nn1lti.-family, comff'rjcal, conID.:!rc:iaJ rcx·rcationn.l oo r inuuslrht] u:,;t~'::i, t.he following rules and rcguh•.tions shn]l mr•1. p1·m•jd8cJ mt a site plan approw~d for purposes of re7oning, shall suffice for purposes f Lrr:1 nting a h11ild:lng JlPnni.t ns well. -z:: A. DefjnHions: ApartITCnt: Apartment is dcf ined a.c; a uuildi.ng com,isling of roore than tv.o self-contaiJ1ed dwelling uni.ts. I I I I C.Ondr.rni.11 i um : Condominium is defined as a building consbting of any self-conta1.ned dwelling w1iti:. that arc subjret to the provis1ons of the Michigan Horiwntal Real Property Act. Multipln Use Deve~nt: A nultiple use develo1:irent is ~ ~ \ I defin~'Cl us an application of a b-pecific area of land to several concurrent uses, any one or nore of which m.i.ght not ot.hPnvisc be allowed in the zoned district in which the particular parcel is located. B. ~lication Procedure and Approval Process: 1. Genera.l. Whenever any apa.rtrrr_mt, condominium or multiple use constructi.on or ciPvclo1'lncnt is proposed I and before any building penn.lt or rc~nninr. (sec nbtwP.) shall lx_, granted, the developer shall apply for and secure approval from the Saug:mtck Vil la~e Plmud n~ Cann:i ss ion in accordance wi.th the foll o\\'i n~ proco<lures and shall obtain appmval of l>oth a skntch plan ru1d c.le- t a.U rd R it.n plan. . el �- / I I I I I I I I I I I I I I I I I I I WI\ ) 0111111..i!;fJ.lou :Ulcl 1.hc' d<Neloper to J·c~1ch a11 umfon;l.and in~ dc~s.ih'11 invc:;t111cnt:, thr: dcvc.ilnp<'J' :--;h:\ll :s11lrnil a. Hlmb•.h ,,-r plan of hi.s propo:-::i l Ln lh0. S:1111 ·.alll':k \'.i.l l:ll';e Pl :inning u ~\Ill i ss IIll\ • '1l1e f-.ketch plan ~_;hall he drawn to approxilrute scah.· and clearly show th,? followin~ infonuation: ( 1) boundarirn-. oJ the property; (2) ]oculi.on uml heighl of all huilc.lin~.;; and Al (:l) interior roadway 8)1 8Lcm, parking facilities and all existing ri~ht::.-of-way and ea.somnts, whPther publi.c or private; (4) del .inl!ation o( the various r~icluutial and/or comn::-] rcial areas indicating for each such area its size , nU11i>cr of lmil<ling:-; and canposition in terns of total murber of dwelling Wlits, approximate percentage allocation by dwelling Wlit type, plus a calculation of the net residential density and coo1oorcial density; (5) the interior I I I I open space system; (6) the overall stonn water drainage sy~tun; (7) if grades exceed 3(1,t of portions of _the site, h~ve a noderate to high susceptibility to erosion or a noderate to high susceptibility to flooding and/or ponding, an overlay outlining tho above suscepti.ble &>il shall be provided; (8) principal ties to the neighborhood and coonunity with resJX,--ct to transportion, water supply and sewage disposal; .. J �-- / I I I I 111111111111111 KI Y (!::l) general description of the provision of other :] comrunity facilities, such as schools, recreational facilities, fire protection services and cultural facilities, i.f any and suoo indication of how th,••;c lll '<.--><ls are proJX.lsed to be acc.anmdatoo; {lO)a location unp sho,dng uses and ownership of abutting lands; b. In add.i.tion, the t'ollowiu'"' doc1i111..mtation ~ha.l I a.cco,~inny the Slmtch Plan: (1) Evjdcnco that the proposal is CU1patilllo K wilh rn11.,~hhori ng pro1x~rtieti and uses; GP (2) (i<.!neml Htaturcnt as to ho.v comron open space is to be owned and maintained; ( 3) 'llle Sketch Plan sha.11 show the ill tended total project. If the developrent is to be con- structed in phases, a gencrtl.l indication of t " j -,-.... I I how the sequence of phases is to proceed shall be identified. c. The Planning Cannission shall hold a public hearing or hearings on any application for apartroont, condoodnium or rrultiple use construction or developrents, and shall adhere to public hearing requirarents for re-zonings. d. Following the public hearing, the Planning O:m. mission • within 60 <.lays, approve or disapprove the Sketch Plan or nuke nodifications thereto and so notify the applicant of its decision. e. Approval of a Sketch Plan shal 1 not consistute approval of the detailed site plan 1 but shall be deaood an expression of approval of the layout as a guide to the preparation of the detailod plan. I �- /\\\\\\\\\\\\\\\\\1\r----iY f. Request for changes in Sketch Plan. If after a /f- Sketeh Plan is approved, an appl:\cant seeks to amend the approved plan, the applicant shall then resul.Jtnit his entire Sketch Plan, us amended, to the Planning Coomission for approval in accordance with the above procedures. :1. AvpJ:i cation Jor lk'ta ilt'<.l Site Plan Approval : a. After rc-ccivi.ng approval r~-an the PlUJU\ing Cunnissi.on on u. Skd.ch P]an, the~ uppli.ca.nt shall prepare hili detailc~d td.tc plan nnd BUI.Jt1rit it to tho Plannin1.t Oll1mission for app1·oval. lJo,IJl~v< ir, if nurc than 6 nonlh.~ 1-.a::. elall.'-il-~ K GP I I ~ I'----. l.>. 'l.11u detailed sit~ plan shall conionn to the I I I -,- Sketch Plan tint hns been given approval, It should incorporate u.ny rcvi:c.ions or other features that nuy have lx.•cn recooncnded by the I ,' I I Plannfo1~ (b11n1ssion a.t the preliminary review, All such C<X\pliu.nccs shall be clearly indicated by tho applicant on the appropriate sulxni.ssion, c. 'l'hc dc~ta.iled Site Plu.n shall include the following infomu.tion: (1) nn area map showing the applicant's entire holding, tha.t portion of the .applicant's prope➔rty undor consideration, and all properties, subdivisions, street, utilities and easuoonts within 300 feet of applicant's property; (2) a topographic rmp showing contour intervals of not nure than 1 feet of elevation shall be provided; I �(3) a site plan showing location, proposed use, and s height of all buildings, location of all parking areas, with access aud egress drives thereto, location of outdoor storage, if any; location of all existing or poropscd site inprovaoonts, including drains, culverts, retaining walls ' l and fences, description of irethod of w-«1ter b'l.lpply I and sewage disposal and location of such facili;, ties; locatic:m and size of n.11 signs; location and design of lighting facilities; and the anount of building area proposed for non-residen- • :1 ,., I • tial uses, if any; (4) a tracj_ug overlay f:»howing all soil typet:,;, their locations and those nrcas, if any, with noderate to hjgh suscept.ibilit.y to erosion. wj L I . '\ , For areas t l I' I '.( . I I I ~ ~ th potential erosion probla1t:>, the overlay ~ I Hhal1 a]i:-;(> jncludc :u1 outlino and description ,' 1n·orlC>:-;tJd vc.~ot.u.tiun. d. Hu1uiru.l 8Lan<.larclc.; :for Approval. 'l11e Plnnnint-t 0.1111ti:-::s1.on '::. rcvic..w of tho detai h .'<l Si tc Plan sh!\ ll incl ucln the fu]] owing: (1) adequacy and urrangcncnt o.r vehicular tra.Uic · access and circulation, including intersections, road widllk~, channelization, traffjc controls ru1d pc.'<.lestrian novurent; (2) location, arrang~nt, appearance and sui'ficicncy of off-street parking; (3) locution, arrangarent, size and entrances of bui.ldi.n1:.rs, walkways and lighting; (4) relationship of the various uses to one another; cL �' ' I j (5) adE..,quacy, type and arrangarent of trees, shrubs, and other landscaping constituting a visual and/or a noise deterring screen between adjacent uses and adjoining lands; (6) in the case of residential w;cs, the adequacy of useablc open space for playgrounds and recreation; (7) adL,quacy of water supply, storm water and sanitary w.tSte djsposal facilities; (8) adequacy of structures, roadways and land- J scaping in areas with m:xterate to high :.C susceptibility to flooding ponding and/or ,- \ - erosion; I I I (9) coopliance with all regulations'of the Saugatuck ~ i-. Village ZDning Ordinance; I (lO)CCXJ\)a.tibility of adjoining uses on and oft the I ' I I I site and preservation thereof. 4. Action on the Detailed Site Plan: 'Ille Planning Q:mnission shall render it~ approval or disapproval withi.n 60 dayH of final hearing nnd so notify the applicant and iho building oJ'ficial, who nuy th<.Jn isHuo tho usu pemrlt. 5. nevoca t. i.on : In any c:U:iC where the construct ion bas not r,.x111-.~11< :cd with i11 01w year frcm the tlaLu of approval by th<! Pla111ii11~~ Co11111i:-;~;.ion, :.uay JX!l1nit:-: is:.-.u<:d on ~uch a1,proval :,h:il I. lie nul 1 autl void. ■ �SAUGATUCK TWP. -- - ------t--' -. I l----------~~J!?o SAUGATUCK I I I I I I I I I I ' I OLD ALLEGAN RD / 0 ' •-------1---h-=-~.---------.,,......--~,'~ I I I I I ·- - - - - - - - I I I I I I I I I I 0 - --, - - - - - - - - - -.- - i - - - I I <r -1 ' DOUGLAS I ~ I I I I 4 I I I I I I ,- - -1'- - .., . ._. I LJJ I I I , CR. I I I I 'J I,' '/ \ I I I I I I I __ _ i~ , ' I I I I TANNERY 130Tfi I I• ·•--- I I I I I I I I , I I I I I I ' I '.( :, _______ ., I I I I I I I I I i ' •' I I I' ' I I / '' ' ' ' ' '' I , I I I ' 'I I I / ') AVE I I ..... - - - -i-:._~ I I I = � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Saugatuck_Land-Use-Plan_1979 Creator An entity primarily responsible for making the resource Saugatuck Village Planning Commission, Allegan County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1979 Title A name given to the resource Village of Saugatuck Land Use Planning Program Description An account of the resource The Village of Saugatuck Land Use Planning Program was prepared by the Saugatuck Village Planning Commission with the assistance of the West Michigan Regional Planning Commission in Summer 1979. Contributor An entity responsible for making contributions to the resource West Michigan Regional Planning Commission (consultant) Subject The topic of the resource Land Use--planning Saugatuck (Mich.) Allegan County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/9c74653ef1df274400eb394e1b7ede89.pdf 57db24dd294ca91cebce56e50d09cda3 PDF Text Text CITY OF SAUGATUCK Prepared By The City Of Saugatuck Planning Commission �CITY OF SAUGATUCK COMPREHENSIVE PLAN Prepared by the City of Saugatuck Planning Commission in cooperation with the Saugatuck City Coµncil in cooperation with: Coastal Zone Management Program Land and Water Management Division Department of Natural Resources and with the assistance of: Planning & Zoning Center, Inc. 302 S . Waverly Road Lansing, MI 4891 7 (51 7) 886-0555 November 1989 This document was prepared in part throughfmancial assistance provided by the OjfI.Ce of Ocean and Coastal Resource Management, National Oceanic and Atmospheric Administration authoriZed by the Coastal Zone Management Act of 1972. �■ The following individuals participated in the preparation of this plan: CITY OF SAUGATUCK Planning Commission Cynthia McKean, Ernest Evangelista, Robert Lord, Dan Wilson, Don Wobith, Lloyd Hartman. Richard Crawford. Robert Berger, and Elsie Christenson. City Council Robert Berger, Mark Bekken, David Mocini, James Christenson*. Sue Kurrasch, Richard Crawford, Margaret Sanford. and Linda Kinnaman. City Manager Laverne Serne [* no longer serving) • PLANNING & ZONING CENTER, INC. Sta.ff of Planning & Zoning Center, Inc. who assisted with the preparation of this plan are: Mark A Wyckoff (President), Kristine M. Williams (Community Planner). Timothy J. McCauley (Community Planner/Geographic Information System Specialist). William Bogle (Graphic Artist). Carolyn Freebury (Office Manager). and John Warbach (Environmental Planner). �Table of Contents LIST OF FIGURES LIST OF MAPS LIST OF TABLES INTRODUCTION .............................................................................................. i Chapter 1 GOALS, OBJECTIVES & POLICIES: TI-IE AREAWIDE POLICY PI.AN ..................................................................... 1-l Chapter 2 DEMOGRAPHICS......................................................................................... 2-1 Chapter 3 TI-IE ECONOMY............................................................................................ 3-1 Chapter 4 NATURAL RESOURCES AND TI-IE ENVIRONMENT....................................... 4-1 Chapter 5 EXISTING I.AND COVER AND USE............................................................... 5-1 Chapter 6 PUBLIC FACILIDES AND SERVICES ............................................................ 6-1 Chapter 7 RECREATION AND OPEN SPACE ................................................................. 7-1 Chapter 8 WATERFRONT.............................................................................................. 8-1 Chapter 9 GROWTI-I AND DEVELOPMENT TRENDS................................................. .... 9-1 Chapter 10 FlJfURE I.AND USE .................................................................................... 10-1 Chapter 11 INTERGOVERNMENTAL COOPERATION ..................................................... 11-1 Chapter 12 STRATEGIES FOR IMPLEMENTATION ......................................................... 12-1 APPENDIX A References APPENDIXB Demographic, Economic and Housing Data APPENDIXC Public Opinion SuIVey Responses APPENDIXD Soil Types - Trt-Community Area �I City of Saugatuck Comprehensive Plan LIST OF FIGURES NUMBER 2.1 2.2 2.3 2.4 2.5 2.6 3.1 3.2 3.3 3.4 3.5 3.6 3.7 4.1 8.1 9.1 9.2 TITLE Age Cohorts (1960 & 1980) - Area Age Cohorts (1980) -Allegan County Age Cohorts (1980) - City of Saugatuck Educational Background in 1980 - Persons 25 and Over. Tri-Community Area Saugatuck Public School Enrollments Grades K-12 Saugatuck Public School Enrollments Elementary and High Schools Employment By Sector in 1980 -Tri-Community Area and Allegan County Average Annual Employment - Tri-Community Area Monthly Employment - Tri-Cornmnity Area, 1988 Tourism Related Employment. 1988 -Allegan County Real Property SEV, 1988 - City of Saugatuck Annual Real Property SEV - Tri-Community Area (1980-1987) Percent In Poverty By Age - Tri-Community Area (1980) Kalamazoo River Basin Linkage Plan Retiree Migration Trends Population Trend - Saugatuck Township PAGE 2-2 2-2 2-2 2-3 2-3 2-4 3-2 3-4 3-4 3-4 3-5 3-5 3 -6 4-2 8-7 9-2 9-2 �i City of Saugatuck Comprehensive Plan LIST OF MAPS NUMBER TITLE PAGE Introduction 2.1 4.1 4.2 4.3 4.4 4.5 4.6 4. 7 4. 7a 4.8 4.9 4.10 4.11 4.12 4.13 5.1 5.2 5.3 5.4 6.1 6.2 6.3 6.4 6.5 6.6 7 .1 7 .2 8.1 8.2 8.3 8.4 8.5 8.5a 10.1 10.2 Location ii Streets and Roads V Lot Lines vi School Districts (note: all maps are found at the end of each Chapter) Topography Watercourses Floodplains Wetlands Basement Limitations Septic Limitations Septic Limitations On-Site Wastewater Limitations Most Suitable Soils Hydric Soils Groundwater Vulnerability High Risk Erosion Areas Critical Dune Areas Woodlands Land Use/Cover Existing Land Use By Parcel Planning Areas Historic District Public Facilities Water System Sewer System Gas Mains Street Classifications Act 51 Roads Outdoor Recreation Sites Proposed Bike Paths Watersheds No-Wake Areas Saugatuck Harbor Marinas Street Ends/Parks Street Ends/Parks Future Land Use Entry Points �City of Saugatuck Comprehensive Plan LIST OF TABLES NUMBER 2.1 2.2 2.3 3.1 3.2 3.3 3.4 3.5 3.6 3.7 4.1 4.2 5.1 5.2 5.3 6.1 6.2 6.3 6.4 6.5 7.1 7.2 7.3 7.4 7.5 7.6 8.1 8.2 8.3 8.4 9.1 9.2 9.3 9.4 TITLE Population (1950-1980) Educational Status - Persons 25 and Over School Enrolhnents - Saugatuck School District Impact of Travel On Allegan County, 1986 Major Employers Employment By Industry - 1980 Employment By Occupation - 1980 Average Annual Unemployment Rate Per Capita Income, Allegan County Income and Poverty Characteristics Tri-Community Area Summary of Relevant Climate Conditions Land Cover Codes for Protected Wetlands Existing Land Use Saugatuck Condo Projects Since 1980 State Historic Sites Non-Park Public Facilities and Public Property Inventory Existing Traffic Counts Tons Generated per Day By Land Use Solid Waste Composition Per Capita Waste Generated Summer Recreation Programs Inventory of Outdoor Recreation Parkland Inventory Proposed Recreation Projects - Tri-Community Area Planned Acquisitions/Improvements to Parks and Open Spaces Recreation Needs In The Tri-Community Area 1988 Public Opinion Survey Kalamazoo River Exceedance Flows (1929-1985) Kalamazoo River Water Quality NPDES Permits Issured In The Tri-Community Area Lake Michigan Lake Levels Rate of Population Change Projected Population- 1970-1980 Trend Projected Number of Households Percentage of Population By Density Type PAGE 2-1 2-2 2-3 3-1 3-1 3-2 3 -3 3-3 3-6 3-6 4-1 4-3 5-1 5-1 5-4 6-2 6-4 6-6 6-6 6-6 7-1 7-2 7-4 7-6 7-7 7-7 8-2 8-3 8-5 8-5 9-1 9-3 9-3 9-4 • �• 9.5 9.6 9.7 9.8 12.1 New Households By Density Type Future Residential Land Needs Available Acreage By Land Use Type Population 2010 - Build-Out Scenario Under Zoning In Effect Recreation Facilities - Minimum Size 9-4 9-4 9-4 9-4 12-4 �l INTRODUCTION OVERVIEW The purpose of this Plan is to provide a policy and decision making guide regarding all future land and infrastructure development within the City of Saugatuck. Within the Plan, key planning issues are identified: a clear set of goals and policies are outlined: future land uses are described and mapped; and specific implementation measures are recommended. All future land uses and policies presented in this Plan were developed based on a blending of the natural capability of the land to sustain certain types of development: the important natural functions played by unique land and water resources in the area; the relative future need for residential. commercial. and industrial uses: the existing land use distribution: and the desires of local residents and public officials as expressed through direct interviews, a public opinion survey. town meetings, and public hearings. This Plan was prepared by the Planning & Zoning Center, Inc .. under the direction of the City of Saugatuck Planning Commission. Financial support was provided by the Michigan Dept. of Natural Resources, Coastal Zone Management Program. There are three critical components to using this plan as a decision making guide. First. are the goals. objectives and policies in Chapter 1. Second, is the future land use map and associated descriptive information presented in Chapter 10. Third, is the supporting documentation found in Chapters 2-9. Although this Plan states specific land use development policy and proposes specific land use arrangements. it has no regulatory power. It is prepared as a foundation for and depends primarily on the City zoning ordinance (and other local tools) for its implementation. This Plan is intended as support for the achievement of the following public objectives, among others: • to conserve and protect property values by preventing incompatible uses from locating adjacent to each other: • to protect and preserve the natural resources, unique character. and environmental quality of the area: • to maintain and enhance the employment and tax base of the area: • to promote an orderly development process by which public officials and citizens are given an opportunity to monitor change and review proposed development: and • to provide information from which to gain a better understanding of the area. its interdependencies and interrelationships and upon which to base future land use and public investment decisions. This Plan is unique in that it was prepared concurrently with plans in Douglas and Saugatuck Township. It was prepared in light of the issues, problems and opportunities that the three communities face together, rather than being done in isolation as is more frequently the norm. While the City of Saugatuck Planning Commission oversaw the production of this plan, the City Council was also involved in its preparation. Chapter 11 proposes that the Joint Planning Committee established to prepare a Joint Plan for Saugatuck, Douglas, and Saugatuck Township (tri-community area) be continued and that it be updated at a minimum of every five years. The contents of this Plan draws directly from previously adopted planning documents. There has been no effort made to explicitly footnote when material has been so used. Instead it is intended that the content of those documents continue to carry forward where they were found to be helpful in addressing the current and projected issues facing the tri-community area. In particular, the City of Saugatuck Land Use Plan of 1979 was frequently relied upon in drafting portions of this Plan. A number of engineering and technical documents prepared by outside consultants over the past decade have also been relied upon. They are referenced in Appendix A. SPATIAL LOCATION The map on the following page show the location of the City of Saugatuck on the shores of Lake Michigan. This location along 1-196 makes it easily accessible to travelers from across City of Saugatuck Comprehensive Plan �ll Kent County -' I Ottawa County GRaplds Allegan County 1' ' Barry County ' ;, Van Buren County Gmazoo Kalamazoo County SAUGATUCK City of Saugatuck Comprehensive Plan �ill, across North America. Toe shoreline along the Kalamazoo River. Lake Kalamazoo. and Lake Michigan and the beautiful sand dunes and wide beaches make this a tourist mecca and an attractive place for retirement. The trade area for commercial businesses in the three communities is quite small. Local residents tend to only do daily and weekly shopping locally as Holland, Grand Rapids, and Kalamazoo are nearby for wider selections of consumer goods. Three school districts serve the area but all of the students in Saugatuck attend the Saugatuck School District. KEY FACTORS GUIDING THIS PLAN • Three considerations played prominent roles in fashioning the contents of this Plan Just as they do in the Joint Plan. These are based on widely held public opinions, past and present investment by public and private entities and a growing recognition among citizens of the interdependence of the three communities. First, Saugatuck, Douglas and Saugatuck Township function as a single economic, and social unit. Many people live in one of the three communities and work in another of the three. Most people live in one and shop with some frequency in another. School children, by in large. attend the same schools. Local cultural, conservancy and retiree activities are Jointly supported by residents of all three communities. Several public services are Jointly provided including the Interurban bus service. sewer and water (at least between Douglas and Saugatuck) and fire protection. The Kalamazoo River and Lake Kalamazoo connect all three communities, as do the local road network. Sometimes it seems, only the three units of government are separate. Yet despite these interrelationships, each community maintains a strong separate identity among many citizens of the three entities. Even many neighborhoods have strong separate identities (e.g. the hill. the lakeshore, Silver Lake, etc.). This provides an important richness and depth to the area. but it can also be politically divisive. Second, tourism is the primacy engine driving the local economy. Despite several industrial employers that provide important diversity to the area's economy. it is the dollars brought in by tourists and seasonal residents that fuel most of the local wages and local purchasing. The environmental splendor and wide range of activities open to tourists are the primacy attraction. But no less significant is the small town character of the area. This character. often described as "cute" or "quaint" by tourists. is highly favored by visitors and deeply cherished by local citizens. As a result, any intensive or poorly planned alterations to the natural environment. or homogenization of the character of the individual communities is likely to have a potentially negative effect on both tourists and residents. This Plan proposes keeping the scale and intensity of such future changes low and proposes a variety of mitigation techniques to prevent adverse impacts on the environment or on the character of the area from these kinds of changes. Third, a balance of future land uses is necessary- to enhance the stability of the community during poor economic times and to broaden the population base. Presently there is a significant lack of housing in the area that is affordable for families with children. That, in concert with a decline in children generally (and an increase in the elderly) has severely impacted the Saugatuck School District. If all future land use decisions were made based exclusively on minimal alteration of the natural environment or maintenance of the existing community character, then over time, the community would become more vulnerable to economic downturn, which usually hits tourist communities veiy hard. Thus. a balance must be sought between what otherwise become competing goals (economic development and environmental protection/ community character). This will present a serious challenge in the future. The pressure will be great to "sell the farm" for developments which promise new Jobs/tax base. And while these are important, the long term impact of such proposals (in a particular location) could be very- negative and not worth the tradeoff. All such decisions need to be made primarily based on long term considerations, rather than short term ones. MAPS Except as otherwise noted, all the full page maps presented in this Plan were produced using C-Map software. This is a PC based computer program initiated by William Enslin, Manager of the Center for Remote Sensing at Michigan State University. All the data on the maps was digitized either by Tim McCauley of the Planning & Zoning Center, Inc. or was downloaded from the Michigan Resource Inventory- Program (MRIP) database maintained on City of Saugatuck Comprehensive Plan I J �Jv the State's mainframe computer system by the Depru:tment of Nat ural Resources. Several advantages are realized by computerizing this data.1)plcally, geographic information is only -a-vailable on paper maps at widely varying scales. which makes it difficult to compare data sets for planning purposes. With CMap. all of the maps can be viewed and printed at any-scale via a variety of different media (color p.Iotter, laser or ink Jet printer, or dot matrix pnn,ter). Information can also be combined (or overlaid) so that composite maps can be created and compared in a fraction of the time and -"·expense normally r equired to obtain the same -: results . .Apother major advantage of computer -mapping is the ability to update maps continuously, so that an up-to-date map is always available. There are three different base maps that have been used in mapping this information: 1) a b ase map prepared by the DNR which was digitized from the United States Geological Survey (USGS) topographic map series for the area: 2) a lot line map created by digitizing the lots of record used for assessing purposes in the three communities; and 3) a soils base map derived from the SCS Allegan County Soil Survey. None of these base maps are exactly identical as they originate from different sources. All of the land cover and use based information and topography jg keyed to the DNR/USGS base map. All of the soils related data is keyed to the soils base (which was interpreted and mapped by the SCS from nonrectified aerial photos. so there is some distortion at the edges of each photo frame) . The existing land use, sewer and water line maps are keyed t o the lot line base map. A transparent copy of the DNR/USGS base map and the lot line base map follow. These can be overlaid on any of the maps in this Plan, but the "fit" will be best when overlaying information that it was used as the base for. Please note that the extent of the Kalamazoo River on each base is noticeably different and is related to the water levels at the time the inventory or survey was conducted. On the maps showing all of Saugatuck Township, we have "corrected" the DNR/USGS base map to include Silver Lake, which is merely shown as a wetland (not an open water body) on USGS maps. A transparency can easily be made by photocopying any of these maps in order to overlay several levels of information. Using C-Map on a color monitor, up to ten levels of information can be overlaid on the screen at once, including "rooming" in on any area first (e.g. as would be desirable when examining a specific parcel) . While the accuracy of all of this data is very satisfactory for land use planning purposes (especially when contrasted with traditional techniques), none of it is sufficiently detailed to be absolut ely reliable at the parcel level. As a result, detailed site analyses of soils. topography. drainage, etc. are still necessary any time specific site designs are being prepared. All computerized data is on file locally and accessible via C-Map for local use and updating. Contact the wrung administrator or clerk for further information. City of Saugatuck Comprehensive Plan �V ~l I I'O m r C .,______. "' V) -i • . )> (I) ~ ~ :I ~ co co KALAMAZOO RD. City of Saugatuck Comprehensive Plan ::0 "'• ~ �vi ~ City of Saugatuck Comprehensive Plan �1-1 Chapter 1 GOALS, OBJECTIVES, & POLICIES: THE CITY OF SAUGATUCK POLICY PLAN G • oals. objectives, and policies are the foundation of a comprehensive plan. They address the key problems and opportunities of a community and help establish a direction and strategies for future community development and growth. Goals establish general direction, objectives represent tasks to be pursued, and policies are decision guides. The goals, obj ectives, and policies embodied in this plan were prepared through an extensive process of leadership surveys, public opinion surveys, meetings with local officials, and town meetings. The first step in this process was a survey of area leaders- including members of the City Planning Commission, City Council, prominent members of the private sector, and other citizens identified in the individual surveys. Leaders were asked their views on the major problems and opportunities facing the City and the trtcommunity area, and the results were tabulated and presented to City officials. These results served as the basis for initiating a public opinion survey. Citizen views on local planning issues were obtained through public opinion surveys mailed to every property owner in the City and distributed in each rental complex. Survey questions were prepared for the City through consultations with the City Planning Commission and City Council. Dr. Brent Steel, Oakland University, conducted and tabulated the survey. The response rate of 51 % in Saugatuck was very high considering the length (about 1 hour completion time) and type of survey and thus responses probably represent the majority view. Most respondents were homeowners in their mid-fifties, registered to vote, who are long-term residents and plan to live in the area for ten or more years. Survey results are shown in Appendix A. Results of the citizen opinion survey and leadership survey were used to identify issues for discussion at the first town meeting. This meeting was a "futuring" session where participants were asked to imagine how they would like the community to be in the year 2000. Participants were separated into groups and asked to prepare of list of their "prouds" and "sorries" in Saugatuck, and things from the past which they would like to preserve. The lists were compared and then all engaged in an imaging exercise where groups were established according to topic area and were asked to imagine that element of the Saugatuck in the year 2000. This futurtng process identified key issues and community elements which were pulled together to form a vision and direction for the City in the year 2000. A draft policy plan. with defined goals and objectives, was then prepared based on this futurtng process and the survey results. The draft was refined through a series of meetings with local officials and then presented to City citizens in a second town meeting. Citizen comments were reviewed by City officials and incorporated into the policy plan . Following completion of the draft policy plan, data and trends in the City were analyzed. This analysis supported the direction of the policy plan and was first evaluated by the City Planning Commission, and then by City citizens at the third town meeting. Next. key elements of the plan and proposed strategies to carry it out were first reviewed by the City Planning Commission, and then by City citizens at the fourth and final town meeting. These goals and policies also look beyond local boundaries to the issues which affect the region. This was accomplished through the Joint comprehensive planning process, where representatives of the Village of Douglas and Saugatuck Township participated in the preparation of Joint goals and policies for the region. Thus, these goals and policies are premised on a pledge to mutually cooperate in guiding development consistent with the adopted goals and objectives of the Joint Plan. Thus, the broad based input of area officials, leaders, and citizens, plus detailed analysis of local trends and land use characteristics have formed the goals, objectives, and policies that comprise the policy portion of this comprehensive plan. These goals and policies will serve as a guide for land use and infrastructure deci- City of Saugatuck Comprehensive Plan �7 1-2 sions in the City of Saugatuck. With time, some elements may need to be changed. others added, and still others removed from the list. Before amendatory action is taken, however, the impact of the proposed changes should be considered comprehensively in relation to the entire plan, and the joint plan. It is intended that the goals and policies be consulted whenever considering future land use decisions. CITY CHARACTER Goal: Retain and enhance the scenic, small town, resort oriented character of Saugatuck. Policy: Encourage new land uses and densities/intensities of development which are consistent with and complement the character. economic base, and image of the area, and which are consistent with this plan and zoning regulations. Policy: Promote site planning and design of new development which is consistent with the established character of the City and compatible with existing neighborhoods. Objective: Improve the visual appearance of entrances into the city through landscape designs, signs, and land development which promote the vitality and character of the City, without cluttering the area or creating safety hazards. Objective: Explore the possibility of establishing a sign ordinance which is consistent with Saugatuck Township and the Village of Douglas. Policy: Encourage the preservation and restoration of historically significant structures. Policy: Discourage designs which would block significant views and vistas, especially from the ridgeline to the water. Policy: Manage the trees lining City streets to provide a continuous green canopy. Objective: Increase enforcement of existing ordinances and regulations to better preserve the established character of the City and promote official goals, objectives and policies. Policy: Preserve wetlands, woodlots. and other wildlife areas wherever feasible. GROWfH MANAGEMENT Goal: Guide development in a manner which is orderly, consistent with the planned expansion of public services and facilities, and strives to preserve the scenic beauty, foster the wise use of natural resources, protect environmentally sensitive areas, and enhance the special character of each community. Policy: Encourage development in locations which are consistent with the capacity of existing and planned public services and facilities, and cost effective in relation to service extension. Policy: Review all plans by other public entities for expansion and improvement of existing transportation networks for impacts on growth patterns and for consistency with the goals, objectives, and policies of this plan. Policy: Consider the impact of land use planning and zoning changes on Douglas and Saugatuck Township, and discuss proposed changes with the affectedjurisdiction(s) prior to making such changes. A common procedure for such communication shall be established and followed. LAND USE & COMMUNITY FACILITIES Goal: Promote the balanced, efficient, and economical use of land in a manner which minimizes land use conflicts within and across municipal borders, and provides for a wide range of land uses in appropriate locations to meet the diverse needs of area residents. Policy: Insure compatible land use planning and zoning across municipal borders and minimize land use conflicts by coordinating planning and zoning, separating incompatible uses and requiring buffers where necessary. Policy: Discourage sprawl and scattered development through planned expansion of roads and public utilities and through zoning regulations which limit intensive development to areas where adequate public services are available. Policy: Provide for necessary community facilities (i.e., schools, garages, fire halls, etc.) consistent with this plan and capital improvement programming. City of Saugatuck Comprehensive Plan �1-3 Policy: Coordinate Capital Improvement Programming with the City of Saugatuck and the Village of Douglas. Policy: Encourage new commercial development to locate adjacent to existing commercial areas. Policy: Encourage approaches to site design which take natural features of the property, such as soils, topography, hydrology, and natural vegetation, into account and which use the land most effecttvely and efficiently by maximizing open space, preserving scenic vistas, conserving energy, and any other public policies identified in this plan. Policy: Preserve the quality, vitality, and value of City commercial districts through sign regulations which control the design and location of signs. Policy: Advise developers during site plan review to contact the State Archaeologist. Bureau of History (517-373-6358) to determine if the project may affect a lrnown archaeological site. Policy: Avoid separate parking lots for each business where feasible and encourage centrally placed parking lots which serve several businesses. DOWNTOWN SAUGATUCK Goal: Protect and enhance the appearance of downtown Saugatuck and promote design and activities which enhance the festive atmosphere and foster tourism. ECONOMIC DEVELOPMENT Goal: Strengthen and expand upon the area's economic base through strategies which attract new businesses, strengthen existing businesses, and enhance the tourism potential of the area consistent with the character of the City and its ability to provide needed public services. Policy: Identify potential sites for industrial development and alternative means of financing necessary public improvements and marketing of the sites (i.e. tax increment financing, special assessments, state grants and loans, etc.) . Policy: Support efforts to foster tourism by preserving the scenic beauty of the environment, expanding recreation opportunities, improving tourist attractions, and preparing promotional materials which highlight the attractions of the City. Policy: Promote better communication and cooperation between the public and private sector. COMMERCIAL Goal: Encourage the development of commercial land uses in appropriate locations which serve the current and future needs of residents and tourists, are of a character consistent with community design guidelines, and which promote public safety through prevention of traffic hazards and other threats to public health, safety, and general welfare. Objective: Pursue state and local programs aimed at planning, organizing, and financing downtown improvement projects. Policy: Continue to promote the preservation and renovation of historic structures and districts in accordance with the Saugatuck Historic District regulations, in order to preserve Saugatuck's historic character. Objective: Identify alternative solutions to the parking problems and traffic congestion which occur in downtown Saugatuck during the tourist season which do not detract from the unique character of downtown, and do not penalize the community for the rest of the year. Objective: Explore the possibility of establishing a shuttle bus to transport visitors downtown from an outer parking area. Objective: Implement parking improvements and expansion through a variety of planned financing approaches including capital improvement programming, public/private partnerships. special assessments, a Downtown Development Authority, and others as appropriate. Policy: Encourage prospective developers to include off-street parking or alternatives in their site design which help solve existing parking and circulation problems. City of Saugatuck Comprehensive Plan �1-4 Policy: Discourage signs and advertising which are inconsistent with the established character of the downtown area. more affordable, such as zoning regulations and other programs which are designed to reduce the cost of constructing new housing. Policy: Maintain Butler Street's pedestrian character with attractive landscaping and benches to encourage shopping and social activity. and design improvements to reduce traffic congestion. Policy: Discourage the development of high intensity residential uses along the waterfront. Policy: Preserve and expand parks, greenbelts, benches, and landscaping in the downtown area. INDUSTRIAL The City has little roomfor industrial development. The following goals and policies reflect the City's position on industrial growth beyond its borders, or within the City if it expands through annexation fn the future. Goal: Increase the amount of non-polluting light industry in the area without damaging the environment, spoiling the scenic beauty of the area, or overburdening local roads, utilities, or other public services. Policy: Encourage new industries to locate in small industrial parks near major transportation routes, and in locations with existing or planned sewer, water, electric, and solid waste disposal services to minimize service costs and negative impacts on other land uses. Policy: Implement site plan requirements for light industries which incorporate open space. attractive landscaping, and buffering from adjacent non-industrial uses. Policy: Require the separation of industrial sites from residential areas through buffers made up of any combination of parking, commercial uses, parks, parkways, open space, or farmland. HOUSING/RESIDENTIAL Goal: Encourage a variety of residential types in a wide range of prices which are consistent with the needs of a changing population and compatible with the character of existing residences in the vicinity. Policy: Explore alternative measures to reduce housing costs and make home ownership Policy: Provide land through zoning for apartments, duplexes, and medium density single family residential uses. Policy: Maintain the present mix of housing types (i.e. single family. multiple family, duplex, etc.). Policy: Allow only quiet, low traffic, low intensity home occupations in residential areas to preserve their stability and tranquility. Policy: Provide street lights and sidewalks in residential areas where there is a demonstrated need and according to the ability of residents to finance such improvements. SPECIAL ENVJRONMENTS & OPEN SPACE Goal: Protect special environments and open spaces, including but not limited to sand dunes. wetlands, and critical wildlife habitat, from the harmful effects of incompatible development activity by limiting the type and intensity of land development in those areas. Objective: Identify development limitations on special environments through a tiered classification system which classifies these environments based on their value to the ecosystem, unique attributes, the presence of endangered plant and wildlife species, and other characteristics deemed significant. Objective: Devise regulations for land development in special environments which permit development in a manner consistent with protection objectives and which complement state and federal regulations for special environments. Policy : Require development projects deemed appropriate in and adjacent to special environments to mitigate any negative impacts on such environments. Policy: Encourage acquisition of special environments of significant public value by public City of Saugatuck Comprehensive Plan �1-5 agencies or nonprofit conservancy organizations for the purposes of preservation. WATERFRONT Goal: Protect and enhance the natural aesthetic values and recreation potential of all waterfront areas for the enj oytnent of area citizens. Policy: Promote the preservation of existing open space and natural areas along the Kalamazoo River, Kalamazoo Lake, and Lake Michigan to protect and enhance the scenic beauty of these waterfront areas and permit the continuity of these existing open spaces to remain. Policy: Some waterfront lands may be developed to meet residential and commercial needs, enhance local tax base, and contribute to paying for local public service costs associated with their use and development, consistent with environmental protection policies in this plan, where such development would contribute to local quality of life. Policy: Maximize public access. both physically and visually, by acquiring prime waterfront open space whenever feasible. Policy: Acquire scenic easements wherever public values dictate the maintenance of visual access to the waterfront and the property is not available for purchase. Objective: Identify and explore opportunities to cooperate with other jurisdictions and agencies, including Allegan County and the Department of Natural Resources Recreation Division, on recreation projects which would benefit area residents and strengthen the tourtsm industry. Objective: Develop an areawide bikepath through local funds, grants and loans, and capital improvement programming. Objective: Develop a system of cross-country ski trails together with the Village of Douglas, Saugatuck Township, and other jurisdictions/agencies if possible, through the use of local funds, grants and loans, and capital improvement programming. Policy: Encourage local government participation in activities designed to enhance the area's seasonal festivals. Policy: Retain, maintain, and improve all existing publicly owned parks so that they continue to meet the diverse recreation needs of area citizens and tourtsts. Objective: Explore the possibility of developing a joint public marina and launch facility where federal and state funding is available to assist with financing such a venture. TRANSPORTATION Policy: Limit the height and intensity of new development along waterfront areas to preserve visual access and the natural beauty of the waterfront for the broader public. Goal: Maintain a safe, effective, and efficient road network and improve roads to promote growth in a way that is consistent with land use goals, objectives and policies. Policy: Preserve street ends which abut water bodies for public access to the water. Goal: Encourage a wide vartety of transportation means, such as walking, biking, and public transportation, to meet the diverse needs of area residents. Policy: Encourage additional boating related activities, such as transient slips and a municipal marina. RECREATION Goal: Enhance the well~being of area residents by providing a variety of opportunities for relaxation, rest, activity, and education through a well balanced system of private and public park and recreational facilities and actMties located to serve identified needs of the area. Policy: Promote pedestrtan and bike travel through a coordinated network of bikepaths, trails, and sidewalks. Objective: Survey the transportation network and identify need for maintenance and improvements. Objective: Prepare a capital improvement budget for financing transportation maintenance and improvements. City of Saugatuck Comprehensive Plan �1-6 Objective: Prepare a capital improvements program to schedule and prioritize improvements and maintenance. when necessary to meet an identified need in the area rather than on a speculative basis. Objective: Regulate deliveries and keep them off of main streets in the downtown area. POLICE, FIRE, & EMERGENCY SERVICES Policy: Promote regularly scheduled, affordable, and dependable public transportation to increase the mobility and quality of life of those who depend on public transportation. Policy: Maintain the sidewalk system and require developers to provide sidewalks in appropriate locations through subdivision regulations. Objective: Encourage expansion of the interurban system consistent with municipal means to finance the increased service and an identified public need. WATER AND SEWER Goal: Insure a safe and adequate water supply for the area, and environmentally sound sewage treatment. which is efficiently provided and cost effective. Policy: Provide a reliable supply of safe, clean, and good tasting drinking water. Objective: Devise alternative mechanisms for financing sewer and water expansions which are financially sound and equitable. Policy: Minimize the potential for groundwater contamination through planning and zoning which is consistent with the capacity and limitations of the land. Policy: Promote a joint agreement with the Village of Douglas and Saugatuck Township to plan and implement areawide sewer and water service, including full participation by each in the Kalamazoo Lake Sewer & Water Authority. Objective: Upgrade and provide adequate mains and lines within the existing sewer and water service. Policy: Insure that the expansion of sewer and water service into an area is consistent with the planned intensity of land use for that area, scheduled when affordable, and implemented Goal: Provide police, fire. and emergency services consistent with a public need and the ability to finance improvements in the most cost effective manner. Policy: Explore the feasibility of consolidating police services across the three communities to eliminate overlap in service and expenditures and improve service delivery. Objective: Evaluate the feasibility of 24 hour medical service which serves all three jurisdictions to be provided by a public or private entity. ·SOCIAL SERVICES Goal: Those social services which are efficient to provide at the local level should be provided to meet the needs of area residents. Objective: Explore the possibility of establishing support programs for older adults through the use of volunteers for assistance with household chores, personal care. and home repair to help them remain independent. shorten hospital stays, and lower health care costs. Policy: Support efforts to establish community day care center(s) in appropriate locations to provide quality and affordable day care to working parents. WAS1E MANAGEMENT Goal: Insure the safe, effective, and efficient disposal of solid waste and toxic substances. Policy: Encourage the reduction of solid waste through recycling, composting, and waste-to-energy projects. Policy: Manage disposal of solid waste and location of solid waste facilities in accordance with the Allegan County Solid Waste Management Plan prepared under PA 641 of 1978. Objective: Adopt regulations for on-site storage and transportation of hazardous waste which require: '---" City of Saugatuck Comprehensive Plan �1-7 • Secondary containment for on-site storage of hazardous waste: • No transfer of hazardous waste over open ground: • Arrangements for inspection of, and monitoring underground storage tanks; • Existing underground storage tanks must provide spill protection around the fill pipe by 1998 in accordance with 1988 EPA standards. • All existing underground storage tanks must install leak detection systems within 5 years in accordance with 1988 EPA standards: Objective: Encourage the development of a biodegradable container ordinance. ENERGY Goal: Promote site design and building which is energy efficient and encourage energy conservation through good land use planning and wise public building management. Objective: Prepare energy guidelines or standards which address landscaping, solar access, solar energy systems, sidewalks, subdivision layout, proximity to goods and services. etc .. and encourage or implement these through wning and subdivision regulations. Objective: Establish an educational program (i.e. "energy awareness week") in cooperation with the local school system. Objective: Pursue funding or financing techniques to retrofit public buildings to reduce heating and cooling costs. Objective: Explore the possibility of establishing a low interest. revolving loan fund for retrofitting private homes where improvements would be paid off through savings in heating costs. City of Saugatuck Comprehensive Plan �2-1 Chapter2 DEMOGRAPlllCS POPULATION SIZE The City of Saugatuck has grown by 400Ai since 1950, reaching an estimated 1,090 people in 1986 according to U.S . Census population estimates. The City grew only 5% between 1970 and 1980- slow compared to the 40% increase experienced by the Township. (see Table 2 . 1). SEASONAL POPULATION The population of the each community in the tri-community area swells during the summer when seasonal residents and tourists return. The 1980 census estimates that 26% (203) of the City's 772 total housing units are vacant, ~easonal, and migratory. Nearly all of these (143) fu-e detached single family units. Although 3 or more unit cc:e'1dominiums make up about 23% of the total seasonal units. An engineering study prepared by Fishbeck. Thompson, Carr & Huber for the Kalamazoo Lake Sewer & Water Authority (KLSWA) estimates that the total tri-community area population is comprised of one-third seasonal residents and two-thirds permanent residents and that the weekend daytime population during the summer is about 2,500 persons. Although sewer and water demand typically grows with population, the study found that demand for sewer and water in the trt-community area increased about 30% between 19801986, whereas population increased by an average of 200Ai. This reflects the impact of the seasonal and tourist population on local services. HOUSEHOLDS AND AVERAGE HOUSEHOLD SIZE Until recently, the average household size in the United States has continued to shrink, due to an aging population, higher divorce rates, postponed marriages, and lower birth rates. In keeping with state and national trends, the average household size in the trt-community area declined, going from 2 .98 in 1960 to 2 .39 in 1980. The average household size in the City in 1980 was the lowest at 2.0, indicative of the high proportion of "empty nesters" and retirees. The number of households is an excellent gauge of the demand for land and services. Smaller household size means a greater number of households. If the average household size in 1960 held true today, there would be about 300 fewer individual households in the area. As household size decreases, the additional households create further demand for land. housing, transportation, and public utilities. Although household size has declined substantially over the past few decades, national trends suggest that it will soon cease its decline. Nationwide the average household size has reached a plateau and state demographers predict that Michigan will follow suit. AGE DISTRIBUTION Historical age cohort data is available on a regional basis and a comparison of age cohorts in the trt-community area between 1960 and 1980 reveals a large drop in the proportion of young children. with a corresponding increase in the childbearing cohort (20 to 30 year olds) and 45-54 year olds. The proportion of retirees to the total population. however. has remained TABLE 2.1 POPULATION (1950-1980) COMMUNI1Y Saugatuck Saugatuck Township Douglas AREAWIDE 1950 770 845 447 2.062 1960 927 1,133 602 2 ,662 1970 1,022 1,254 813 3,089 Source: U.S. Cemus Bureau City of Saugatuck Comprehensive Plan 1980 1,079 1,753 948 3,780 CHANGE 40% 107% 112% 83% �2-2 FIGURE 2.2 FIGURE 2.1 AGE COHORTS (1980) AGE COHORTS (1960 & 1980) AREA§ -- 19 p E 17 R C 13 15 ALLEGAN COUNlY """"" 1960 -1980 17 p 11 E N g T 7 3--~-.-~-~---,--~-~ ()-1• s.1, 15-24 25-34 15 E 35-« 55-<14 ·- R 13 C E N T 11 g 5-14 ()-4 15-24 25-34 ~4 45-54 55-44 I&. AGE GROUP SS. AGE GROUP age groups. The City also has a large cohort of 45-54 year olds. In regional terms, the City of Saugatuck comprises 37% of the area's senior population (despite its small size): Saugatuck Township comprises 39%: and the Village of Douglas, 24%. FIGURE 2.3 AGE COHORTS (1980) CITY OF SAUGATUCK 20 18 p 16 E R C 14 EDUCATION 12 E N T 10 Saugatuck has a well educated citizenry. An analysis of those aged 25 and older in 1980 reveals that 43.6% have completed 1 or more years of college. The City has the highest relative proportion of college graduates in the region (see Figure 2.4). Table 2.2 contains complete information on the educational status of persons 25 years old and over by jurisdiction. s ()-4 5-14 15-24 25-34 35-« 45-54 55-<14 6St AGE GROUP constant (see Figure 2.1). This is out of keeping with statewide trends and suggests that the area has experienced high in-migration of retirees through time. Retirees are attracted by the area's special resort quality, small town character, and scenic beauty. Figures 2.2 and 2.3 depict the 1980 age cohort distribution in the City, in comparison to Allegan County. The City has a small cohort of infants and toddlers compared to even the County. But its most striking characteristic is its huge cohort of senior citizens relative to other SCHOOL ENROILMENTS The Saugatuck Public School District serves the City of Saugatuck (see Map 2.1). School enrollment data for Saugatuck High School and Douglas Elementary, the two schools which comprise the Saugatuck Public School system, illustrate the impact of areawide demographic trends on the local school system. Between 1973 and 1989, enrollments in the TABLE 2.2 EDUCATIONAL STATUS PERSONS 25 YEARS OLD AND OVER Elementary 1-3 years HS 4years HS 1-3 years College 4+ years College SAUGATUCK SAUGATUCK TOWNSHIP CITY 185 199 373 157 188 DOUGLAS 57 97 276 137 196 City of Saugatuck Comprehensive Plan 73 84 213 123 84 AREA 315 380 862 417 468 r--- ~ �2-3 FIGURE 2.4 EDUCATIONAL BACKGROUND IN 1980 PERSONS 25 AND OVER, TRI-COMMUNITY AREA 40 [ill] TOWNSHIP • CITY ~ VILLAGE 35 30 p 25 E R C E N T 20 15 10 5 0 ELEMENTARY 1-3 YRS H.S. 4 YRS H.S. FIGURE 2.5 SAUGATUCK PUBLIC SCHOOL ENROLLMENTS GRADES K-12 800 E N R 0 L L M 1-3 YRS COLL. 4 YRS COLL. (see Figure 2.6). School enrollment data appears in Table 2.3. Future elementary and high school enrollments were projected by the Saugatuck Public School system. These projections show an upturn in high school enrollments in 1991 with a 750 TABLE 2.3 SCHOOL ENROLLMENTS SAUGATUCK PUBLIC SCHOOL DISTRICT 700 650 E N 600 T 550 500 -+-..---.---.---..-.....-.--.--.......-..--.................--.--.......--. 73-74 75-76 n-18 79-80 61-82 63-84 85-86 87-68 YEAR Saugatuck Public School system. grades K-12, have declined by 34% (see Figure 2.5). When dMded into elementary and high school enrollments, however, the data reveal a 17% increase in elementary school enrollments since the 1983-84 school year, and a 28% decrease in high school enrollments over the same period YEAR K-6 79-80 80-81 81-82 82-83 83-84 84-85 85-86 86-87 87-88 88-89 326 307 306 252 232 259 250 275 299 296 City of Saugatuck Comprehensive Plan 7-12 329 322 299 290 303 296 277 265 246 215 TOTAL 655 629 605 542 535 555 527 540 545 511 �2-4 FIGURE2.6 SAUGATUCK PUBLIC SCHOOL ENROLLMENTS ELEMENTARY AND HIGH SCHOOLS 360 340 E N R 0 L L 320 300 280 I I 260 M E 'X 240 N T PROJECTIONS 220 I ·~ 200 180 79-80 I 81-82 83-84 85-86 87-88 89-90 91-92 93-94 YEAR continued climb in elementary school enrollments (see Figure 2.6). Total projected 1994 enrollments, however. are still 23% less than 1973-7 4 levels. FU1URE TRENDS If local demographic trends follow those projected for the county as they have in the past. then the overall proportion of retirees in the area will expand much faster than that of school age children. The Michigan Department of Management and Budget projects that Allegan County's school age population will grow only 3% by the year 2000, while senior citizens will increase by 30%. The area's small cohort of infants and children, large cohort of middle aged to elderly. and high rate ofretiree in-migration suggest this will be equally true in the City. These figures reveal the need to plan for the needs of an aging community, as well as initiate efforts to attract families with children into the area. The impact of demographic trends on the school system could be lessened by the large cohort of individuals in their childbearing years in the Township and the Village. but because couples are having fewer children. school enrollments will probably expand only slightly. The Saugatuck Public School system is not likely to meet its potential capacity for enrollments unless a sequence of events or actions attracts new families with young children into the area. Two key factors will be the availability of a.ffordable housing and nearby employment opportunities. In the meantime, schools must use space and resources efficiently as they experience tighter budgets and small enrollments. Many of the demographic characteristics shown here have been analyzed based on 1980 census information. These trends should be updated when the 1990 census information is available. Other useful demographic indicators are summarized in Appendix B. City of Saugatuck Comprehensive Plan �N A H OL MAP 2.1 PUBLIC SCHOOL DISTRICTS II Saugatuck ~ Fennville D Hamilton DATA SOURCE: Respective School Districts Planning & Zoning Center Inc, Lansing, Ml August 1989 SA I , DOUG �3-1 Chapter3 THE ECONOMY large wetlands abounding with wildlife; orchards and specialty farms; and a scenic location on Lake Michigan encompassing Silver, Goshorn, Kalamazoo and Oxbow lakes, and the Kalamazoo River. The City also has a reputation as a cultural center which serves as an artists' retreat. The Ox Bow Art Workshop and the Red Barn theater add to the area's cultural ambience. Although it is located in Laketown Township, the Saugatuck Dunes State Park serves as another tourist attraction to the tri-community area. The Park offers no camping and thus many visitors stay in the tri-community area. Visitor counts from the Michigan Department of Resources, Parks Division, reveal that the park has increased in popularity since the 70's. Visitor counts performed by the Parks Division show that 47,463 people visited Saugatuck Dunes State Park in FY 1988 a 300% increase in park attendance since 1979, when it attracted only ll,714visitors. ECONOMIC BASE Tourism Tourism fuels the economy of the tri-community area, with associated boating, restaurant, lodging, and strong retail sectors. Of the three jurisdictions, the City of Saugatuck relies most heavily on tourism. The Village of Douglas has boating and lodging facilities which capitalize on tourism, but its commercial sector is primarily oriented towards local clientele. The Township has a small commercial sector which compliments that of the Village, but it is primarily seasonal residential and rural, with a large agricultural area to the south. Although the City of Saugatuck is seen as the resort center of the area, the entire area benefits from and contributes to the tourist trade. The area's resort flair is defined by: historic buildings- including quaint bed and breakfast inns; the many festivals; outstanding boating; Oval Beach; downtown Saugatuck; sand dunes; TABLE 3.1 IMPACT OF TRAVEL ON ALLEGAN COUNTY, 1986 TOT. TRAVEL TRAVEL EXPENDl'IURES GENER. PAYROLL $42,413,000 $/Jobs % of State Total .56% %change 29.52% i983-86 TRAVEL GENER. EMPLOYMENT STATE TAX RECEIPTS LOCAL TAX RECEIPTS 869jobs .62% 18.39% $2,191,000 .71% 27.98% $363,000 .49% 32.48% $7,689,000 .49% 37.87% Source: U.S. Travel Data Center, "The Economic Impact of Travel on Michigan Counties." TABLE 3.2 MAJOR EMPLOYERS PRODUCT/SERVICE Hansen Machine Haworth Harbors Health Facility Enterprise Hinge Douglas Marine Tafts Supermarket Paramount Tool Co., Inc. Rich Products Metal Stampings Office Furniture Nursing Home Manufacturing Marina Supermarket Machinery Pies EMPLOYEES 43 238 78 12 21 32 24 85 Source: Allegan County Promotional Alliance City of Saugatuck Comprehensive Plan �■ 3-2 FIGURE 3,1 EMPLOYMENT BY SECTOR IN 1980 TRI-COMMUNITY AREA AND ALLEGAN COUNTY PUBLIC E] CITY ■ VILLAGE TOWNSHIP SERVICES r,;a FIN/INS/REAL EST @ COUNTY RETAIL WHOLESALE TRANS/COMM/UTIL MANUFACTURING CONSTRUCTION AGRICULTURE 10 5 0 15 20 25 30 35 40 PERCENT rism generate in the tri-community area? Although current travel and tourism statistics are not available for the trt-community area. studies conducted for Allegan County reveal the tremendous impact of travel and tourism on local economies in the County. This is especially true for Saugatuck-Douglas-the major resort center in the County. A study prepared for the Michigan Travel Bureau by the U.S. Travel Data Center in 1986 found that travellers spent $42.4 million in Allegan County in 1986, generating $7.7 million for payroll, 869 jobs. $2.1 million in state tax receipts. and $363,000 in local tax receipts. This ranks Allegan County 33rd out of Michigan's 83 counties in travel and tourism revenues. Selected data from this study is reproduced in Table 3. 1. Mam.ifacturing Manufacturing is central to the year-round stability of the area's economy. Although there are few manufacturing firms. they provide a high TABLE 3.3 EMPLOYMENT BY INDUSTRY - 1980 TOTAL Agriculture Construction Manufacturing TCU* Wholesale Trade Retail Trade FIRE•• Services Public Admin. CTIY VILLAGE 547 9 30 156 25 13 146 21 125 22 433 16 27 169 10 7 67 15 96 26 TOWNSHIP 689 37 75 274 17 20 106 39 107 14 • Transportation, Communicatiion, Utillities •• Finance, Insurance, Real Estate Source: 1980 U.S. Census of Population, General Social and Economic Characteristics. AREA 1,669 62 132 599 52 40 319 75 328 62 COUN1Y 34,025 2,041 2,009 13,033 1.407 1,398 5,017 1,126 7,105 889 ~ '- City of Saugatuck Comprehensive Plan - �3-3 TABLE 3.4 EMPLOYMENT BY OCCUPATION - 1980 TOTAL Manag. & Admin Prof. Technical Sales Clerical Service Farm, Fishing Crafts & Repair Machine Operators Laborers, Mat. Moving Cl1Y VILLAGE TOWNSHIP AREA COUN1Y 547 77 87 433 34 62 24 45 73 13 70 90 22 685 43 74 83 74 73 43 144 120 31 1,665 154 223 170 189 231 126 210 270 92 34,025 2,315 3,319 2,696 4,189 4,300 1,885 5,447 6,129 3,745 63 70 72 13 66 60 39 Source: 1980 U.S. Census of Population, General Social and Economic Characteristics. TABLE3.5 AVERAGE ANNUAL UNEMPLOYMENT RA'IE Trt-Cornmunity 1982 1983 1984 1985 1986 1987 1988 15.2 14.7 10.8 11.3 6.5 5.8 5.2 County 14.8 14.3 10.5 10.9 7.3 5.6 5.1 State 15.5 14.2 11.2 9.9 8.8 8.2 7.6 Souroe: MESC, Bureau of Research & Statistics, Field Analysis Unit percentage of area jobs. Major area employers are listed in Table 3.2. EMPLOYMENT Figure 3.1 illustrates 1980 employment by economic sector in each community as compared to the County. Manufacturing employs the most people in each of the three communities. Yet employment in other sectors varies. Twenty-nine percent of Saugatuck's labor force are employed in manufacturing, but retail employment is also very high at 27%. This reveals the dominant nature of the City's retail sector as compared to that of the region (15%) and the County (15%). The area's service sector employs 23% of Saugatuck's labor force. Five percent are employed in transportation, communication, or utilities, and another 5% are employed in construction. Data on employment by industry appears in Table 3.3. Employment by occupation in 1980 is shown in Table 3.4. The highest proportion of workers in Saugatuck are professional/technical workers, followed by managerial and administrative, service, and clerical workers. Average Annual Employment and Unemployment Unemployment has declined dramatically with Michigan's economic growth of the late 80's. Table 3.5 reveals average annual unemployment rates in the area since the last statewide recession. (Employment data is not available for individual communities in the tricommunity area. The Michigan Employment Security Commission aggregates it for Saugatuck Township, the Village of Douglas, and the City of Saugatuck.) The tri-community area has a slightly higher rate of unemployment than Allegan County, although since 1986 the unemployment rate has dipped below that of the state revealing local or regional economic growth. Average annual employment in the tri-community area bottomed out in 1986. This reflected the loss of American Twisting, which employed about 20 people, and the burning of Broward Marine (about 100 employees) and Brighton Metal (about 10 employees). Yet in 1987, areawide employment jumped dramatically. During that year Broward Marine reopened its doors: Rich Products, Harbor Health Facilities, Paramount Tools and other area businesses increased employment: a number of small businesses and two restaurants opened: and perhaps most significantly, Haworth Corporation expanded adding two new departments. Contributing to this was the state and regional City of Saugatuck Comprehensive Plan �• 3-4 FIGURE 3.3 FIGURE 3.2 MONTHLY EMPLOYMENT TRI-COMMUNITY AREA, 1988 AVERAGE ANNUAL EMPLOYMENT 2700 TRI-COMMUNITY AREA 2.8 T H 0 u s A N D s 2650 2.6 E 2.4 M 2600 p L 0 2550 2.2 2.0 1.8 y 1.6 M E N T 1.4 1.2 1.0 1980 2500 2450 2400 2350 1982 1984 1986 1988 1990 2300 YEAR J F M A M J J A s 0 N D MONTH economic boom, and corresponding increases in construction and spending. Figure 3 .2 illustrates this trend. Seasonal Employment Local employment increases each summer as tourists flood into the trt-community area. Figure 3.3 reveals the impact of tourism on employment in the tri-community area during the summer months. The high number of jobs created during the summer months are primarily unskilled jobs in the seIVice/retail sector. especially eating and drinking establishments and various other recreation-oriented uses. Figure 3 .4 reveals the explosion in summer employment for tourismrelated industries in Allegan County. This increase creates a high demand for teenage employees. Tri-community area businesses note the difficulty of filling these jobs. and the need to import seasonal labor. This is yet another impact of the demographic make-up of the area (i.e. the low number of teenage children). New industry and affordable housing in the area could attract families with children who, in tum, FIGURE 3.4 TOURISM RELATED EMPLOYMENT, 1988 ALLEGAN COUNTY 1.2 E 1.0 MT 0.8 0.6 p H L o ou y ! 0.4 MN 0.2 E 0.0 MONTH City of Saugatuck Comprehensive Plan N T D s �3-5 FIGURE 3.6 ANNUAL REAL PROPERTY SEV TRI-COMMUNITY AREA (1980-87) 70 60 M S~ ELI 50 vo 40 N s 30 = Saugatuck - Douglas = Township* - Township.... 20 10.-~~=--------1980 1981 1982 1983 1984 1985 1986 1987 YEAR • not including Village(s) •• including Douglas through 1987 and Saugatuck through 1984. could staff area businesses during peak summer months. TAX BASE Residential uses make up the bulk of the area's tax base (65%), representing an SEV of $21,167,486. Yet commercial uses comprise one-third of the City's real property SEV at FIGURE 3.5 REAL PROPERTY SEV (1988) CITY OF SAUGATUCK RESIDENTIAL 65% $10,677,205. Industrial uses comprise 2% of the tax base, with an SEV of $1,126,200 (See Figure 3.5). Figure 3.6 illustrates changes in annual real property SEV between 1980 and 1987 for the City of Saugatuck. Saugatuck was also included in the Township's tax base prior to 1985, when it became a city. This explains the sharp drop in SEV for the Township between 1984 and 1985. SEV's are also shown for the Township minus the Village(s). The figure shows a jump in the City's tax base between 1983-84 following incorporation, with a steady increase since then. More complete information on annual SEVs and 1988 breakdowns can be found in Appendix B. INCOME According to 1985 census estimates, the City of Saugatuck has the second highest per capita income in the county- although the City has given up first place to Laketown Township since 1979. Table 3.6 shows this comparison. (Per capita income in 1979 was $7,688 for the state and $6,744 for the county; in 1985 it was $10,902 for the state and $9,346 for the county.) COMMERCIAL 33% City of Saugatuck Comprehensive Plan �■ 3-6 FIGURE 3.7 p . . E so PERCENT IN POVERTY BY AGE TRI-COMMUNITY AREA (1980) 70 lEl TOWNSHIP • CITY ~ VILLAGE R C " E N ,o T 20 " LESSTMANS5 ... 56-51 AGE Table 3.7 reveals selected income and poverty characteristics by jurisdiction in the tricommunity area. Although the per capita income in the area has been consistently higher than that of the county, the median household income is lower. The median household income is the point at which 50% of the households earn more and 50% earn less. This statistic is more representative of local trends as it is less easily distorted by a few high income wage earners. Poverty data correspond with median household income. As median income goes up, the proportion in poverty goes down. Although the City has a higher proportion of persons in poverty than the Township, it also has a higher proportion of individuals with earnings 200% or more above the poverty level. Figure 3. 7 depicts the proportion of persons in poverty by age. (The poverty level used by the 1980 census in recording this data was an annual income of $3,778 for those under 65, and $3,689 for those 65 and over.) While some of the City's poor are elderly, the largest number are under 55. TABLE3.6 PER CAPITA INCOME ($), ALLEGAN COUNTY (TOP TEN) 1985 1979 Saugatuck Laketown Township Holland Gunplain Township Otsego Township Plainwell Saugatuck Township Allegan Township Leighton Township Fillmore Townshi2 Laketown Township Saugatuck Holland Gunplain Township Otsego Township Saugatuck Township Douglas Fillmore Township Plainwell Le!,ghton Townshi2 9031 8332 8125 8074 7437 7396 7286 7170 7051 7015 13,013 12,631 11,608 10,947 10,239 10,228 10,150 10,120 9,886 9,539 Source: 1985 Per Capital Income Estimates, U.S. Census Bureau TABLE 3.7 INCOME & POVERTY CHARACTERISTICS TRI-COMMUNITY AREA (1980) Median HH income % in poverty Income 200% of poverty level & above TOWNSHIP CI'IY VILLAGE COUN1Y 16,412 7.1% 74% 15,182 8.6% 75% 14,963 11.3% 73% 17,906 8 .0% 71% Source: 1980 Census of Population City of Saugatuck Comprehensive Plan �4-1 Chapter4 NATURAL RESOURCES AND THE ENVIRONMENT CLIMATE TOPOGRAPHY Weather conditions affect Saugatuck's economic base. Variations in average conditions. especially during the summer months, can cause fluctuations in tourism and outdoor recreation activities, upon which the local economy is dependent. Prevailing winds determine lakeshore and sand dune erosion patterns. which impose limitations on development along the Lake Michigan shore. Below, in Table 4.1, is relevant climatic information for the area. These conditions generally do not pose limitations on the area's growth except along the Lake Michigan shore, where natural forces can cause rapid and extensive erosion of beaches and sand dunes. The portion of the City on the east side of the Kalamazoo River (and Lake) has an escarpment, from 20 to 40 feet high, separating two relatively flat areas. The wate rant area. located below the escarpment, extends from the east bank of the river two to four blocks inland. The "hill" area above the escarpment extends further inland past the City limits and into Saugatuck Township . The area on the west side of the Kalamazoo River consists entirely of sand dunes between the river and Lake Michigan. with a narrow strip of flat land along the waterfront. The highest point in this area is Mt. Baldhead, which rises 310 feet above Lake Michigan. Steep slopes present impressive scenery and pose increased maintenance and construction costs as well as safety risks. This is especially true with unstable landforms such as sand dunes. Generally, slopes exceeding 7% should not be developed intensively, while slopes of more than 12% should not be developed at all because of erosion and storm water runoff problems. On the topographic map (Map 4.1), steep slope areas are indicated by three or more contour lines in close proximity. GEOLOGY Saugatuck is located on the southwestern flank of the Michigan Basin, which is a bedrock feature centered in the middle of the Lower Peninsula. The sandstone and shale bedrock is overlain by glacial deposits from 50 to 400 feet thick. There are no outcroppings of the bedrock and the proximity of the bedrock to the surface of the ground does not impose limitations for normal excavating or construction. Glacial deposits consist primarily of sandy lake bed deposits east of the Lake Border Moraine, a major physiographic formation which is adjacent to Lake Michigan. DRAINAGE Saugatuck lies within the Kalamazoo River Basin, which begins near Jackson and extends westward into Saugatuck Township, Douglas TABLE4.l SUMMARY OF RELEVANT CLIMATE CONDITIONS CLIMATE VARIABLES Coldest Months (January-February) Hotest Month (July) Annual Average Temperature Average Rainfall Average Growing Season Average Annual Snowfall Elevation Above Sealevel Prevailing Winds AVERAGE CONDITION 23.3° F - 25.1° F 71.5° F 48.3° F 35.7 inches 153 days 79.7 inches 590 feet Westerly Source: USDA Soil Survey, Allegan County City of Saugatuck Comprehensive Plan EXTREME CONDITION -11° F - -35° F 96° F - 106° F �• 4-2 ational or agricultural uses. Installation of public utilities and permanent construction for residential, commercial or industrial uses should not occur in floodplain areas. Several parts of the City are built in the floodplain. Among these are the blocks between Water Street and the Kalamazoo River, a narrow strip along the west bank of the river and an area near the Blue Star Highway bridge. A substantial portion of the undeveloped land in the northeastern corner of the City also lies in the floodplain. FIGURE 4.1 KALAMAZOO RIVER BASIN WETLANDS Q) -IC Ill -' Lake Erie and Saugatuck (see Figure 4.1). Most of the City drains into the Kalamazoo River. The remainder, consisting of the west slope of the sand dunes, drains directly into Lake Michigan. A small area is drained by Goshorn Creek, a short-run stream that flows into the Kalamazoo River. All areas of the City drain fairly well due to adequate slopes and highly permeable soils. An exception to this is the wetland area near Goshorn Creek. Watercourses in Saugatuck are shown in Map 4.2. FLOODPLAINS Areas adjacent to creeks, streams and rivers are susceptible to periodic flooding that can cause extensive damage to buildings and can pose a substantial threat to public health and safety. The U.S. Anny Corps of Engineers has mapped the boundaries of the 100 year floodplain in Saugatuck. Those boundaries are denoted by the shaded areas on Map 4.3 and is the area that would be inundated during an Intermediate Regional Flood. The Federal Flood Insurance Program has established guidelines for use and development of floodplain areas. Those regulations indicate that development in floodplains should be restricted to open space, recre- There are several wetlands within the City of Saugatuck. Most are contiguous to or hydrologically connected to Lake Michigan, the Kalamazoo River or Goshorn Creek. Wetlands are valuable in storing floodwaters and recharging groundwater. They are also habitat for a wide variety of plants and antmals. Because wetlands are a valuable natural resource, they are protected by Public Act 203 of 1979. PA 203 requires that permits be acquired from the Michigan Department of Natural Resources (DNR) prior to altering or filling a regulated wetland. The Wetland Protection Act defines wetlands as " land characterized by the presence of water at a frequency and d.uratton sufficient to support and that under normal circumstances does support wetland vegetation or aquatic life and ts commonly referred to as a bog, swamp, or marsh and ts contiguous to the Great Lakes, an inland lake or pond. or a river or stream." Regulated wetlands include all wetland areas greater than 5 acres or those contiguous to waterways. Wetlands which are hydrologically connected (i.e. via groundwater) to waterways are also regulated. Activities exempted from the provisions of the Act include farming, grazing of antmals, farm or stock ponds, lumbering, maintenance of existing nonconforming structures. maintenance or improvement of existing roads and streets within existing rtghtsof-way, maintenance or operation of pipelines less than six inches in diameter. and maintenance or operation of electric transmission and distribution power lines. Permits will not be issued if a feasible or prudent alternative to developing a wetland exists. An inventory of wetlands based on the DNR's land use\cover inventory are illustrated on Map 4.4. Table 4.2 shows the land use\cover codes pertaining to regulated wetlands in the City of Saugatuck Comprehensive Plan �4-3 area. Herbaceous and shrub rangelands may not actually meet the statutory definition of wetland. so on site inspections will be necessary to establish whether a wetland indeed exists in such areas. sons A modem soil survey was completed for Allegan County by the USDA Soil Conservation Service in March, 1987. The soil types present in the City of Saugatuck are shown on the map and table in Appendix D. Each soil type has unique characteristics which pose limitations for particular uses. The most important characteristics making the soil suitable or unsuitable for development are limitations on dwellings with basements, limitations on septic tank absorption fields. and suitability for farming. Soil limitations have been classified into three categories, which are described below. • Slight: Relatively free of limitations or limitations are easily overcome. • Moderate: Limitations need to be considered. but can be overcome with good management and careful design. • Severe: Limitations are severe enough to make use questionable. Large areas of soils in Saugatuck have severe limitations on residential and urban development. The degree of soil limitations reflects the hardship and expense of developing the land. TABLE4.2 LAND COVER CODES FOR PROTECTED WETLANDS IN TRI-COMMUNITY AREA CODE DESCRIPTION 31 32 412 414 421 429 611 612 621 622 Herbaceous Rangeland• Shrub Rangeland• Upland Hardwoods Lowland Hardwoods Upland Conifers Lowland Conifers Wooded Swanps Shrub Swamps Marshland Meadow Mud Flats Source: Michigan DNR Land Cover/Use Classification System • Wetlands are sometimes, but not always associated with these land cover types. Basement Limitations Limitations for dwellings with basements are shown on Map 4 .5. Some soils impose severe limitations on basements because of excessive wetness. low strength, excessive slope, or shrink-swell potential. These areas are found primarily in the west side of the City in the sand dunes, which have excessive slopes. The escarpment area, with excessive slope. the large area of open space near the high school. with wetness, and an area north of Allegan and Maple Streets. with wetness and excessive shrinkswell potential, are other parts of the City with severe limitations. Septic Limitations Most of the soils in the City of Saugatuck impose severe limitations on septic tank absorption fields because of excessive slope and rapid permeability. The remainder are sand beaches and excavated areas, which are not rated for septic limitations. The permeability of soils in the City ranges from very poorly drained to excessively drained. with most being excessively drained. Map 4 .6 shows the septic limitations for the City. This map suggests the need for municipal sewers to accommodate new development in those areas not presently served (east side). The degree of soil limitations reflects the hardship and expense of developing that land for a particular use. Those soils classified as "severe" have varying degrees of development potential based on the nature of the limitation. Map 4. 7 provides this more detailed analysis of severe limitations on septic tank absorption fields. The "severe" soils have been categonzed as follows: A Sandy, moderate to rapid permeability B. Rapid permeability, wetness and high water table C. Wet. ponding, heavier (clay) soils, slow permeability D. Very wet soils, organics. wetlands, floodplains. unable to support septic fields. Soils in categories B and D are not able to support septic fields because of extreme wetness. Soils in category A are classified as "severe" by the Soil Conservation Service, however the Allegan County Health Department considers them to have only moderate limitations for septic systems. They can be made suitable for development by increasing the distance between City of Saugatuck Comprehensive Plan �• 4-4 the septic system and the water table. Soils with moderate and slight limitations also appear on Map 4.7. Soils that are most suitable for development, with respect to basement and septic limitations, are shown on Map 4 .8 . Standards for Septic Systems The Allegan County Health Department has established certain standards for septic systems. These standards apply somewhat different site characteristics when determining the degree of limitations for septic systems. compared to the Soil Consetvation Service approach. which focuses on soil types and slope. Below is a review of these standards by development type. Single Family Residential Before a permit is considered, there must be at least four feet of dry soils between the bottom of the septic system and the water table. In addition, there must be one foot between the existing ground surface and the seasonal water table, and two feet between the existing ground surface and the clay. Special permits will be considered only if the site size is at least two acres and the septic system is put on top of four feet of sand. Residential sites that fail to meet those requirements will not be issued septic system permits. All Other Residential, Plus Commercial These fall under State guidelines of at least two feet between the existing ground surface and the water table and four feet of dry soil between the bottom of the septic system and the water table. No special permits are issued for these uses. Hydric Soils Hydric soils are another limitation on development. They are very poorly drained, saturate easily and retain large quantities of water. Map 4 .9 shows where these soils are. In Saugatuck. hydric soils are found near watercourses and correspond to present or former wetlands. There are only two areas of these soils in the City; along Goshorn Creek and north of Campbell Road between River Road and Manchester Lane. Residential, commercial and industrial development in areas containing hydric soils should be discouraged. GROUNDWATER Groundwater is an unseen resource and is therefore particularly vulnerable to mismanagement and contamination. Prior to the l 980's , little was known about groundwater contamination in Michigan, and some startling facts have recently been revealed. The leading causes of groundwater contamination in Michigan are from small businesses and agriculture. More than 50% of all contamination comes from small businesses that use organic solvents, such as benzene, toluene and xylene, and heavy metals. such as lead, chromium. and zinc. The origin of the problem stems from careless storage and handling of hazardous substances. On paved surfaces where hazardous materials are stored, substances can seep through or flow off the edge of the pavement. Materials can get into floor drains which discharge to soils, wetlands or watercourses. At present, groundwater is the only tapped source of potable water for the City of Saugatuck, the Village of Douglas and Saugatuck Township. The glacial drift aquifers in the area are especially vulnerable to contamination because of rapid permeability and high water table. In a local example. Douglas' municipal water supply has been contaminated by volatile organic compounds (VOC's), supposedly by an industrial site within the Village. Some areas without municipal sewer and water service are in danger of groundwater contamination because of septic systems, intensive development and a high water table. Protection of groundwater resources is problematic because of diflkulties in locating aquifers. Well depth records indicate the relative location of groundwater at particular points. According to well logs from Michigan Groundwater Smvey (MGS) data. well depths near the City of Saugatuck range from 29 ft . to 215 ft .. with the municipal well being at 200 ft. Soils most vulnerable to groundwater contamination are found on Map 4.10. SPECIAL FEATURES Lake Michigan Shoreline and Beaches The Lake Michigan shoreline in Saugatuck is very susceptible to wind and water erosion during storms and high lake levels due to resultant wave action. The current closing of Lakeshore Drive in Douglas and Saugatuck Township due to bluff erosion is a graphic example of the power of wave action. These natural City of Saugatuck Comprehensive Plan �4-5 processes pose hazards to public health and safety. The Shorelands Protection Act of 1970 was enacted to identify areas where hazards exist by designating them and by passage of measures to minimize losses resulting from natural forces of erosion. High risk erosion areas are defined as areas of the shore along which bluffiine recession has proceeded at a long term average of 1 foot or more per year. The entire Lake Michigan shoreline in Saugatuck has been designated as a high risk erosion area, with some portions eroding at a rate of 1. 7 feet per year. Within the designated area, shown on Map 4.11, alteration of the soil, natural drainage, vegetation, fish or wildlife habitat, and any placement of permanent structures, requires a DNR review and permit, unless the local unit of government has an approved high risk erosion area ordinance; Saugatuck does not. WOODLANDS The wooded areas of the Saugatuck are primarily hardwoods. Large areas of upland hardwoods are found in the sand dune area between the Kalamazoo River and Lake Michigan, and in the undeveloped area in the eastern part of the City. Woodlands in the City are shown on Map 4.13. Mature trees represent a valuable resource in maintaining the aesthetic character of the area, not to mention their overall importance to wildlife and the natural environment. In particular, the wooded sand dunes along the Kalamazoo River and Lake Michigan should be managed to insure their long term existence. Sand Dunes The sand dunes along Lake Michigan on the west side of the City represent a unique and fragile physiographic formation and ecosystem that is very susceptible to wind and water erosion, and destruction due to careless use or development. The dune area which is in the City of Saugatuck and Saugatuck Township has been identified by the Michigan Department of Natural Resources (DNR) as a critical dune area, subject to protection under the Michigan Sand Dune Protection and Management Act, PA 222 of 1976. The designated critical dune area is shown in the shaded region of Map 4.12. Recent legislation (PA 147 & 148 of 1989) provides for additional protection of critical dune areas. Under these Acts, all proposed commercial or industrial uses. multifamily uses of more than 3 acres, and any use which the local planning commission or the DNR determines would damage or destroy features of archaeological or historical significance must be approved by the State. Single family residential development is to be regulated at the local level. The law prohibits surface drilling operations that explore for or produce hydrocarbons or natural brine as well as mining activities (except in the case of permit renewals). The legislation also imposes certain standards on construction and site design in critical dune areas. Site design and construction standards for sand dunes should be enhanced at the local level to prevent further deterioration of this fragile environment. Areas needing special attention in such standards are vegetation, drainage and erosion protection. City of Saugatuck Comprehensive Plan �~ -------------------■ N A 0 1200 600 Scale 1" = u 1800 1212 ft ........ · _) (1c /··--. .......... MAP4.1 TOPOGRAPHY . ., (,__ ____ .·•••··. '•·:::.:: ....... :_~.- .... "• Saugatuck Contour interval is ten feet Darker lines are 50 foot contours Augult 1989 DATA SOURCE: USGS Quadrangle Maps Planning & Zoning Center Inc, LMlling, Ml . . ... �N A 0 600 1200 1800 Scale 1" = 1212 ft CD r C r, (/) -I . 1- ► :::0 (/) I 1(!) (!) MAP 4.2 WATERCOURSES I/I k''I Saugatuck Lakes, rivers and streams Drains and lntennittent streams August 1089 DATA SOURCE: MDNR Planning a Zoning Cen• Inc, Lanllng, Ml �---------------------A N ---- ,. 0 600 1200 1800 Scale 1" = 1212 ft l/) -I . 1- J> ::0 (/} I 1(!) '.O CAMPBELL MAP 4.3 FLOODPLAINS ■ 100 Year Flood Area ~ 500 Year Flood Area August 1989 DATA SOURCE:MONR Saugatuck Plannng & Zoning Centar Inc, Lansing, Ml �N A 0 600 1200 1800 Scale 1" = 1212 ft MAP 4.4 WETLANDS ■ Ill II Saugatuck Lowland Hardwood Shrub Swamp Lowland Conifer Herbaceous Rangeland Wooded Swamp August 1989 ■ DATA SOURCE: MDNR II Marshland Meadow & Mud Flats Shrub Rangeland Planning & Zoning Cen- Inc, Lansing, Ml �N A 0 1200 600 Scale 1" = 1800 1212 ft MAP 4.5 BASEMENT LIMITATIONS Ill Severe ■ Excavated mIIIl Moderate ~ Wetland Soils W Slight ~ Sand Dunes August 1989 DATA SOURCE : USDA Soil Survey, Allegan County : Saugatuck Planning & Zoning Center Inc, Lansing, Ml �N A 0 600 1200 1800 Scale 1" = 1212 ft MAP 4.6 SEPTIC LIMITATIONS 1111 IIIlil mill Severe ■ Excavated Moderate ~ Wetland Soils Slight ~ Sand Dunes August 1989 DATA SOURCE: USDA Soil Survey, Allegan County: Saugatuck Planning & Zoning Center Inc, Lansing, Ml �N A 0 600 1200 1800 Scale 1" = 1212 ft Saugatuck MAP 4. 7 SEPTIC LIMITATIONS ~ Sandy, moderate to rapid ~ permeability ~ Rapid permeability, wetness el of highwater table 11&1 Wet, ponding, heavier a Moderate Limitations hH Slight Limitations ■ Excavated 1111 clay soils.slow permeability August 1989 DATA SOURCE: USDA Soil Survey, Alleg. Cnty Hlth Dept ~ ~ Ill Sand Dunes Wetland Soils Very wet soils, organics, wetlands, floodplains Planning & Zoning Center Inc, Lan1ing, Ml �---------------------- ---·--- b; r-~ I i I /2 : ! ~~ - i /4 / ;= µ _____ __ ____ _ 10 • . 'D 25 I -· II -~~ ~--~ I II I 1 311 I I ~ . -- "., :,e II I I I I I I I I I IJZJ - MAP 4.7 A Saugatuck ONSITE WASTEWATER TREATMENT LIMITATIONS f'IC1 NO. 2 ....................... ....... ....__ �N A ,__.._. 0 600 I' 1200 1800 / I Scale 1" = 1212 ft I I MAP 4.8 MOST SUITABLE SOILS 11111 Soils Most Suitable For Development ■ Excavated Areas August 1989 DATA SOURCE: USDA Soil Survey, Allegan County Saugatuck Planning & Zoning Centar Inc, Lansing, Ml �N A IJIII A 0 600 1200 1800 Scale 1" = 1212 ft MAP 4.9 HYDRIC SOILS 11111 Hydric Soils ~ Wetland Soils August 1~ DATA SOURCE : USDA SoU Survey, Allegan County Saugatuck Planning a Zoning c.,., Inc, Lanllng, Ml �N A 0 600 1800 1200 I ,I Scale 1" = 1212 ft I I I I I I MAP 4.10 GROUNDWATER VULNERABILITY Ill Areas most susceptible to contamination ■ Excavated Areas ~ Wetland Soils August 198Q DATA SOURCE: USDA Soils Surwy & Alleg. Hitt, Dept. Saugatuck Planning & Zoning Cenlar Inc, Lansing, Ml �N A 600 0 1200 1800 Scale 1" = 1212 ft , .................. ········ NJ / ' 1(/) lI I f- (!) (!) ! KALAMAZOO LAKE MAP 4.11 HIGH RISK EROSION AREAS ~ Accretion Area ■ Recession Area August 1989 DATA SOURCE: MONA Saugatuck Numbers indicate accretion/recession rate in feet per year Planning & Zoning Center Inc, Lansing, Ml �.~----------------------A ■ N 'I I , / I ,, 0 600 1200 I I 1800 I I' Scale 1" = 1212 ft I I . 1(/) I 1l!) lO KALAMAZOO LAKE MAP 4.12 CRITICALDUNEAREAS ~ Saugatuck Critical Dune Areas August 1Q89 DATA SOURCE: MONR Planning & Zoning een• Inc, Lansing, Ml ,, �N A 1200 Scale1"= 1212ft Saugatuck MAP 4.13 WOODLANDS II Lowland Hardwood ill! Upland Conifer 1111 Upland Hardwood ~ Wooded Swamp lliiJ Lowland Conifer ~ Shrub Swamp August 1989 DATA SOURCE: MONA Planning & Zoning Center Inc, Lansing, Ml �3-1 Chapter5 EXISTING LAND COVER AND USE LAND USE/COVER DATA SOURCES Land cover and use refers to an inventory of existing vegetation, natural features, and land use over the entire City (see Map 5. 1). This data was obtained in computerized form from the Michigan Resource Inventory System (MIRIS) database, which is maintained by the Michigan Department of Natural Resources (DNR) . The data came from photo interpretations of aerial infrared photos by trained interpreters at the West Michigan Regional Planning Commission. The DNR will update this data every 5 years. Land cover and use categories included in the data are explained on the legend to Map 5.1. The wetlands and woodlands maps in Chapter 4 were also derived from this data. MIRIS data was supplemented by a thorough land use inventory of Saugatuck, conducted in the summer of 1988. The inventory was based on ownership parcels and conducted both on foot and through a "windshield smvey". TABLE 5.1 EXISTING LAND USE lAND USE ACRES % 11.AMSROWResidential single-family 174 multi-fainily 24 26 Commercial Industrial 2 Institutional 21 249 Parks Boat Storage & 6 Service 29 Kalamazoo River Wetland Streets & Roads 106 136 Vacant Commer2...3. cial/Residential 775 TOTAL 22 .45% 3 . 10 3.35 0.26 2 .71 32. 13 0.77 3 .74 13.68 17.55 Mil 100.04% • % of total land area minus street ROWs The existing use of every parcel was recorded and evaluated in combination with low-level aerial imagery available from the Allegan County Equalization Department and the MIRIS land cover/use map to prepare the existing (parcelbased) land use map (see Map 5.2). The following description is based on these maps and data sources and the USDA Soil Survey of Allegan County. Land use by category is shown in Table 5.1 . This information was derived from the aforementioned data sources and areas were calculated using CMAP computer mapping software. The predominant land use in Saugatuck is parks. This is followed by single fainily residential, commercial and multiple family residential, respectively. Vacant land comprises eighteen percent of the total land area (street ROW's excluded) of the City. RESIDENTIAL Most of the residential development in Saugatuck is concentrated around the center of the City. Other residential areas are along Campbell Road and along the west shore of Kalamazoo Lake. Most resort and seasonal residential development is located along Kalamazoo Lake and the Kalamazoo River. Single family structures are the predominant residential type. A number of large older homes have been conTABLE5.2 CITY OF SAUGATUCK CONDO PROJECTS SINCE 1980 PROJECT Bridges of Saugatuck Waterside Saugatuck Shores East Shore Harbor Club Bay View + 4 single family Saugatuck Harbors Holland & Francis Windjammer TOTAL City of Saugatuck Comprehensive Plan # UNITS 8 6 16 46 13 24 6 8 127 �- p ■ IS-2 verted to two or three units or bed and breakfast establishments. Multiple family structures are found along Lake Street. in several condominium developments lining the east shore of Kalamazoo Lake . and in other parts of the City. New condominium developments since 1980 are shown on Table 5.2. Apartment complexes in the city include Ridgewood Oaks Apartments and Olde Mill Apartments on Maple Street in the northeast comer of the City. and Harbor View Apartments north of Campbell Road in the southwest part of the City. COMMERCIAL The major commercial area in Saugatuck is the City Center. which is primarily tourist oriented, with some establishments serving local residents. Businesses include a bank. hardware, furniture, restaurants. drug store. clothing, tourist accommodations and many other tourism related activities. Other commercial activities are scattered throughout the City and along the waterfront. Boat storage and repair facilities represent a different type of commercial use and line the waterfront throughout the City. The largest of these is located between Holland Street and the Kalamazoo River. INDUSTRIAL Industrial activity in Saugatuck is limited to one site near Culver and Griffith Streets. The site is occupied by Rich Products. which produces food products (fruit pies). Another site on Water Street. formerly occupied by American Twisting Co .. is vacant. There are no other occupied industrial sites in the City, nor are any available. PLANNING AREAS Eight planning areas have been identified within Saugatuck. These planning areas represent portions of the City within which particular land uses or other characteristics give a distinguishable identity or quality. Some people may identify with these areas as "neighborhoods". Following are brief descriptions of existing land use. These descriptions are based on the planning/neighborhood areas depicted on Map 5.3. City Center The City Center is the most intensely developed area of Saugatuck. It includes the central business district. restaurants and shops. and is the focal point of much of the City's activities. During the summer months. the City Center is heavily used by tourists. Much of the revenue gained locally through tourist expenditures comes from this area. The City Center is known throughout the state for its excellent antique shops and art galleries. The City Hall is an historic building and also serves as a tourist attraction. This area expresses the style. activity, and scenic and architectural qualities that make the City one of the most unique in the region. Generally. the structures are small, simple, and classical in design. They reflect tum of the century commercial demand for limited and accessible retail space. Unlike most cities, much of the original architecture has survived. The style remains simple, spare, utilitarian and elegant. The atmosphere is informal. The scale is human and pedestrian and compliments the surrounding natural environment without overpowering it. This unique City Center preserves the history of Saugatuck and establishes a sense of comfort and place. Center Transition Area The area immediately north of the City Center along both sides of Butler Street is occupied by 22 single-family structures. The homes are typically old and large. Some are over a hundred years old, with historic qualities. Many of these homes have become difficult to heat and keep in good repair because of their age and size. The homes are primarily white and wood frame and are in good repair. Most structures are occupied on a year-round basis. Water Street Shoreline Most development along Water Street is waterfront oriented. This includes public and private marinas. restaurants capitalizing on the waterfront view, tourist attractions offering boat rides. and charter boats. A number of substantial commercial investments along the waterfront have made this area one of the City's most active. There are approximately ten single-family homes. four multi-family structures. including a new twenty-four (24) unit condominium, and transient lodging facilities, the largest of which has forty units. The water line is almost entirely lined with bulkheads and utilized for boat docks. The waterfront area is a natural extension of the City Center in terms of tourist activity. Tourists visit the shops and galleries in the City Center, then City of Saugatuck Comprehensive Plan ~ �walk the boardwalk along the water and perhaps eat there. Both areas are closely related in terms of contribution to the City's economic base and tourism orientation. Lake Street The Lake Street area follows the shoreline of Kalamazoo Lake between Griffith Street and Blue Star Highway. Land uses in this area include approximately 35 single-family homes, several condominium developments. several transient lodging establishments, a marina, some commercial facilities , and the City's largest industry. Rich Products. Many of the singlefamily homes are seasonal dwellings occupied only during the summer months. Park Street Park Street follows the west bank of the Kalamazoo River. There are approximately 100 single-family structures in this area, most of which are occupied by seasonal residents. Other land uses include tourist lodging facilities and waterfront oriented commercial uses. Approximately twenty new single family homes have been built along Campbell Road. Much of the area was platted in an uncoordinated and unplanned manner. Many of the plats along Park Street are either long and narrow, or are small in overall square footage. Platted lots range in size from 6 ,000 square feet to 25 ,000 square feet. Mt. Baldhead The HHill" This area is located "on the hill" above the City Center, Lake Street and waterfront areas and consists primarily of single-family homes. The homes are typically 30-60 years old and in good repair. The area is uncongested and is affected by tourist activity only at the fringes , where traffic enters the City along Holland Street, the City's main entrance. This area contains most of the City's permanent (year-round) residents Holland Street Holland Street is the main entrance into the City from the north. The street is lined with trees and residences and gives visitors a favorable impression as they enter the City. Most of the residents are year-round, although there are some seasonal residences fronting the Kalamazoo River. Maple Street This area is underdeveloped, except for cityowned utilities (water wells) and approximately eight single-family homes. Additional homes are being built above a deep and scenic ravine which traverses this area. The area contains some wetlands and areas with development limitations. This area is the last substantial tract of vacant property in the eastern part of the city, covering approximately 60 acres. Ownership is in large tracts. There are no recorded subdivisions. Across from Maple Street in Saugatuck Township are commercial uses including warehouses and storage sheds. The Mt. Baldhead area is one of the most unique, scenic, and beautifully preserved mature dune areas along the Lake Michigan shore. Most of the dune area is vegetated, forested and stable. There are some "blow-out" areas free of vegetation through wind disturbance and some areas that have been cleared for recreational purposes. The area is recognized by the Michigan State Department of Natural Resources as an Area of Particular Concern (APC). The dune area covers approximately 300 acres, 150 acres of which is owned by the Presbyterian Church, 75 acres by the City of Saugatuck, and the remainder in large private holdings. The only development is the Oval Beach Lakefront swimming and recreation area. The Mt. Baldhead area is an important component of the City's attractive natural environment, and enhances the City Center and the waterfront. With those areas, the forested dunes and Mt. Baldhead complete an attraction that provides unparalleled visual quality, contributing to a vital active tourist economy. Mt. Baldhead is not only an important natural resource for the entire state and country, but also a "display case" for the City itself and therefore has a direct and positive influence on the economic vitality of the community. lllSTORIC & ARCHAEOLOGICAL FEATURES Some archaeological sites and historic sites can be found in Saugatuck. Historic and archaeological sites are designated by the Michigan Bureau of History. Historic Buildings and Sites The Michigan State Register of Historic Sites was established in 1955 to provide official City of Saugatuck Comprehensive Plan �■ TABLE 3.3 STATE HISTORIC SITES DESCRWTION Sawtatuck: All Saints Episcopal Church Singapore (Village Hall) WCATION 252 Grand St. Marker on Village Hall on Butler St. Clipson Brewery Ice House - 900 Lake St. Twin Gables Hotel (Singapore Country Inn is commonname) 888 Holland Horace D. Moore House St. 736 Pleasant Warner P. Sutton House (Beachwood Manor) St. Fred Thompson-Willliam 633 Pleasant Sorin~er House St. Source: Michigan Bureau of History recognition for historic resources in Michigan. Designated historic sites have unique historic, architectural, archaeological, engineering, or cultural significance. There are six State historic sites in Saugatuck, which are listed on Table 5 .3. Singapore, Michigan's most famous "ghost town" and once a thriving lumber town, lies buried at the mouth of the Kalamazoo River. A plaque commemorating its existence stands in front of the Saugatuck City Hall. State historic site designation does not include any financial or tax benefits, nor does it impose any restrictions upon the owner of the property, unlike similar designations under federal law. Historic Districts Architecture in the City Center of Saugatuck is generally late nineteenth century Victorian, with some commercial and residential structures built forty years before the Victorian period. The oldest structures are characterized by their wood frames, gabled roofs and false fronts . They are typical of early mercantile establishments and reflect the area's lumber harvesting industry. The later Victorian structures are typical of small towns and are predominantly of masonry construction. While none are larger than two stories, several have large floor areas due to long, narrow floor plans commonly used. Original facades are not elaborate in their architectural detail, however several stylistic elements are present including Italianate cornices and brackets, and Greek revival entablatures end pediments. Other particularly interesting features include press-tin ceilings and cornices and lead-glass transoms. Saugatuck has taken local steps to preserve its historic character and particularly the City Center area. PA 169 of 1970 permits the legislative body of a local government to regulate the construction, demolition and modification of all structures within a designated historic district. The City of Saugatuck has established an historic district within the oldest part of the City. Within this district, construction, demolition and modification of structures must comply with requirements set forth in the wning ordinance. Historic districts provide a means for the community to protect its historic resources from development pressures. The Saugatuck historic district is shown in Map 5.4. Archaeological Sites Archaeological sites are of particular scientific value to the fields of anthropology, ecology.and biology and may have historic or ethnic significance as well. There are 120 archaeological sites scattered throughout Saugatuck Township, Saugatuck and Douglas. mostly related to Ottawa and Potawatomi cultures. Their exact locations have not been disclosed by the Bureau of History in order to protect them from exploitation. Recipients of Federal assistance must ensure that their projects avoid damage or destruction of significant historical and archaeological resources. The Michigan Bureau of History reviews these projects to assess their impact on archaeological sites. The Bureau of History also recommends that those proposing development projects in Saugatuck contact the State Archaeologist to determine if the project may affect a known archaeological site. This is particularly critical given the existence of Indian Burial sites in the area. If an important archaeological site will be affected, archaeologists will negotiate a voluntary agreement to preserve those artifacts. The Bureau of History serves in an advisory capacity and has no legal authority to restrict development rights. City of Saugatuck Comprehensive Plan ~ �Saugatuck MAP 5.1 LAND USE/COVER WATER URBAN EI]. 113 Single Family ....... ........ ....... 115 Mobile Home 1,11,11,1, 1,1,1,11,. ■ ......••• ~ 124 Neighborhood Business 126 Other Institutional 193 Outdoor Recreation FARMLAND □ ~ ~ ~ IIIIill I RANGELAND II mm WETLAND 611 Wooded Swamps 612 Shrub Swamps 621 Marshland Meadow 622 Mud Flats BEACH 21 Cropland 22 Orchards 52 Lakes ~ ~ 72 Beach At Riverbank 73 Dunes 31 Herbaceous Rangeland 32 Shrub Rangeland WOODLAND ~ 412} 414}Broadleaf ■ 421} 429}Conifers August 1989 I. I I I DATA SOURCE: MDNR Planning & Zoning Center Inc, Lansing, Ml �N A r---.0 600 1200 Scale1 " = 1212ft City of Saugatuck LAND USE/COVER 1800 �- II- Saugatuck MAP 5.2 EXISTING LAND USE l§ffl Mulltiple Family Residential ruill m~ rrrrrrm Res,.dent'1a1/Commerc1a . I l;;,:ili..;J mm Junkyard ■ Commercial ~ Mobile Home Park II ffl Vacant ffiIIl] Wetland D Water ~ Single Family Residential Boat Storage/Marina Industrial [it] ·..:..:..:.,:j ~gg Agricultural - Orchard Recreational Agricultural August 1989 SOURCE: PZC Land Use Survey Planning & Zoning Center, Inc, Lansing, Ml �N City of Saugatuck EXISTING LAND USE A ~lillll 0 500 1000 1500 Scale 1" = 1032' ~ ,. . / ~· .· , , . ,,, , ,,-:·) ,; ~ i. ~~ - ,. 1~ arY ·, lffi ~~ ~~/. @II !fl ~ ~ ' / l::. I If lj \4i4 ~·14J ; :mmm: 1e ri HmTI Dr: ~:mr,.:..§mmi ill rrm ,-z1 "~•........,...__,.,,,_,., I ._.; ,,■ = ··:'_:·~~ : ~~ ,-;~ '.;, ~•A, 1/· · ¼_ • ~ ri;B• ~ ~ ~: ~,,::, -✓ 1 ,•.•.. • • V &al "' / ,' ,, r~ , ~ . (111 -~~ ◄ ~ ". '" ,.1· , ,. ;f;',\ ,,. : , / /2 ~ j ,,.,. /,,;,j;', �.II N A ,.._.._.. 0 600 1200 Scale 1'' = 1212 ft KALAMAZOO LAKE MAP 5.3 PLANNING AREAS ,, ■ City Center § Lake Street ■ m The Hill [] Maple Street Center Transition ~ Water Street August 1989 DATA SOURCE : Saugatuck Planning Commisssion Saugatuck ■ ~ m Park Street Mount Baldhead Holland Street Planning & Zoning Center Inc, Lansing, Ml �N A 0 4,000 8,000 Scale 1" 12,000 ft = 9060 ft MAP 5.4 SAUGATUCK HISTORIC DISTRICT ■ Saugatuck Historic District August 1989 DATA SOURCE : City Of Saugatuck Ordnances Planning & Zoning Center Inc, Lanling, Ml �6-1 Chapter6 PUBLIC FACILITIES AND SERVICES NON-PARK PUBLIC FACil.JTIES A listing of all non-park public facilities in the City of Saugatuck is found on Table 6.1. This includes police and fire stations, municipal government offices, vacant lands and other public facilities. All are found on Map 6.1. UTILITIES Sewer and Water The Saugatuck-Douglas area sewer and water systems are managed by the Kalamazoo Lake Sewer and Water Authority, which is responsible for operation and maintenance and provides water production and wastewater treatment. Each participating community is responsible for providing and financing their own infrastructure. The KLSWA performs the construction work or contracts it out. The service areas for the sewer and water systems, shown on maps 6.2 and 6.3. extend only for very short distances into Saugatuck Township. Most of the developed part of the City is served by both water and sewer, and the system is designed to accommodate expansion and addition of new lines. Numerous engineering studies have been conducted which discuss various alternatives for improvement of utillties. These include using Lake Michigan for the municipal water supply and extending public utilities into the Township. Proposals must take into consideration the permanent population, seasonal population, number of daily visitors, and future industrial flow. Peak periods for public utillties in the area are more pronounced than in typical communities due to the relatively high seasonal and daily visitor population, especially pronounced in the City of Saugatuck. Water System The reliability of the water system depends on water supply sufficient to meet peak demands. storage capacity to provide fire flows for sufficient duration, adequate water pressure and distribution system loops. The existing system is deficient with respect to meeting peak demands. The water is not treated, except for chlorination and iron sequestering. Parts of the current water system date back to 1907 in Saugatuck, and to 1914 in Douglas. In addition, the water mains are old, small and substandard, leaks are a problem on older service lines and there may be some unmetered taps. Growth is restricted in areas not serviced by the system and is limited overall at present because of insufficient pumping capacity. The existing water system also has many dead end lines, which are susceptible to water discoloration and development of tastes and odors due to stagnation. The best arrangement for water mains is the gridiron system, where all primary and secondary feeders are looped and interconnected, and the small distribution mains tie to each loop to form a complete grid. If an adequate number of valves are inserted, only a small 1 block area will be affected in the event of a break. A primary feeder from the Saugatuck wells to the system's primary 12" feeder loop has been installed, and all of the primary 12" feeder loop has been completed, including two river crossings. In 1984 and 1985, a one million gallon above ground storage tank was constructed, which allowed Saugatuck and Douglas to meet normal and fire protection demands. If Saugatuck Township is included in the system, the storage tank is adequate for fire protection for the near future, but additional capacity is needed if service were extended to the southern portions of the Township. Recent chemical contamination of the Douglas municipal water supply has led to an overburdening of the City of Saugatuck water system, which is presently serving the entire network and is working at full capacity; 24 hours per day during peak months. This has led to restrictions on non-essential uses such as lawn sprinkling, car and boat washing, and has reduced the minimum reserve needed (600,000 gallons) for fire protection down to 2/3 of the needed amount. A moratorium has been imposed on new development other than one or two family dwellings. The pumping capacity of both wells has dropped due to depletion (drawdown) of groundwater. City of Saugatuck Comprehensive Plan �- ■ 6-2 TABLE 6.1 (NON-PARK} PUBLIC PROPERTY & PUBLIC FACILITIES INVENTORY CITY OF SAUGATUCK USE SIZE* CONDmON VALUE NAME LOCATION City Hall City offices, council chambers 3338 Wash- Public works in.lrton Rd. 3338 Washin.lrton Rd. Water Maple St. Built 1882, remodeled 1989 Built 1985 $475,000 Built 1985 $25,000 Maple St. Water Built 1973 $80,000 Park St. Residence $94,000 Butler & Restrooms Remodeled 1978 Built 1988 Restrooms Fair $6,400 Restrooms Fair $13,000 Poor $4,000 Maintenance bldg. Sand & salt storage Pump House #1 Pump House #2 Mt. Baldhead Park Butler St. comfort statoin Park St. comfort station Water St. comfort station Beach storage bldg. • Land = 102 Butler $275,000 $65,000 $97,000 Main Mt. Baldhead Wicks Park Oval Beach Storage, restrooms, concessison acres or square feet (Building = Square feet) Communications from the Michigan Department of Public Health have demanded that substantial progress be made towards a solution to the water supply problem in the near future. The Health Department has also questioned the usefulness and reliability of both Douglas wells because well # 1, which is out of use, is contaminated, and well #2. which is used for emergency purposes only. may become contaminated through further use. As a result. alternatives for additional water sources are currently under review, with Lake Michigan and the City of Holland water system being considered the most viable options. Engineering studies have indicated a cost of nearly $4.5 million for construction of a Lake Michigan water treatment facility which would provide a clean and abundant source of water. A large service area. formed by including large portions of Saugatuck Township, would reduce the per capita cost burden on users. This facility would be capable of pumping 3 million gallons per day. which could serve the needs of all three communities well into the future. This, combined with a desire to retain local control over the water system. makes using Lake Michigan water the favored alternative. Sewer System Wastewater treatment is provided at a treatment plant located in Section 10 of Saugatuck Township. The facility was constructed by the City of Saugatuck and the Village of Douglas in 1980. The treatment system provides biological and clarification processes for the reduction of BOD (biochemical oxygen demand) and suspended solids, including chemical precipitation for the reduction of phosphorus from fertilizers and detergents. The plant has two aerated lagoons and was designed for incremental addition of lagoons to accommodate increased wastewater flow. The facility was designed for City of Saugatuck Comprehensive Plan ~ ,_,, �6-3 heavier BOD loading than other facilities its size, in order to accommodate a pie factory, and thus may not need more capacity of that type for many years. The discharge is to the Kalamazoo River on the north side of Saugatuck. In 1957, many of the storm sewers in the City of Saugatuck were converted to sanitary sewers. This system was expanded in 1979 with PVC pipe, and some improvements were made to the old system. Douglas and Saugatuck merged their facilities in the late 1970's to form the KLSWA. The capacity of the sewer system is sufficient to meet the needs of Saugatuck and Douglas until approximately 2008. The capacity of the wastewater treatment facility would have to re-rated to 1.2 MGD for the Township to use the system until 2008. The treatment facility was designed for a twenty year planning period through 1998, based on a population tributary of 7,695 and a wastewater flow of 0. 75 million gallons per day (MGD). The treatment facility is rated at 0 .8 million gallons per day by the Michigan Department of Natural Resources (MDNR). The facility was designed for a peak flow of 2 MGD. The present average flow is 0.4 MGD. A larger flow can be accommodated by increasing hours of operation, provided that the lagoons can treat the sewage well enough. An engineering study in 1987 determined that August (maximum day was Aug. 14) is the month of peak flow for wastewater, with 0 .598 MGD. Based on the study, the treatment facility operated at 75% of flow capacity, 55% of BOD capacity, and 300/2 of suspended solids capacity. Existing effluent quality and treatment efficiency was found to be excellent. Increasing the rated capacity of the facility to 1.2 MGD with two aerated lagoons would accommodate all three jurisdictions through 2008 and possibly beyond. Pursuing this option would require detailed preparation of data accompanied by a formal request to the DNR from the KLSWA. Further capacity could be obtained by adding another aerated lagoon, estimated to cost $900,000 in 1987. Storm Sewers There are very few mapped stormwater drains in Saugatuck. Drainage has not been a significant problem in most developed areas because of sandy. high permeability soils and lack of large paved areas. However, there are some problems in low-lying areas. There are suspected to be some stormwater drains, individual residential and business gutters flowing into the sanitary sewer system which need to be removed. Efforts are currently underway to improve stormwater drainage. County Drains There is one County drain locted within Saugatuck. The Golf drain follows Goshorn Creek and aids in removal of water from a low lying wetland area in the northeast portion of the City. Gas, Electric and Telephone There are no major gas or oil pipelines in Saugatuck. Gas service is provided by the Michigan Gas Utilities Company and approximate locations of gas mains are shown on Map 6.4. Electricity in Saugatuck is provided by Consumers Power Company. Telephone service is provided by General Telephone and Electric Co. (GTE). TRANSPORTATION Transportation facilities within the area include streets and roads and a public transportation system (Interurban). Saugatuck is served by a major Interstate highway (I-196), with access two miles away in Saugatuck Township, and by a State highway (M-89), located four miles to the south in Saugatuck Township. Blue Star Highway, part of the Great Lakes Circle Tour, is the other major highway serving the area. The nearest railroad is the Chesapeake and Ohio RR, which runs north and south five miles east of the City boundary. Kent County International Airport is within 50 miles and is served by 3 major airlines, with 126 flights per day. Parking is an important issue in the City Center because of the daily and seasonal tourist economy. It is crucial that adequate parking facilities be provided to stimulate and maintain the vital tourism in the City. The area is also served by Greyhound Bus Lines. Streets and Roads Streets and roads are classified according to the amount of traffic they carry and the nature of the traffic. Four common categories are local streets, collectors, local arterials, and regional arterials. Local streets typically provide access to residences, with speeds from 20 to 25 mph (Mason St.). Collectors connect local streets to arterials and speeds average 25-35 mph. (Holland St.). Local arterials facilitate larger volumes of traffic which originates and terminates within the area, with a trip length of ten miles or less and an average speed of 35-45 City of Saugatuck Comprehensive Plan �- p 6-4 mph. (Blue Star Hwy.). Regional arterials are typically used for high speed through traffic, and access to the roadway is usually limited (1-196). Locations of collectors. local arterials and regional arterials are shown in Map 6.5. Each class of street has an important function in maintaining the efficient flow of traffic and it is essential that adequate transportation facilities exist or can be efficiently provided. Some up-to-date traffic counts for Blue Star Highway are available. A recent count for Blue Star Highway at two intersections in the Township only considers northbound traffic, missing traffic entering Saugatuck from exit 41 on 1-196. Other existing traffic counts for area roads are inadequate for planning purposes. Accurate and up-to-date traffic counts are needed in order to make some decisions pertaining to priorities for road improvements. monitoring of flows, evaluating impacts of proposed new development, and projecting future traffic conditions. Table 6.2 shows what very limited information is presently available from the County Road Commission. PA 51 of 1951 provides for the classification of all public roads. streets and highways for the purpose of managing the motor vehicle highway fund. The two classifications which pertain to the City of Saugatuck are "Maj or Street" and "Local Street". These roadways are shown in Map 6.6. Funding is provided to cities and villages for street maintenance and construction TABLE6.2 EXISTING TRAFFIC COUNTS DATE WCATION 4L3L78 Blue Star & 64th 130th E &Wof Blue Star Blue Star & 129th 1959 & 1968 (same count) July 1987 (2 different days) 1969 VOWME Old Allegan, east of Blue Star 1982 130th & 70th, east of Lakeshore Dr. July 1987 North 135th at Blue Star (northbound) July 1987 129th at Blue Star (northbound) October 1985 Center at Blue Star 5,319 368 10,575 8,256 336 285 7,018 6,192 10,861 based on the number of miles of streets by class. within each community. Saugatuck has 3.03 miles of Major Streets and 8.94 miles of Local Streets under Act 51 designation. Parking The scenic natural setting of Saugatuck. its reputation as a haven for artists, unique commercial and residential character, and its proximity to major metropolitan areas, make it an attractive resort center. With this comes overcrowding of the City Center with automobiles on summer weekends. Several recent studies indicate that most of the congestion occurs in an area along Butler and Water Streets. The downtown area has become saturated and alternative parking facilities have been suggested as a result of those studies. One alternative is a park and ride system, which utilizes a parking lot at the periphery of the City and a shuttle from that lot to the downtown area. The existing Interurban system could be used for such an alternative. ThiS concept, if implemented, could also relieve some of the congestion from the City Center area and make it an even more attractive place to visit. Other alternatives suggested in recent years include construction of additional parking lots or parking ramps. and changes to existing parking spaces, including downsizing and reducing the permitted parking period. Each alternative has proponents and detractors. A mechanism to resolve the current impasse is being sought. Entrances Into the City Holland Street to the north and east is the main entrance into the City from the north (from 1-196). It is typical for vehicles to enter the City on Holland. then turn onto one of three eastwest streets and proceed into the City Center along Butler. Holland is heavily travelled for a two lane residential street and has remained primarily residential from the City limits to Mary Street. A restaurant and the City's largest marina are located along Holland Street. Butler Street serves as the "main street" for the Center City area, with commercial development on both sides of the street. It is heavily travelled during the tourist season. Lake Street at Blue Star Highway is the City's second major entrance. Traffic volumes result from traffic going to the City Center area and from traffic associated with the industrial use, Rich Products. The industrial location generates a significant amount of truck traffic. The City of Saugatuck Comprehensive Plan ■ �6-5 intersection with Blue Star Highway, while aesthetically pleasing, raises safety questions because of a combination of high speed traffic, poor visibility due to vegetation and curvature of the Highway, and lack of signaling. However, current traffic volumes do not justify further action at this time. Street Conditions Many streets in the City are built on an unstable clay base. which causes pavement to crack and deteriorate because of excessive shrink-swell potential. Storm water drainage is also inadequate many places, and water remains along the sides of some roads or runs across the roads, eroding the base and pavement. Recently paved roads, including Elizabeth Street in 1988 and East, West, Takken and Taylor Streets in 1989. have had a sand cushion and underdrains installed. Some roads in the northern and western parts of the city are unpaved, but are not used frequently or only in the summer. In the 1988 Public Opinion Survey. 46% of City respondents rated street maintenance as "poor". while 68% rated street resurfacing as "poor". Interurban The Interurban is the area's public transportation system and is funded in part by a 1 mill assessment. The service was started in May 1980 as a two year experimental project and was initially funded at lOOo/4 by the State. Following the experimental period, some of the cost burden was borne by the trt-communities through the 1 mill assessment. The system has four buses and in 1988 there were approximately 3 7,000 riders. A new maintenance facility in Douglas. to be completed in the spring of 1990, is being constructed at a cost of $211,000 entirely with state and federal funds. It is possible that the Interurban could be used to shuttle people to Saugatuck from remote parking facilitates and ease the parking burden there. The Interurban is governed by a board consisting of members from all three communities. POLICE, FIRE AND EMERGENCY SERVICES Police The City of Saugatuck maintains its own police department, which is housed in the City Hall at 102 Butler Street. The department has two patrol cars and two full time police officers, including the Police Chief. There are also five part-time police officers. Extra demand for ser- vices occurs during the summer, particularly during festivals and holidays. Police protection is also provided by the Allegan County Sheriff Department and the Michigan State Police. The State Police maintains the Saugatuck Team post north of the Township on 138th Avenue in Laketown Township. The facility has one lieutenant, one sergeant, seven troopers and eight patrol cars. The Allegan County Sheriff Department operates a satellite post in Fennville. Fire Saugatuck is included in the Saugatuck Fire District. This district is managed by a five member Fire Authority. Saugatuck, Douglas and Saugatuck Township each appoint one person to the board. These three then appoint two other people from the area at large, subject to approval by the three communities involved. The Saugatuck Fire District has 35 volunteer personnel, including the fire chief. There are two fire stations, one located in downtown Douglas (47 W. Center) and another in Saugatuck Township near the intersection of Blue Star Highway and 134th Avenue. The latter is a new building designed to house six vehicles, offices and a meeting room with 9,600 square feet. It is located adjacent to the existing Maple Street facility. The Fire District maintains eight vehicles and one vessel: • 1975 Chevy Pumper • 1981 International Pumper • 1968 International Pumper • 1959 Ford Pumper • 1949 Seagrave Aerial • 1977 GMC Step Van • 1985 FWD Tanker • 1985 Karavan Trailer • Boston Whaler boat with pump Emergency Services Ambulance services are provided by the Fennville Fire District and by Mercy Hospital in Grand Rapids, dispatched from Holland. The Saugatuck Fire District maintains a first responder unit with 11 volunteers because of the distance from ambulance services. The first responder unit appears to average about 10 calls per month . SCHOOLS Saugatuck is served by the Saugatuck school district. The school system operates two City of Saugatuck Comprehensive Plan �- ■ 6-6 facilities. Douglas Elementary School accommodates grades K through 6 , and Saugatuck High School accommodates grades 7 through 12. In addition to being used for educational purposes, the schools also have indoor and outdoor recreation facilities. Enrollment is approximately 550 students. OTHER COMMUNI'IY FACllJ.TIES There is more than 97 acres of public land in Saugatuck, most of which is parks (see Chapter 7). Other publicly owned facilities are listed in Table 6. 1. SOLID WASTE DISPOSAL PA 641 of 1978 requires that every county prepare both a short term (5 year) and long term (20 years) solid waste management plan. The plan must be approved by the County Planning Committee, the County Board of Commissioners and by at least 2/3 of the municipalities in the county. The Allegan County Solid Waste Plan dates from 1983 and covers a twenty year planning period. It is presently being updated. The County generates about 220 tons per day of solid waste and has to rely on landfills outside of Allegan County. Solid waste removal in Saugatuck is handled entirely by private haulers. The waste stream from the County, and thus from the City, is expected to increase due to population and tourist increases brought about by the area's shoreline, natural attractions, and proximity to Grand Rapids. The Saugatuck area is defined in the Solid Waste Plan and encompasses Saugatuck Township, Saugatuck and Douglas, as well as small portions of the adjoining communities. The Saugatuck area currently generates 11.3 tons of solid waste per day. In some outlying rural areas, 5-100/4 of the residential waste generated is disposed of or recycled on site. In urban areas, approximately 5% of residential waste is being recycled or scattered by indMdual efforts. The contributors to the solid waste stream by land use are shown in Table 6.3. Table 6 .4 shows the results of a study conducted by the Northeast Michigan Council of Governments (NEMCOG) in the early 1980's. The study involved counties with both urban and rural characteristics. much like the Saugatuck Township, Saugatuck and Douglas area. Solid waste generated has been broken down into specific categories. The numbers probably do not match the actual breakdown of TABLE6.3 TONS GENERATED PER DAY BYLAND USE SOURCE Residential Commercial Industrial Other Not Collected QUANTI1Y (PER DAY) 6.5 2.8 1.8 0.7 -0.5 11.3 NETTOTAL Source: Allegan County Solid Waste Plan TABLE6.4 SOLID WASTE COMPOSITION 1YPE POTSW • Combustible Wastes Paper Plastics Wood Yard Wastes Textiles Food Wastes Rubber Misc. Organics Percentage (%) 44.8 9.2 3.5 4.1 4.2 11.5 2.2 3.0 82.5 TITTALS Noncombustible Wastes Glass Ferrous Aluminum Other nonFerrous Misc. Inorganics TITTALS 5.3 6.6 0.8 0.5 4.3 17.5 • Proportion of Total Solid Waste Source: Allegan County Solid Waste Plan TABLE6.5 PER CAPITA WASTE GENERATED USE Residential Commercial Industrial Average Overall QPE • (LBS. PER DAY) 2.9 5.75 10.6 4.7 • Quantity Per Employee Source: Allegan County Solid Waste Plan City of Saugatuck Comprehensive Plan �6-7 solid waste components in the trt-community area, but give a rough estimate of the components. Per capita waste generated from various land uses is shown in Table 6 .5. The Allegan County Solid Waste Plan projects that solid waste output for the Saugatuck area will increase by 32% by 2000 to 14.95 tons per day due to projected population increase. The goals and objectives of the plan focus on reducing the waste stream through separation and recycling, using private haulers for waste collection, recovering energy from the solid waste stream and providing the public with opportunities to develop solutions for solid waste disposal problems. A recycling center is currently in operation on Blue Star Highway adjacent to 1-196 and exit 41. The center is partially funded by Saugatuck, Douglas and Saugatuck Township and is very well used. Allegan County Resource Recovery maintains the facility, which collects newspapers, plastics, glass, aluminum and brown paper bags. Pickup of metal appliances and tires is also possible by contacting the center. The recycling center was started in 1984. State regulations prohibit operation of a new landfill on: • Land considered by the DNR to be a State recognized unique wildlife habitat. • Land in the 100 year floodplain. • Prime agricultural lands. • A DNR designated and officially mapped wetland. • So close to an historic or archaeological site that it can be reasonably expected to produce unduly disturbing or blighting influence with permanent negative effect. • In a developed area where the density of adjacent houses or water wells could be reasonably expected to produce undue potential for groundwater contamination. Due to the presence of wetlands in the City (Map 4 .4), critical dune areas (Map 4.12). land in the 100 year floodplain (Map 4.3), and areas susceptible to groundwater contamination (Map 4.10), not much is left for potential landfill sites. Furthermore, most of those sites which may be environmentally suitable for landfills have already been developed. Thus it not possible for a landfill to be located within existing City boundaries. City of Saugatuck Comprehensive Plan �I,-------------------•■ N A . ,..___ 0 600 1200 Scale 1" = 1212 ft I I I MAP 6.1 PUBLIC FACILITIES 1) City Hall 2) Public Restrooms 3) Waterwell August 1989 Saugatuck 4) Fire Station 5) Saugatuck High School Planning & Zoning Cen18r Inc, Lansing, Ml �N A jilFW W 0 -- 4,000 8,000 12.000 h Scale 1• • 9060 ft MAP 6.2 WATER SYSTEM I-# IWater Mains ~ Saugatuck Reservoir ■ Proposed Water Intake & Treatment area j O@ Ore August 1989 I Existing Well Locations OAT~ SOURCE: Williams & Works, Inc. Grand Rapids Planning I Zoning Cen18r Inc, Lansing, Ml �■ I N A MAP 6.3 SEWER SYSTEM Saugatuck I~ISewer Lines 1,1 Discharge Line August 1ffl DATA SOURCE: Williams & Wor1<a, Inc. Grand Rapid& Planning & Zoning Centar Inc, Lansing, Ml �N A 0 4,000 8,000 12,000 ft Scale 1" = 9060 ft MAP 6.4 GAS MAINS j Saugatuck /I Gas Mains August 1989 SOURCE:Michigan Gas Utilities Company Planning & Zoning Center Inc., Lansing.Ml �,-~------------------- ■ N A MAP 6.5 STREET CLASS I Fl CATIONS [ZJ [Zl 0 Regional Arterials I/ I Saugatuck Local Streets Local Arterials conectors August 1989 DATA SOURCE: PZC Planning & Zoning Cenller Inc, Lansing, Ml �N A 0 600 Scale 1" 1200 = 1800 1212 ft wl MAP6.6 ACT51 ROADS IZI 0 Saugatuck Major Street County Primary August 1989 DATA SOURCE: MOOT Planning & Zoning Center Inc, Lansing, Ml �7-1 Chapter7 RECREATION AND OPEN SPACE arks, recreation, and open space are essenP tial to the quality of life of area residents, and are an important component of the local tourist economy. They enhance property values, as well as physical and psychological well-being. Parks and open space define the character of each area community, create the scenic atmosphere which stimulates tourism, and provide the basis for popular local leisure activities. Recreation needs are regional in nature and plans must view local recreational offerings as part of a regional recreational system. Local governments, schools, private entrepreneurs, the County, and the State each have a central role in serving local and regional recreational needs. ADMINISTRATIVE STRUCTURE The City of Saugatuck's parks are maintained by the City through its Department of Public Works. Park planning is done by a committee of three City Council members, who are overseen by the City Manager and the full Council. Douglas parks are maintained by the Village's Department of Public Works under the Village Council's Parks and Buildings Committee, which reports to the Village Council. The Township formed a Township Park and Recreation Commission in November 1970, which is an independent governmental entity charged with provision of parks and recreational programs to area citizens. The Commission has six elected members, and is staffed by a parttime maintenance person. Representatives from both Douglas and the Township may be elected to sit on the Commission. The Commission completed the Saugatuck - Douglas Area Parks and Recreation Plan in February of 1985 and updates the plan periodically. Revision of the plan is currently underway. Allegan County prepares and periodically updates a countywide parks and recreation plan. County parks are administered by a tenmember County Parks and Recreation Commission whose members include the Chairs of the County Road Commission, the County Planning Commission, the County Drain commissioner, two County Commissioners, and five members appointed by the County Board of Commissioners. The Commission meets on the first Monday of each month. It sometimes provides financial assistance for local recreational efforts which advance the County Recreation Plan. AREAWIDE RECREATIONAL OPPORTIJNITIES Recreation can be separated into four main categories: physical, social, cognitive, and environmentally related recreation. The former category focuses on sports and various physical activities. Social recreation looks at social interaction. Cognitive recreation deals with cultural, educational, creative, and aesthetic activities. Environmentally related recreation requires the natural environment as the setting or focus for activity. Each of these categories in some way relates to the others. Physical Recreation Intramural athletics are popular for children and young adults in the area and are offered through the summer recreation program. Activities include softball, baseball, rocket football, volleyball, bowling and others (see Table 7.1). The elementary school has a newly expanded playground and Kid's Stuff Park. Playgrounds are also found at River Bluff, TABLE 7.1 SUMMER RECREATION PROGRAMS ACTIVITI T-ball for kids Little League Pony League Slow-pitch softball Fast pitch softball (girls) Semi-competitive softball (boys) Rocket football Swimming: beginner, advanced beginner, intermediate, swimmer, basic rescue & advanced lifesaving City of Saugatuck Comprehensive Plan 1989 PARTICIPANTS 40 46 19 10-18 27 15-20 57 66 �.-7-2 TABLE 7.2 INVENTORY OF OUTDOOR RECREATION . . • • ... - ... ~i jj I~: g u •• S11:e l.ocat lon (acre ■) g _. - u .... :;; .. •l ; "' t◄ : !; I.River Bluff 27 X X 2,Sundown .4 X X J.>.,aalanchier S.H. Beerv Field 1.2 X X 20 X X 7.union St. Launch a.center St. Launcl IO.Villa2e Souare 11 • IJick.s Park. 12.Willow Park. l).Cook Parlt 14.Soear St. Launch i IQ~ X )I X )I X JI X X X X X X X X JI ~ X X .,- X X - X 51 X X )I X 16. Oval Beach 36 X X X X X 60* X X X X )( X X X -X 20. Hilth School X X X X 21. St. Peter's 23. West Wind KOA X X x· IS.Ht. Baldhead 22. 63rd St. Launch s; L~ X X .s 8.6 X 6a X )I - 19. Elementarv Sch. ◄ X 2.s 154 : ◄ :a X X - 17. Tallma2e Woods 18. Old "Airoor.t" . I ~ X X C: C X 1.4 6,Schultz Park .I11~ .. X JI 4 4. Ooul!.laa Beach . ... 0 .. : ... . j • ~ .~~ 1. :: ~ •. : ~ : ~ ... ... ii 3 ~ • < ~ X .-- ..: 12 X X 24. Blue Star Uiway Roadside Park. X X X X X X X X 25. Riveraide Park. Sundown. Schultz. and Beery Parks and the Douglas Village Square. Aerobic fitness classes are offered at the High school. Walking, hiking, biking, boating, golfing, swimming, and cross country skiing are also popular. and enjoyed by a wide range of age groups. Social Recreation A variety oflocal clubs and activities provide social recreation for people of all ages. Festivals, community education programs, and intramural sports provide an opportunity to socialize. Senior citizens activities are organized through the New Day Senior Citizens Club of Douglas. the High School. the Masonic Hall, and various area clubs. Cognitive Recreation The tri-community area is rich in cognitive recreational pursuits. Festivals, art workshops, local theater. historic districts, an archaeological site, summer day camp, and community education programs provide cultural, educational, and aesthetic enjoyment. The Saugatuck Women's Club, Rubenstein Music Club, the Oxbow. Douglas Garden Club. and the Douglas Art Club are among the local clubs which organize cultural activities. City of Saugatuck Comprehensive Plan �7-3 Environmentally Related Recreation Area lakes, the Kalamazoo River. and state and local parks provide area citizens with unique outdoor recreation opportunities. They provide a location for a variety of outdoor activities including boating, fishing, swimming, nature study. camping, hiking, cross country skiing, and nature walks. These areas also serve the cognitive needs of area citizens and tourists by their scenic beauty and relaxing affect. In fact. the most valued attribute of area water bodies and open space to area citizens, as identified in the 1988 Public Opinion Survey, is not physical recreation. but the scenic view they provide. RECREATION INVENTORY Map 7 .1 identifies parks and recreational facilities in the tri-community area. Table 7.2 contains an inventory of these outdoor recreation facilities. There are also two eighteen hole and one nine hole golf courses in the area. This is much higher than typical for such a small population (the standard is 1 golf course per 50,000 people). and reflects the impact of tourism on local recreational facilities. A discussion of the size, condition, and planned improvements for selected area parks is shown in Table 7.3. Proposed recreation projects contained in the Saugatuck-Douglas Recreation Plan are listed in Table 7.4. Table 7.5 includes a schedule of other planned park and open space acquisitions and improvements. RECREATIONAL NEEDS AND USAGE The 1988 Public Opinion Survey highlighted those recreational facilities which residents feel are inadequate in the tri-community area. Table 7.6 lists these by jurisdiction. Non-Motorized Trails and Bike Paths Residents placed highest priority on additional bike paths, cross country skiing routes. and hiking trails. These needs are currently served by non-motorized trails in the Oval Beach/Mt. Baldhead area. The 1985 Saugatuck - Douglas Parks and Recreation Plan. identified bicycle trails as a high· priority and prepared a schedule of capital improvements to achieve this objective. These improvements have not been implemented to date. In 1984. the Saugatuck Township Park and Recreation Commission developed a list of rec- ommended bike paths in the tri-community area. Those recommended for Saugatuck are shown below in order of priority: • Park Streets from Campbell to Perryman. • Oval Beach road. Those recommended for Douglas are shown below in order of priority: • Center Street from Tara to Lake Shore Drive. • Ferry Street from Center to Campbell Road. • Lake Shore Drive from Campbell Road to the Village limits. A path on Blue Star Highway from the bridge to Center Street. which was the Village's first priority, has already been completed. Those bike paths recommended in order of priority for Saugatuck Township are: • Lake Shore Drive from 130th Avenue to M-89. • Holland Streets from Saugatuck to the Y. • Old Allegan Road from Blue Star Highway to 60th St. • Blue Star Highway from 129th Ave . to M89. The regional bike path system would connect with Saugatuck's chain link ferry to afford bicyclists east/west access. This connection runs down Holland Street and across Francis Street to the waterfront and will be served by inner city streets. without the need for additional right of way. At this juncture. bicyclists may ride the chain link ferry to Saugatuck's eastern border. Once on Saugatuck's eastern side. bicyclists could follow Saugatuck's proposed bike path system down through Douglas and south out of the Township. Bike path right of way would also extend north to Goshorn Lake along Washington Road. thereby connecting with Laketown Township. Another future extension could extend the system east along Old Allegan Road into Manlius Township. This is a scenic route , although somewhat hilly. Bicyclists wishing to pass through Saugatuck and on south through Douglas would need additional right of way from Lake Street to the bridge, thereby connecting with the Douglas bike path network. Douglas in tum would extend its bike path south on Blue Star Highway to connect with the Township system. Map 7.2 shows this proposed regional bike path network. Waterfront Open Space A survey of waterfront usage revealed that the most popular waterfront activity is viewing. The second most popular use varied by water- City of Saugatuck Comprehensive Plan �7-4 TABLE 7.3 PARKLAND INVENTORY ~ NAME OF PARK LOCATION PLANNED IMPROVEMENTS 1YPE/YEAR USES SIZE CONDITION pressbox-220 sq.ft., dugouts350 sq.ft., land52,000 sq.ft. 1 acre beach-36,400 sq.ft. nearly 1 acre, bathhouse280 .ft. pavillion-1326 sq.ft., land- 20 acres 66'xl20' pressbox & wash- None room poor; otherwise good Dou las Beery Field Center & Main Sts. baseball. playground, picnic Douglas Beach Lakeshore Dr. public beach & picnic Schultz softball, picnic, 130th & Kalamazoo River playground, launchramQ Union St. at Kal. launch ramp, River Qicnic area Union St. Launch RamQ Saug_. Twp_. River Bluff Kal River above 1-196 bridge; access from Old Al- leganRd. Sundown Blue Star Lake MI Bluff at 126thAve. Blue Star Hwy. south of Skyline Restaurant hilting. picnic, 27 acres boaters stop, nature study. swinging & sandbox picnics, watch66'xl50' ing lakes & sunsets, scenic turnout picnics, resting 30'x200' for travelers Fair None Good Acquisition/ '89 Good None newly installed entry road & pienicarea. New dock & picnic shelter Very poor pad for dumpster/'89, more ilowers/'89, toilet improvements/ 1990-92 new fence; needs landscaping/ 1989-1992 new flowers; needs new bollards & fence re- ~ fence work/1989, bollards/ 1989-90 airs Center St. Park Saug_atuck Village Square I Eastern end of canoe launching, picnics, scenic Center at Kalamazoo River viewing Butler & Main Streets Wicks Park Waterfront between Main & Mary Streets Willow Park Waterfront at Butler & Lucy Waterfront on Water Street Spear Street streetend Cook Park Boat Ramp 3 acres Poor tenni.s courts, drinking fountain, playground, benches, restrooms bandstand, boardwalk, benches, fishing, restrooms viewing area, benches picnic tables 2.5 acres Good 1/2 acre approx. Good 132 ft Good 132 ft. Good boat launch 66 ft. Good additional docking, public restrooms, gazebo ~ City of Saugatuck Comprehensive Plan �7-5 TABLE 7.3 (continued) PARKLAND INVENTORY NAME OF PARK Mt. Baldhead Park LOCATION Park Street Oval Beach Park Lake Michigan Tallmadge Woods USES picnic shelter, tables, restrooms, hiking trails, parking, stairway to obseIVation deck on top of dune, two obseIVation decks on liver beachhouse,concession stand, parking, picnic area. BBQ grills, viewing deck, stairs to beach, obseIVation deck, nature trails current use restricted body. Swimming was the primary use of Lake Michigan. powerboating for Lake Kalamazoo and Silver Lake (which also is popular for fishing), and nature study was the most popular for Kalamazoo River due to its large connecting wetlands and wide array of wildlife- including a large population of Great Blue Herons which have established a rookery in the area. In accordance with usage. the overwhelming majority of residents in Saugatuck cited preservation of existing waterfront open space and increased access to the waterfront as their highest waterfront need. Acquisition ofland and provision of access to Lake Michigan was given highest priority for the waterfront. Open space along Lake Kalamazoo and the Kalamazoo River were also given high priority by the majority of respondents. although the response was higher in the Village (64-69%) and Township (62%) than in the City of Saugatuck (48-50%). A large number ofrespondents also called for additional boat launching facilities. Parks Respondents were asked how frequently they used various local parks and the overwhelming majority responded "never". Oval Beach is used most frequently of the area parks by residents of each jurisdiction. and is used CONDITION SIZE 51 acres Good 36 acres Good 100 acres Good PI.ANNED IMPROVEMENTS 1YPE/YEAR new concession stand & restrooms/ 1990 most heavily by City residents. Douglas Beach is also frequently used. Wicks, Schultz, and Beery park are more frequently used by City and Village residents. than those in the Township. It is important to note that survey responses reflect the usage characteristics of older adults. The average age of survey respondents was 54 to 56 years old. As the age of respondents increases, park usage tends to decrease- especially for parks which specialize in active sports. This reveals the need to orient recreation plans to the recreational needs of older adults. Thus, bike paths. waterfront open space/access. hiking trails, and cross country ski trails should probably receive precedence in future recreation enhancement projects. over more active park facilities like ball diamonds. Senior Citizens Center Senior citizens in the area have been lobbying for a senior citizens center to serve the social and recreational needs of the area's elderly population. Saugatuck's survey results do not reflect support for a senior center. Only 25% of City residents called for a senior center- surprising, given the high proportion of seniors in the City's resident population. City of Saugatuck Comprehensive Plan �.-7-6 TABLE 7.4 PROPOSED RECREATION PROJECTS TRI-COMMUNITY AREA PROPOSED PROJECT VERY HIGH PRIORITY LOCATION . Downtown Saugatuck on the river Willow Park preseivation and improvement Lake Michigan Shoreline Acquire extensive land areas Saugatuck High School New dug outs - football field Douglas Elementary School Renovation of playground equipment Convert weight room to storage & coach's offices Saugatuck High School On river in Saugatuck Remodel Wicks Park restrooms North of Oval Beach Park Acquire land to access to Oxbow Lagoon HIGH PRIORITY Acquire and improve land for marina and park Boat launching facility Develop bicycle trails Purchase park parcel on hill Acquire additional land for River Bluff Park Construct additional public restrooms Clear and develop Moore's Creek Rehabilitate tennis courts Update Village Square Park Expand and improve Howard Schultz Park Riverside Park equipment & improvements Douglas riverfront near bridge City of Saugatuck Entire area In Saugatuck Adjacent to River Bluff in Township Downtown Saugatuck Near Amalanchier Park in Saugatuck Township Village Square Park - Saugatuck Village Square Park - Saugatuck Village of Douglas Village of Douglas MEDIUM Expand underground sprinkling system Acquire land and develop tot lots Develop archery range Beach House rehabilitation Acquire land for neighborhood park Construct concession stand Village Square Park - Saugatuck All areas River Bluff Park - Township Saugatuck Oval Beach Campbell Road area - Saugatuck & Douglas Saugatuck High School Athletic Field LOW Teen Recreation Center Install lighting for tennis courts Develop non-motorized trail Lighting for tennis courts Construct additional locker rooms Downtown Saugatuck Schultz Park Schultz Park Village Square Park - Saugatuck Saugatuck High School Source: Saugatuck - Douglas Area Parks and Recreation Plan, Feb. 1985. City of Saugatuck Comprehensive Plan �7-7 RECREATION AND LOCAL SPENDING In terms of priorities for spending current tax dollars, 42-48% of respondents in the tricommunity area felt that parks and recreation are a high priority. Waterfront improvement was rated high by City respondents. Senior programs were given low local spending priority in the City, despite the high average age ofrespondents. Although they would like to have them, most respondents would not support a community recreation center, a senior center, or a community pool if it meant an increase in general property taxes. TABLE 7.5 PLANNED ACQUISITIONS/IMPROVEMENTS TO PARKS AND OPEN SPACES WCATION East side UruonSlKal. Lake, North of Blue Star (Douglas) Landlocked RuthMcNamara property end of Schultz Park (Douglas) Vacant Lot Blue Star & Main St. (Douglas) Old SE 1/4 SecSaugatuck tlon 2 (Saugatuck) Airport NAME Esther McSic property ACQUISITION COST($) 185,000 IMPROVEMENf FINANCING DNRLand Trust USE Public open space SIZE CONDITION 124,000 sq.ft. Marshy (portion under water) vacant Park 132,000 Dry sq.ft. (vacant) NA NA Future park land 18,000 sq.ft.: nearly 1/2 acres 154 acres 65,000 NA CUrrently forestry management. possible future recreation Dry TABLE 7.6 RECREATION NEEDS IN THE TRI-COMMUNITY AREA 1988 PUBLIC OPINION SURVEY Cl1Y VILLAGE TOWNSHIP Bike paths (68%) Hiking trails (62%) Cross-country ski trails (62%) Lake MI open space (61 %) Lake Kal. open space (50%) Lake MI open space (70%) Lake Kal. open space (69%) Bike paths (67%) Kal. River open space (64%) Parks (50%) Lake MI open space (67%) Bike paths (64%) Lake Kal. open space (62%) Kal. River open space (62%) Cross-country ski trails (60%) City of Saugatuck Comprehensive Plan �N + A .,· ••..1 O 4,000 8,000 ,····......,-·· 12,000 ft ,,·· , ~-0 AVC , Scale 1" = 9060 ft 2.5 "' /j " ----. .·...... . .. '· . , l, TJN,RIIW •., , .... (' , . .•· • 55 M-89 SAUGATUCK TWP. MAP7.1 OUTDOOR RECREATION SITES Saugatuck 1) - 25) See Chapter 7, Table 7.2 26) West Shore Gott Course 27) Clearbook Gott Course 28) Mi-Ro Gottcourse 29) Center Street August 1989 DATA SOURCE :Saug. - Doug . Parks & Rec. Plan. 1985 Planning & Zoning Cenl&r Inc, Lansing, Ml �N A 0 600 1200 1800 Scale 1" = 1212 ft L • KALAMAZOO LAKE MAP 7.2 PROPOSED BIKE PATHS ~ Proposed Bike Paths ~ Chain Link Ferry August 1989 DATA SOURCE: Saugatuck Township Par1< and Recreation Commission Saugatuck Planning & Zoning Center Inc, Lansing, Ml �8-1 Chapters WATERFRONT S augatuck was the first settlement in Allegan . County. Its natural protected harbor along the Kalamazoo River and proximity to Lake Michigan gave it a ready means of water transport- essential to the commerce of the day. Throughout its history. land use actMties along the Lake Michigan shoreline and the riverfront have continued to dominate the economic life of the tri-community area. Lumbering, boat building, basket making, fruit transport. and even large Great Lakes passenger boats have, at different times, relied upon the River connection. Tourists have always been attracted to the area, but tourism is now the number one economic actMty. Today's waterfront activities are dominated by tourist and pleasure craft needs. especially sailboats, powerboats, charter fishing boats and other tourist boats. Consequently, how the waterfront is used will be of crucial importance to the future of the tri-community area. The primary issues concerning proper future use of the waterfront involve competition between economic development and environmental protection. Waterfront lands represent the highest value lands in the tri-community area. and local officials are therefore concerned about the potential tax base associated with use of waterfront lands. In order to finance the service needs of local residents. the tri-communities must balance taxable and nontaxable land uses. This presents a dilemma. Although waterfront lands have high revenue generating potential, a major attraction of both the Lake Michigan and Kalamazoo River waterfronts is their scenic, natural shorelines composed of forested sand dunes and large wetland areas. Should these natural areas be greatly damaged or destroyed through inappropriate development, then the "goose that laid the golden egg" will be dead. It is essential that the natural beauty of the waterfront be maintained along the Lake Michigan shoreline, the Kalamazoo River from the channel to Saugatuck. and from the Blue Star Highway bridge inland. Limited additional development along the waterfront on Lake Kalamazoo and the Douglas side of the bayou east of Blue Star Highway may be both desirable and necessary. However, such development must be undertaken carefully to maintain the delicate balance between economic development and environmental protection. It is both necessary and possible to manage the waterfront for a variety of purposes. Yet it is always difficult to manage for multiple uses. Some individuals value land management to retain the necessary habitat for birds, fish and wildlife. Others feel it should be managed to maximize surface water use, or for intensive waterfront dependent actMties like ship building or power generation. Based on some of the technical data presented below. existing use information, citizen opinions. and the goals and objectives presented at the beginning of this Plan. the waterfront in the tri-community area can, and should, be managed to accommodate a wide range of land uses and activities. This Plan seeks to define a balance between competing uses. It places protection of the natural environment as first and foremost in making future land use decisions along the Lake Michigan and Kalamazoo River waterfronts. The ultimate goal is to minimize disruption of the natural environment so that new development is in harmony with the environment. rather than in conflict with it. Some destruction of the limited remaining wetland areas along Lake Kalamazoo is only justified where the public benefits of particular projects are very great (e.g. a public marina or additional public access to the waterfront). Watersheds of the Kalamazoo River Basin The Kalamazoo River extends from south of Homer in Hillsdale and Jackson Counties to its outlet at Lake Michigan in Saugatuck Township (see Figure 4 . 1) . With the exception of lands adjoining Lake Michigan (which drain directly into the Lake) and a small area in the southeast comer of Saugatuck Township, all land in the tri-community area is part of the Kalamazoo River Basin. Eight small watershed areas lie within the tri-community area and discharge into Lake Michigan via the Kalamazoo River (see Map 8.1) . These include Goshorn, Peach Orchard. Tan- City of Saugatuck Comprehensive Plan i, I �8-2 nery, Silver and "Cemetery" Creeks, as well as the Morrison Bayou at the eastern end of the Kalamazoo River as it enters the Township. Most of Douglas and Saugatuck also drain separately into the Kalamazoo River and Lake Kalamazoo. Slopes in the area are generally less than 10 percent though locally they may be in excess of 20 percent. Runoff erosion is taking place in the highlands, contributing sediment to backswamp areas and Lake Michigan. Monthly (exceedance) flows for the Kalamazoo River, based on a 1649 square mile drainage area near Fennville (#0410B500, T2n, Rl4W, NE 1/4 Sec 5), were averaged from measurements taken between 1929 to 1985 by the Hydrologic Engineering Section, Land and Water Management Division, MDNR Estimates based on these measurements were then prepared for the larger drainage area of 2060 square miles at the mouth of the Kalamazoo River (T3N, Rl6W, Sec 4, Saugatuck Township). Ninety-five percent and fifty percent exceedance flows are shown in Table 8.1. These are flows exceeded 95% or 500/4 of the time. The lowest 95% exceedance flow in Fennville (nearly drought level) was measured during August at 410 cfs, and is estimated to be 520 cfs at the mouth of the Kalamazoo River. The 500/4 exceedance flow in Fennville ranged from a low of 860 cfs during the summer months to 2010 cfs TABLE 8.1 KALAMAZOO RIVER EXCEEDANCE FLOWS (1929-85) MONTHLY AVERAGE CUBIC FT /SECOND FENNVILLE janua:ry February March April May June July August September October November December RIVER MOUTH 500/4 95% 500/4 95% 1350 1400 1950 2010 1600 1250 970 860 860 980 1210 1300 710 790 1010 1040 830 630 480 410 480 520 650 750 1690 1750 2430 2510 2000 1560 1210 1070 1070 1220 1510 1620 890 990 1260 1300 1040 790 600 520 600 650 810 940 Source: Hydrologlc En~eertnfuSection, Land and Water Resources DMs on, Mic gan Department of Natural Resources. during April. Corresponding estimates for the mouth of the Kalamazoo River ranged from 1070 cfs during the summer months to 2510 cfs during April. The 100 year discharge is estimated at 15,400 cfs at the mouth of the Kalamazoo River, and 12,500 cfs at the Fennville gage. ~ PRIMARY ECOSYS'IEMS The tri-community area has three basic ecosystems, two of which parallel the waterfront. The first ecosystem is comprised of hardwoods holding the sand dunes in place along the Lake Michigan shoreline. These woodlots are inhabited by small game such as fox squirrels, rabbits, raccoons, deer, wild turkey, and opossums. This ecosystem is comprised of fauna common to most of Michigan. but its balance is easily upset by the disruption of its shallow organic soils. Any ground cover that is damaged or removed should be quickly replaced with cover that will hold and prevent sand from blowing or rapid wind erosion may occur. Michigan's most famous ghost town, Singapore, once a thrivinglumbertown, lies beneath these shifting sands near the mouth of the channel. The second ecosystem is the marsh-wetland ecosystem that covers the area along the Kalamazoo River, Silver Lake and Goshorn Lake, and the connecting tributaries. This area is covered with marsh grasses, low shrubs, poplar trees, spruces, some white pine, and other softwoods. The cover is inhabited by common Michigan marsh dwellers such as frogs, turtles, ducks, blackbirds, and snakes. The marsh ecosystem is also populated by muskrat, mink, mallard duck, black duck, teal, wood duck, blue heron, Canadian geese. and mute swans. Golden eagle and osprey used to frequent the area. The marsh ecosystem is very sensitive to changes in water quality and disruption of vegetation. Great care must be taken to limit siltation and disruption to vegetation when working in this ecosystem. The third ecosystem covers the rest of the Township and is predominantly agricultural/forest with birds and wildlife common to this dominant ecosystem in Michigan. The entire Saugatuck/Douglas area is designated as an area of particular concern by the DNR Areas of particular concern are those having scarce resources, unusual scenic beauty, unusual economic value, recreational attractions, or some combination of the above. They are only located in coastal areas. Altering the City of Saugatuck Comprehensive Plan ~ ~ ""\ �8-3 environment in an area of "particular concern" could have a significant impact on the quality of coastal and Great Lakes waters. WATER QUALITY The Kalamazoo River watershed includes many types of land uses and the River flows through several large developed urban areas including Kalamazoo and Battle Creek. When it reaches the tri-community area, the quality of this water is not good. Despite the water quality problem, the River from about one-half mile downstream from the Hacklander Public Access Site (in Section 23) , has been designated as a "wild-scenic river" under Michigan's Natural River Act, Public Act 231 of 1970. Land use restrictions have been imposed to retain its natural character within 300 feet of the River's edge. The basic water management goal is the elimination of the pollution threat to surface and groundwater resources. The Kalamazoo River is designated by the DNR to be protected for recreation (partial body contact) , intolerant fish (warm water species). industrial water supply, agricultural and commercial uses. Downstream from the Kalamazoo Lake, the river is protected for cold water anadromus fish species (trout and salmon). Kalamazoo Lake and Goshorn Lake are designated to be protected for recreation (total body contact) , and intolerant fish (warm water species). These water management objectives are nearly ten years old, but there have been no concerted efforts to update them and cany them out. A push to revise the objectives is underway statewide, but it could be years before any action plans are carried out for the Kalamazoo River. 1988 Public Opinion Survey results reveal that citizens in the tri-community area feel that the water quality of the Kalamazoo River and Lake is poor to very poor (58%-700Ai). Lake Michigan is rated fair to good (31-50%). and most respondents familiar with the water quality of Silver Lake felt that it was fair. The majority of respondents who are familiar with these water bodies, feel that the water quality of Lake Michigan and Silver Lake has deteriorated slightly in recent years, and Kalamazoo River and Kalamazoo Lake has deteriorated slightly to greatly . Most respondents who reside in Saugatuck, however, felt that the water quality has stayed about the same. Basic water quality data on the River appears in Table 8.2 for selected months in 1978, TABLES.2 KALAMAZOO RIVER WATER QUALITY FECAL COLIFORM PER lOOML PHOSPHOROUS TOTAL OR1HO MG/L MG/L NITROGEN SEDIMENIS MG/L HEAVY METALS MERCURY MG/L MG/L LEAD N02 N03 MG/L TONS/DAY Fennville 1/27/88 5/18/88 7/28/88 9/21/88 Saugatuck 3/19/86 6/25/86 9/11/86 Saugatuck 1/10/78 5/1/78 7/20/78 9/11/78 28 96 .05 .04 .08 .07 .01 <.01 <.01 .02 1.4 0.5 0 .67 0.64 5 26 17 39 29 102 30 202 200 200 .08 .11 .14 .02 .02 .01 1.6 0.88 0 .39 21 13 21 161 102 103 .07 .12 .12 .15 NR NR NR NR 1.7 0.34 0.54 0 .00 9 20 15 28 27 123 26 72 120 69 NR • Not Reported Source: USGS Water Resource Data For Michigan, Water Resources Division, U.S. Geologic Survey. City of Saugatuck Comprehensive Plan <5 <. l <5 <.l <5 <.l <5 <. l 20 10 <.5 <.5 .5 �8-4 1986, and 1988. The sampling point was moved from Saugatuck to Fennville in 1987. This data reveals an increase in sedimentation and a decline in heavy metals. It also shows an increase in fecal coliform (intestinal bacteria) levels to 200/100 ml at the former testing site in Saugatuck- the maximum level permitted under rule 62 of the MDNR Water Resources Commission General Rules of 1986. Phosphorous and certain nitrogen levels have not changed appreciably in the past ten years. The Kalamazoo River between Calkins Dam and Lake Michigan has been designated an Area of Concern in the 1988 Michigan Nonpoint Source Management Plan (MNSMP). due to contamination of fish from PCB's. The primary source of contamination was identified as PCB contaminated sediments upstream in the Kalamazoo River and Portage Creek. These sediments continue to erode, resuspend, and dissolve PCB's into the water column where they are transported downstream. Due to the presence of PCB's, advisories are in effect for consumption of fish caught in the Kalamazoo River or Lake Michigan. The advisory warns against any consumption of carp, suckers, catfish, and largemouth bass taken from the Kalamazoo River downstream from the Morrow Pond Dam to Lake Michigan and Portage Creek downstream from Monarch Millpond. Limited consumption of other species (no more than one meal per week) is considered safe for all except nursing mothers, pregnant women, women who intend to have children, and children age 15 and under. In Lake Michigan limited consumption of Lake Trout 20-23", Coho Salmon over 26", Chinook Salmon 21-32". and Brown Trout up to 23" is considered safe for all except nursing mothers, pregnant women, women who intend to have children, and children age 15 and under. Individuals should not consume carp, catfish, or Lake Trout, Brown Trout. or Chinook which fall outside of the acceptable size for limited consumption. To address the PCB problem, the MNSMP has devised a Remedial Action Plan with the goal ofreducing human exposure to acceptable levels (1: 100,000) and thus reducing fish tissue concentration to a maximum .05 mg/kg and reducing water column levels to .02 ng/1. Actions taken to address the problem include: strict controls on direct discharges of PCB's; a feasibility study of remedial alternatives; funding through State Act 307 to take remedial action at three sites; and legal action and negotiations with private parties at two other sites (see MNSMP, November 7, 1988, p. 328). Efforts initiated in the '70's to identify and require extensive treatment of pollutants prior to their dumping into the River will continue to slowly improve the quality of the water. As the nutrients like phosphorus and nitrogen are removed from wastewater entering the River, less new plant life will be stimulated and more oxygen will be available for fish. One of these efforts is the Michigan Water Resources Commission Act, which requires all discharges into the water to have discharge permits. In addition, the Federal Water Pollution Control Act established the National Pollutant Discharge Elimination System (NPDES) permit program. Under these laws, any public or private facility which will emit any point-source discharge into the water must first receive a NPDES discharge permit. The permit program sets forth limitations and monitoring requirements to protect water quality and meet treatment standards, and establishes strong enforcement actions for violations. The Surface Water Quality Division, MDNR, administers NPDES permits. NPDES permits issued in the tri-community area are shown on Table 8.3. However, sedimentation and nonpoint sources of pollution will remain a problem. In contrast to pipes that discharge directly into a waterbody, nonpoint sources of pollution include those pollutants that do not originate from a single point- such as fertilizer and pesticide runoff from farmers fields and petroleum based pollutants that wash off parking lots and roadways. The most obvious pollutants are the physical litter and debris that are carelessly dumped into the River or Lake and which typically wash up along the shore. Michigan's 1988 Nonpoint Pollution Assessment Report concluded that 99% of Michigan's watersheds have at least one waterbody with a non-point source pollution problem. In-place contamination and atmospheric deposition were listed as the primary non-point sources of pollution for the Kalamazoo River. Stronger efforts to improve water quality will have a positive affect on tourism, recreation, and future growth and development of the tricommunity area. All sources of pollution affect water quality, and hence the utility of the water resource. While the tri-community area must rely on outside agencies to enforce pollution control laws upstream, some efforts can be undertaken by Saugatuck, Douglas and Saugatuck Township to improve water quality City of Saugatuck Comprehensive Plan �8-3 TABLE8.3 NPDES PERMITS ISSUED IN THE TRI-COMMUNITY AREA PERMIT RECIPIENT ADDRESS DISCHARGE Culligan processed wastewater treated municipal waste 900,000 gal/ day purged groundwater, purgable halocarbons 12,000 gal/day non-contact cooling water & cooling tower blowdown Kal. Lake Water & Sewer Authority Kalamazoo Lake Groundwater 201 Culver St. , Saugatuck 340 Culver St., Saugatuck 6449 Old Allegan Rd., Saugatuck Purge 1\vp. Rich Products 350 Culver St., Saugatuck WCATION Kalamazoo Lake via storm sewers Kalamazoo River outfall 001 Kalamazoo River outfall 001 Kalamazoo River via storm sewer EXPIRATION DAIB 1991 1990 1993 1990 Source: MDNR Surface Water Quality Division TABLE8.4 LAKE MICHIGAN LAKE LEVELS YEAR WWESTEL FEETAS.L. MONTI-I HIGHEST EL MONTI-I FEET A.S.L. 1977 1978 1979 1980 1981 1982 1983 1984 1985 1986 1987 1988 578.00 578.12 578.31 578.92 578.51 578.17 578.85 579.02 579.57 580.36 578.96 578. 10 February March February December February March February February February February December December 578.57 579.01 580.02 579.77 579.43 579.02 580.08 580.23 580.84 581.62 580.65 579.04 July October April July July April July July June October January May DIFFERENCE DIFFERENCE IN FEET IN INCHES .57 .89 1.75 .85 .92 .85 1.25 1.21 1.27 1.26 1.69 .94 6.84 10.68 20.52 10.20 11.04 10.20 15.00 14.52 15.24 15.12 20.28 11.28 Source: The Michi&an Riparian, May 1989 and prevent further pollution within the tricommunity area. These will be discussed further later in this Chapter. LAKE LEVELS The natural level of the Great Lakes goes through periodic changes that are based predominantly on rainfall and evaporation within the entire Great Lakes Basin. Since a century peak in 1986, Lake Michigan has steadily fallen to its current level of around 578 feet (see Table 8.4). The Kalamazoo River, Kalamazoo Lake and Lake Michigan are interconnected. Thus, water levels on the River and Lake Kalamazoo are largely dependent on Lake Michigan water levels. Consequently, land uses adjoining the waterfront should be based on the vagaries of fluctuating Lake Michigan water levels. This has not always been done as was evident by extensive shore erosion and flooding during the last high water period. When water levels are high "no-wake" zones, which are always in effect from the channel to Mason Street in Saugatuck, are extended City of Saugatuck Comprehensive Plan �8-6 to cover all of the Kalamazoo Lake shoreline and parts of the River east of Blue Star Highway (see Map 8.2). When a "no-wake" speed is in effect. then all motor boats and vessels must limit speed to a slow no-wake speed when within 100 feet of: •rafts.except for ski jumps and ski landing floats; • docks; • launching ramps; • swimmers; • anchored. moored or drifting boats; and • designated no-wake zones. This means a speed slow enough that the wake or wash of the boat creates a minimum disturbance. Owners and operators are responsible for damage caused by wakes. HARBOR Map 8.3 is the existing harbor map (June 1987) distributed by the National Oceanic and Atmospheric Administration. It depicts water depth for the shoreline along Lake Michigan. and the River through Kalamazoo Lake. Channel depth is maintained by periodic dredging to a depth of 13 feet to Main Street in Saugatuck. (Dredging at the mouth of the channel is to begin in July 1990 and be completed in the Fall of 1990.) The depth then drops to 20-27 feet for the next 500 feet. Between that point and Tower Marine, the water depth is about 7 feet. Most of the rest of Lake Kalamazoo varies between 1 and 4 feet in depth with not more than 2 feet being the most common. The Douglas shoreline. east of Blue Star Highway is only 1-2 feet in depth except for a small area running NW-SE from the center of the bridge and connecting to the Point Pleasant Yacht Club. This natural harbor is the principal attraction for nautical tourists which flock to the area during summer months when the marinas are used to capacity. Hundreds rent dockage by the season. Many live on their boats for weeks on end. The demand for dockage appears to be greater than the supply. despite the huge number of slips available (see Map 8.4). In 1976 there were 8 marinas with approximately 800 slips. In 1989, there are 26 legally operating marinas with 966 slips. There are about half dozen marinas without current permits and these contain over 30 more slips. There are also a number of slips maintained by private residences for their own personal use. Marina permits are required for any commercial activity, so as few as two slips could require a marina permit if they are rented. Permits are issued for a three year period by the DNR On peak summer weekends the number of boats on the lake could be twice to thrice the normal level. This presents one of the most serious problems jointly facing the tri-community area- how to deal with surface water use conflicts. The Lake has a total surface water area of 184 acres. Acreage available for recreational boating is dramatically reduced by the dockage which extends into the Lake hundreds of feet and by the shallow water at the edge to about 133 acres. Yet. on summer weekends the River is a constant highway of boats moving in and out of the Lake. Recreational sailing. fishing, swimming. sailboarding and water skiing are limited by all of the motorboat traffic. However, durtng the week, other water surface actMties can go on without much interference. MARINE SAFETY The Allegan County Sheriffs Department. Marine Safety DMsion, maintains strict control of the waterways. The Department has 8 marine officers. Normally. two officers patrol by boat. but three to four officers patrol during holidays and special events. Officers patrol in a 2 7 foot Boston Whaler with two 150 horsepower outboard motors. This boat is equipped for Lake Michigan rescue, and has a noise meter which monitors the 86 decibel noise limit. From Memorial Day to Labor Day officers put in 635 hours of patrol duty on Kalamazoo River and Kalamazoo Lake. One hundred and ten hours were spent patrolling Lake Michigan. Most patrols occur between Friday and Sunday. and about half of the Department's budget goes to patrolling the Saugatuck area. In the summer of 1989, 189 tickets were issued on Kalamazoo River and Kalamazoo Lake. 11 were issued on Lake Michigan. 276 warnings were issued, 10 complaints were received, and 6 boating accidents occurred. The Department also conducted 378 safety inspections. The most common violations are inadequate life preservers on board and lack of current registration. The Department notes that slow/no wake, and hazardous violations were down in the summer of 1989. The most common surface water use conflicts identified by the Sheriffs Department include sailboat and motorboat conflicts and complaints over the noise and attitude ofjet City of Saugatuck Comprehensive Plan 0I" �8-7 skiers. Conflicts between sailboats and motorboats are most common on Saturday. EXISTING LAND USE Existing land use ts described in detail in Chapter 5. All land uses along the waterfront are oriented to the water. The bulk of the waterfront in the Township from the channel to the City is developed as single family residential. The City and Village waterfronts are predominantly residential and marina. The balance of the waterfront. which lies in the Township, is in a natural state with some areas of residential development (such as along Silver Lake). Many commercial establishments (mostly motels and restaurants) are also located here. Except for the Broward Boat Company near the channel, there are no industrial activities along the waterfront. A number of small parks are located along the waterfront. but there are few public access sites and, except for Shultz Park. these proVide little space for transient parking. CONFLICTS/PROBLEMS At an interjurtsdictional meeting on water front issues on November 1986, five key issues were identified: • high water and its impacts • development and acquisition of public lands along the waterfront; • limiting the intensity of shoreline development; • preservtng the scenic character of the shoreline enVironrnent retaining Visual access to. of the • surface water use conflicts. Each of these remain important issues as shown in the 1988 Public Opinion Survey. FIGURE 8.1 LINKAGE PLAN J-t R-2 R-1 R·2 ~(commercial) ~wetland · AG. 10 I Source: Conaerve Oakland County•• Natural Reaourcea: A Manual for Planntni &: Implementation, Department of Public Works, Oakland County, MI. September 1980. City of Saugatuck Comprehensive Plan �8-8 High Water When Great Lakes water levels are high, erosion along the Lake Michigan shoreline increases. The impacts of erosion are clear along Lakeshore Drive, where part of the road has been washed away. Many high value homes will be threatened by additional erosion in this area. Erosion along the River and Lake Kalamazoo also increases with higher Lake Michigan water levels. Many bulkheads and similar shore protection devices were installed to minimize the effects of the most recent high water level. Raising some of the land and structures would be necessaxy if lake levels remained high for lengthy periods. On the positive side, the south shore of Lake Kalamazoo becomes more attractive to marina development when water levels are high since it is very shallow in this area. Likewise, when water levels are below average, some existing dockage is unusable. Fluctuating lake levels are part of a natural system. The costs and implications of trying to artificially manage the entire Great Lakes Basin to maintain even Lake levels is not known. but waterfront land use decisions in the tri-community area should be made based on the assumption that Lake Michigan water levels cannot be artificially maintained. Acquisition and Development of Public Lands Along the Waterfront Two types of public lands are needed along the waterfront. One is parkland/ open space and the other is a public marina. Existing open space along the waterfront should be preserved (see Map 8.5). Several street ends provide needed relief from structures along the shoreline. These public open spaces are generally well managed, and efforts should be initiated to ensure that they are not lost. Existing parks along the shoreline should also be linked together. and with other inland parks, by pedestrian and bicycle paths whenever the opportunity arises (see Figure 8.1). The lack of parkland along the Lake Michigan shoreline is most acute for Township residents. and somewhat less severe for Village residents. Outside of purchasing and developing new land for parks, the tri-cornmunities should consider establishing a separate park and recreation authority responsible for maintaining all parks presently owned by the three communities. The benefit would be providing access to Oval Beach by Village and Township residents and spreading the fiscal responsibility for main- tenance across more taxpayers. This would also make it more feasible to acquire additional park space as needed. Because residents of three jurisdictions would benefit, grant requests would probably be more favorably reviewed. Public marina space is also needed as there are only three public access sites along Lake Kalamazoo and the River presently. and two are too far inland for most daily boaters. The third is a street end in Saugatuck and has no adjacent parking. Private marinas provide transient berthing opportunities, but there is considerable demand for more. By having a facility to attract more transient boaters, the three communities would be gaining additional tourist income. The three most logical places for such a facility are: 1) immediately adjacent to the Blue Star Highway bridge in Douglas and extending to the existing launch facility adjacent to the Kewatin: 2) converting the Center Street maintenance facility in Douglas to a public marina; 3) at some distant time (or if the opportunity arose) by replacing the Rich Products office building in Saugatuck with a public·marina and accompanying parking. Alternatively. if adjacent parking could be secured, the street end next to Gleason's in Saugatuck could be a good public access point. While the public opinion survey did not reflect overwhelming support for a public marina, there appears to be demand for such a facility from persons outside the tri-community area. Its long term economic benefits may well justify its cost. especially if state or federal funds could be secured to help pay for it. Limiting the Intensity of Development The primaxy future development of waterfront lands in the City will be redevelopment of existing parcels. In the Village it will focus on further development along the South Shore of Lake Kalamazoo. In both areas it will be critical that new development is neither so dense, nor so high as to block existing public views of the waterfront or further "wall" the Lake with structures. Recommendations to prevent this are included in Chapter 10. It will be critical that all three communities agree to a common approach to waterfront development, embody that in land use plans. and then implement those plans. To some extent. uniform densities. setbacks. and height regulations will be valuable, especially around Lake Kalamazoo. Additional development around Silver Lake needs to remain at a very low density in keeping City of Saugatuck Comprehensive Plan �8-9 with the septic limitations of the land and the limited recreational value of this shallow waterbody. The eastern end of the Kalamazoo River should likewise receive little new development in keeping with its Natural River designation. Retaining Visual Access, Aesthetics and the Character of the Area As has been emphasized throughout this Plan, the natural beauty of the waterfront has much to do with the attraction of the tri-community area. Local development regulations should be reviewed and revised if necessary, to insure that new development complements, rather than detracts from this natural beauty. Old vessels should not be permitted to lie beached along the shoreline, because this also detracts from the beauty and character of the waterfront. Several vistas have public values that deserve protection. These include the entry into and exit from Lake Michigan on the Kalamazoo River, the view from Mount Baldhead, the view of Kalamazoo Lake from both ends, and approaches to the Kalamazoo River Bridge. The public opinion survey strongly supports the provision of additional open space along Lake Kalamazoo and the Kalamazoo River and demonstrates that the prtmary use of the area's water bodies is viewing. Yet, recent development pressures have led to overbuilding of condominiums along the waterfront, shutting off all public viewing of the lake from existing rights-of-way. Any future development along the channel should be set back sufficiently to maintain the broad open views that are presented to boat travelers entering or leaving the Kalamazoo River. The view from the top of Mount Baldhead should be improved by careful selective pruning of dead or dying trees blocking good views of Saugatuck and Lake Kalamazoo. The curve going northbound on Blue Star Highway in Douglas just before crossing the bridge is the only good panorama of Kalamazoo Lake. A public turnoff, the acquisition of a scenic easement, or the concentration of new development on the western portion of those undeveloped lands should be initiated to protect that important view. In addition, the land adjacent to the west side of the bridge in Douglas should be selectively pruned to improve the view to travelers crossing the bridge (northbound) until a public marina could be established there. Surface Water Use Coriflicts Resolution of surface water use conflicts will require more planning and a uniform approach to regulation. Most important is establishing the carrying capacity of Lake Kalamazoo and the River to the channel mouth. Carrying capacity refers to the physical capacity and intrinsic suitability of lands (and water) to absorb and support various types of development (or use). Such an analysis is typically performed by an inventory of existing surface water use during weekdays and peak weekends. Data is then examined in terms of the size of the waterbody and its capacity to assimilate various mixes of use. Such an analysis would probably reveal some, but not much excess capacity for new boat slips, because any number of boaters can access Kalamazoo Lake from Lake Michigan. Without an analysis of carrying capacity, the amount of new boat slip development and related surface water use conflicts are difficult to evaluate. Some time or surface zoning could be established in conjunction with the DNR if desired. For example, water skiing, jet skiing, fishing, sailing, etc, could be limited to particular parts of Lake Kalamazoo or Silver Lake or to particular times of the day. Another option could be a harbor patrol paid for by all three governmental units. More information is necessary to establish the need for regulation. If surface water use is regulated, each unit of government would need to agree to a common regulatory approach. Surface water use conflicts will grow more acute on Lake Kalamazoo if existing dockage is extended much further into the Lake. Such extensions should not be permitted as the surface area available for various recreational uses will be too drastically reduced. Existing no-wake zones should also be more rigorously enforced. RECOMMENDATIONS TO GUIDE FUrURE USE In seeking to balance economic development with environmental protection, the concept of carrying capacity should be a major consideration. If the carrying capacity of land or water is exceeded, then actMties cannot be undertaken without unacceptable impacts on users, the environment, or both. Impacts can include increased trip times, decreased safety. pollution, loss of open space, and many other considerations. The key is prevention of overuse by limiting intensity of use on adjoining lands and regulating surface water use. City of Saugatuck Comprehensive Plan �8-10 Environmental protection must be a leading principle in making future land use decisions along the waterfront. Environmentally sensitive areas such as sand dunes, wetlands, high risk erosion areas, floodplains, and key woodlands should be protected from unnecessary destruction. Development should complement rather than destroy these areas and their values. By doing so the environmental quality of the air and water will be improved, wildlife habitat will be preserved, scenic values will be protected, and the character of the area will be maintained. Some new intensive shoreline development will be desirable and necessary, but the balance should not be disproportionately on the side of new tax base as it has been for the past decade. Opportunities to enhance the waterfront should be seized. Parks and open spaces should eventually be linked with other public places. Additional access to the waterfront should be acquired when available, and existing access via street ends and parks should not be lost through neglect or inaction. A new public marina should be constructed if resources are available and the cost could be spread among local citizens and other users (such as through grants or user fees). Visual access from public thoroughfares and walkways should be maintained in all new waterfront development. Protection mechanisms, like the Natural River designation, should be recognized for the ancillary benefits they bring to the community. A local "Friends of the Riverff organization could be instituted to annually adopt and clean up the shoreline to remove floating debris, other waste, and downed timber that become lodged there. A special effort to maintain the character of Lakeshore Drive along the Lake Michigan shoreline should also be initiated. A comprehensive stormwater management plan and wetlands protection plan should be instituted as part of a broad water quality protection program that is based on the small watersheds that feed the Kalamawo River Basin. The Soil Conservation Service should be asked to assist in preparing nonpoint pollution guidelines to help guide farmers in land management practices that help keep the River clean. spectjurisdiction boundaries. Their future quality and desirability depends on all governmental units through which they flow playing an active and supportive role in protecting and improving water quality. To advance this goal, the jointly appointed waterfront committee should be reinstituted or its responsibilities shifted to the Joint Planning Committee which helped fashion this Plan. NEED FOR INTERGOVERNMENTAL COOPERATION Each of these recommendations requires a strong degree of intergovernmental cooperation. Watercourses. like the environment, do not re- City of Saugatuck Comprehensive Plan �N A Saugatuck MAPS.1 WATERSHEDS ·1.•j [#, Kalamazoo River Basin Boundary [2] Creeks & Drains Small Watershed Areas: 1) Douglas 2) Tannery Creek 3) Peach Orchard Creek 4) Kalamazoo/Morrison Bayou 5) Ash Drain 6) Silver Lake Creek 7) Goshorn Creek 8) "Cemetery" Creek 9) River Bluff-Indian Creek 10)Saugatuck August 1989 DATA SOURCE :Allegan County Drain Commission Planning & Zoning Center Inc, Lansing, Ml �r- / N A 7 MAPS.2 NO-WAKE ■ Saugatuck No-Wake Area E'.~m Additional No-wake Area During Periods Of High Water August 1989 DATA SOURCE: Tri-Community Waterfront Comminee Planning & Zoning Center Inc, Lansing, Ml �31 >O 32 JI JI 33 2, ,. 34 37 JO 2• 2, 37 ,. 30 ,. 2' ,. 23 ,. 33 ~ . 2• 27 ~ 31 26 ,. 22 • 27 20 --~:...,...~~ ; ,.'.:.:., -#~ 2 - , -,·-·: -· ~--Oo :-::::.-~✓,,,.. 2 ·i~~~ ~~~~--= MICHIGAN Sol• 11 IS.000 IOUNDINOS IN P"Eff FHT ,oi .... f MAP 8.3 SAUGATUCK HARBOR �MAP8.4 MARINAS 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21 . 22. 23. 24. Saugatuck Ship & Shore Motel/Boatel (0) East Shore Harbor Club (64) Pointe Pleasant Yacht Club (14) Sergeant Marina (63) Tower Marina (322) Skippers Cove (12) Water Side Condo (12) Naughtins Marina (37) Saugatuck Yacht Club (16) Deep Harbor Deve, Inc. (46) South Side Marina (24) Casa Loma (11) Gleasons Marina (9) Saugatuck Yacht Co. (81) Walkers Landing (22) Windjammer Condo Association (12) Schippas Marina (10) Singapore Yacht Club (50) West Shore Marine Inc. (57) Bridges Of Saugatuck (8) Coral Gables (50)) v & L Properties (10) Back Bay Marina (12) Southside Marina (24) Total Number Of Permitted Marina Boat Slips lnArea.........966 August 1989 DATA SOURCE:DNR Planning & Zoning Center, Inc, Lansing, Ml ��N A MAP 8.5 STREET ENDS/ PARKS G Street/Road Ends 0 Saugatuck Parks ~ Pub_lic Access 1) Oval Beach 2) Mount Baldhead 3) Chain Link Ferry 4) Douglas Beach August 1Q89 Planning & Zoning Center Inc, Lansing , Ml �N A See Preceding Map For Information Regarding This Area MAPS.SA STREET ENDS/PARKS ~ Street/Road Ends @] Public Access August 1989 0 Saugatuck Parks . 1) Shultz Park 2) River Bluff Park 3) Sundown Park Planning & Zoning Center Inc, Lansing, Ml �9-1 Chapter9 GROWTH AND DEVELOPMENT TRENDS G rowth and development trends reflect past settlement patterns in a community and provide a basis for estimating future development patterns. Growth rates are one aspect of change. These show which areas are growing at a faster rate. Residential construction permits show where most of this residential development is taking place and provide insight into residential preferences. Population trends may be used to project future population, which is used to estimate future land use needs and settlement patterns in a community. And finally, a "build out" scenario may be created based upon the vacant or buildable sites in an area to get an idea what the area might look like if it were developed according to current zoning and use requirements. A more complete discussion of these issues is included below. GROWfH RATES The City went from a 19% growth rate in the 60's to only 6% in the 70's. The City's slowing growth rate is due in part to a shrinking supply of vacant or developable land and in part to a higher proportion of seasonal residents and elderly in small households. In terms of actual numbers, the areawide population nearly doubled between 1950 and 1980, when it reached a total of 3,780 people. The Township gained over half of these new residents. About 28% of the 1980 population resided in the City of Saugatuck. TABLE 9.1 RATE OF POPULATION CHANGE COMMUNTIY Saugatuck Saugatuck 1\vp. Douglas AREAWIDE 1950-60 200/o 34% 35% 29% 1960-70 100/4 11% 35% 16% 1970-80 6% 400/o 17% 22% RESIDENTIAL CONSTRUCTION Building permit data reveal development trends in Saugatuck since 1980. Most of Saugatuck's growth has taken place along the lakeshore in the form of multiple family condominiums (see Map 9.1). The City has seen the development of eight condominium projects containing 127 individual units since 1980, and only 10 single family homes in this period. Aside from new construction, the number of additions. extensions. and other improvements was high. MIGRATION Migration is a strong component of population growth throughout the County. Allegan County experienced net in-migration of 3 .03% between 1983 and 1987-the eighteenth highest rate of in-migration in the state. Many of these immigrants are retirees. Figure 9.1 reveals migration patterns of senior citizens in the region over the past three decades. It reveals an explosion of retiree migration into Allegan County since 1970. Between 1980 and 1985, the rate ofretiree migration into the County continued to climb, reaching 2.17 compared to -0.26 for the state as a whole. POPULATION PROJECTIONS Future population for the City of Saugatuck was projected based on the 1970 to 1980 population trend, rather than long term trends, due to recent changes in the rate of population growth described above. A composite straightline trend can be projected by applying logarithms to determine the ratio of change based on the 1970 to 1980 trend. Table 9.2 illustrates these results. Thus if current trends continue, the area can expect about 1800 more people in 2010 than in 1980. Only 15% of this growth is expected to occur in the City. Sixty-four percent is projected to take place in the Township, and 21 % in the Village. Due to its greater availability ofland, the Village will eventually overtake the City in terms City of Saugatuck Comprehensive Plan �9-2 FIGURE9.l KENT TTAWAI -767 54 501 1412 RETIREE MIGRATION TRENDS • SOUTHWESTERN MICHIGAN 0 I I I -1148 . -713 I I +· ·44 - s . 578 FIGURE9.2 POPULATION TREND SAUGATUCK TWP. 3.0 p U T H 0 L u A! TN D 2.0 -1WP .ONLY = = SAUGATUCK DOUGLAS 1.5 1.0 I s 0 N 0.5 0.0 1950 1960 1970 1980 1990 2000 2010 YEAR of overall population growth, as seen in Figure 9 .2. PROJECTED LAND USE NEEDS: 2010 To determine the impact of this population growth on residential land use, future population is translated into new households. This is done by applying the average household size for each community to the projected population in 2010 and then subtracting 1980 households. The result is an estimated 139 new households -r, -13 284 1039 J.- .-- 390 2.5 I -5 121 VAN BUREN 1'1CALAMAZOO ,• ~ p · l EATON , -158 - _142 I 1040 · ___ 132 ..,!_. · 804 _____ .J._ ~ 0 150 AutciAN •l • i.Aiiv -173 12 Net Migration of The Population 65+ 1950-60 1960-70 1970-80 -247 -457 ! CAis · I 130 ss 1 109 , -447 -1651 • 1 , -1729 ,n. I I , • I CALHOUN -1196 -1131 -592 ! JWPH.., IR~~c;H 36 -33 580 • I -149 -12s -181 in the City by 2010. These results are shown in Table 9.3. Future demand for land by these new households may be estimated by looking at land subd.Msion trends and current settlement patterns or zoned densities. Zoned densities are roughly equivalent to those of the Village. Based on this information, Saugatuck can expect about 40%> of its new households to settle in low density residential areas, 40% in medium density, and 20010 in high density. This translates into the conversion of 24 acres into low density residential use, 14 acres in medium density residential, and about 3 acres would be developed at higher densities as apartments or clustered units. This would leave a maximum of 94 acres of residentially zoned land available for development. Tables 9.4 - 9.6 show this projection of current trends. BUILD OUT SCENARIO The projections shown above are only estimates based on current trends. Yet any number of events could alter these trends. For example, Saugatuck's attraction as a center for tourism could continue to grow, fostering greater in-migration of retirees and others searching for an alternative lifestyle. The City could reach an annexation or other development agreement City of Saugatuck Comprehensive Plan �9-3 with the Township and add to its existing supply of land. The Township could provide sewer and water service and attract a higher proportion of the area's projected households. But based on current trends and land availability, how much more development could the City accommodate? This exercise. called a "build out" scenario, provides an estimate of the buildable capacity of the City under currently zoned densities. Acres were estimated based on vacant or developable land by zoned use and density /minimum lot size. These results are shown for each jurisdiction in Table 9 . 7. Redevelopment potential was considered for under utilized parcels along the waterfront on Lake Street. (Township estimates do not include existing agricultural areas.) This information can be translated into a population estimate by first dividing the developable acres by the minimum lot size in that zoning district to determine the number of households which could occupy the parcel(s) . The new households are then multiplied by the average household size for that community to derive a population estimate. The City has an estimated 135 acres zoned residential available for development. Under current zoning, this translates into about 330 new households, or 600 new residents. Actual future land use projections predict that only about 41 acres of land will be transformed into residential use by the year 2010. Yet development proposals are already underway which could bring the City very close to its current residential build out capacity. No land is available for industrial expansion in the City, and only about 3 acres could be developed for commercial use. POLICY IMPLICATIONS Without an annexation or other development agreement with the Township (i.e. PA 425 agreement, or consolidation int o a single unit of government), the City will soon reach its build out capacity. A policy implication of the shrinking supply of land is the lack of affordable housing. As the land supply shrinks, the price of housing increases. This hurts not only young people who would like to remain in the area, but also elderly residents on low to moderate fixed incomes. The cost of housing in the City has reached a point where many parents can no longer expect that their children could afford to buy a home in the City. In the public opinion survey, City respondents felt that detached single family homes in the $50-70,000 range are most needed now (52 .6%). The second highest need expressed was for low income housing (40.2%). In terms of strategies to achieve affordable housing, 43.6% of City respondents favored low- TABLE9.2 PROJECTED POPULATION 1970-1980 TREND COMMUNTIY Saugatuck Saugatuck Township Dou.l!las AREAWIDE 1970 1,022 1,254 813 3,089 1980 1,079 1,753 948 3,780 1990 1,163 2 ,074 1,061 4,298 2000 1,254 2 ,454 1,187 4 ,895 2010 1,352 2,904 1,328 5,584 TABLE 9.3 PROJECTED NUMBER OF HOUSEHOLDS COMMUNTIY Saugatuck Saugatuck Township Douglas AREAWIDE POP.2010 1,352 2 ,904 1,328 5,584 HH SIZE 2.00 2.69 2 .44 #HHs 676 1,080 544 2,300 City of Saugatuck Comprehensive Plan 1980 HHs 537 633 391 1,561 NEWHHs 139 447 153 739 �9-4 TABLE 9.5 NEW HOUSEHOLDS BY DENSITY TYPE TABLE9.4 PERCENTAGE OF POPULATION BY DENSITY TYPE COMMUNITY LOW Saugatuck Twp. 800/4 400/4 Saugatuck 5% Douglas MEDIUM 100/4 40% 70% HIGH 100/4 20% 25% HOUSEHOLDS MED. HIGH TOTAL LOW COMMUNITY Saugatuck Douglas Saugatuck 1\vp. AREAWIDE 56 8 358 421 56 107 45 207 28 38 45 111 139 153 447 739 Totals are based on unrounded figures. TABLE 9.6 FUTURE RESIDENTIAL LAND NEEDS COMMUNITY Saugatuck Douglas Saugatuck AREAWIDE LOW 24 4 205 234 TABLE 9.7 AVAILABLE ACREAGE BY LAND USE TYPE ACREAGE* MED . HIGH TOTAL 14 26 13 3 4 10 17 53 ACREAGE COMM. IND. COMMUNITY 41 34 228 Saugatuck Douglas 303 TOTAL ACRES Sal..l$!,atudc1\vp. 3 33 155 191 0 49 22 71 RES. 135 197 5 ,950 6,282 *times 1.25 (2<:m allowance for rights-of-way) Totals are based on unrounded figures. TABLE9.8 POPULATION 2010: BUILD OUT SCENARIO UNDER ZONING IN EFFECT COMMUNITY Saugatuck Douglas Saugatuckl\vp. AREAWIDE ADDITIONAL HOUSEHOLDS 330 1,139 16,413 17,882 AVERAGE HHSIZE 2 .00 2 .44 2 .69 ering the minimum square footage requirement of'housing (now 1040) to make housing more affordable, while 35% opposed. The current standard, while slightly higher than that of Douglas or the Township, is still not excessive. In terms of density and minimum lot size, 55% felt that new housing should be at a lower density than along the Lake Kalamazoo waterfront. revealing dissatisfaction with waterfront condominium development. Most (65%) felt that residential density should be the same as that on "the hill", which is about 5 units per acre. Another policy implication is that as available land for commercial use is occupied, pressures increase for conversion of residential areas adjacent to the downtown for commercial use. Residents and officials wish to preserve the mixed use character of the Lake Street and ADDITIONAL POPUI.ATION PRESENT POPUI.ATION 660 2 ,779 44,151 47,590 1,079 948 1,753 3,780 TOTAL POPUI.ATION 1,739 3,727 45.904 51,370 Water Street districts. while preventing further conversion of the historic homes to the northeast of Water Street, and protecting the residential integrity of "the hill". In the Public Opinion Survey, most City respondents agreed, saying that new commercial development was needed (59.1 %), but should take place in small shopping centers along Blue Star Highway and at the freeway interchanges, rather than in downtown Saugatuck or downtown Douglas. The high seasonal and weekend population has also created pressures for the downtown. Parking appears to be the number one problem. although 72% of survey respondents felt it is only a problem during the summer months. City officials are currently exploring alternative solutions to the problem. Most City respondents felt that demolishing the old public works building City of Saugatuck Comprehensive Plan �9-5 for parking was the most acceptable solution, but this building has been sold to private developers. The greatest problem caused by the lack of room for industrial expansion is the lack of corresponding job opportunities. The domination of the commercial/retail sector in Saugatuck has created a large number of low paying service jobs, especially in the summer, but few high paying jobs with the potential for year round employment. This problem requires a regional solution. Industrial expansion must either occur in the Village or Township. One strategy is to pursue a joint agreement with the Village and/ or Township to pool resources and develop an industrial park-a costly endeavor for either the Village or City to undertake alone. Land scarcity also has environmental and aesthetic consequences. If development were to proceed under the build out scenario, then the northeast and west side of the City will gradually develop into low and medium density residential. If not properly managed, this could destroy the wooded area abutting Kalamazoo Lake and the dunes. High density development could also take place along Kalamazoo Lake in the southern portion of the Lake Street mixed-use district. These projected development trends are problematic in light of the 1988 Public Opinion Smvey which revealed that the vast majority of respondents have the following preferences: • maintain the scenic, small town/rural character of the area; • preserve open space along the waterfront: • protect the environment by prohibiting development of dunes and wetlands. • prevent the development of more waterfront condominiums (900,'6 of City respondents). These results suggest the need to explore alternatives for preserving the City's wooded areas, wetlands, and lakefront open space (or views) while allowing for environmentally-sensitive development in or adjacent to these areas. They also reveal the need to explore solutions to the lack of affordable housing for area residents. The City's land scarcity will make provision of affordable housing in the City very difficult, therefore the City's alternatives could include consideration of a joint agreement with the Village and/ or Township for a mutually beneficial area housing project. A similar strategy would expedite development of an industrial park to attract, and better manage, industrial growth in the area. Commercial growth to serve the needs of area residents, will probably take care of itself. Policies to achieve the public's development objectives are included in Chapter 1. and the Future Land Use Plan in Chapter 10. Regulatory tools, such as wning, subdivision regulations, and site plan review must be amended to insure consistency with this plan and the comprehensive plan of each jurisdiction. City of Saugatuck Comprehensive Plan �10-1 Chapter 10 FUTURE LAND USE F uture land use arrangements are difficult to predict accurately and guide precisely to achieve the desired result reflected in the goals, objectives, and policies in Chapter 1. Yet, they are critically important to the future quality of life in the City of Saugatuck. Therefore, something more than goals and policies is needed. A generalized depiction of future land use arrangements represents one consistent implementation of adopted land use goals. objectives, and policies. This is typically embodied in a future land use map and plan. The future land use map accompanying this chapter (see Map 10.1) seeks to anticipate community land use needs for 20-30 years. These future land use arrangements have been formulated based on information in the preceding chapters. These arrangements are based on analysis of existing land use, impacts of area trends. projected future land use needs if current trends continue. and a strong emphasis on the relationship of land use activities to the natural resource base. All proposals are intended to be consistent with the goals, obj ectives, and policies presented in Chapter 1 (which were created with substantial public input). Many factors could intexvene that would require either a substantial reevaluation of certain arrangements. or the entire plan. For example, if a large mixed use development (e.g. 1000 single family units plus some commercial) were built or if a large single employer would enter the scene (e.g. an auto manufacturing facility) then land use arrangements in this plan must be reexamined. A few key planning and design principles were used to evaluate alternative land use arrangements. With slightly different trends and projections. application of the same principles could lead to different conclusions and different land use arrangements. However. these differences would be related to the amount of particular land uses more than their location or relative relationships to adjoining uses. Likewise, there are many areas in which alternative land use arrangements would be satisfactory providing they remained in keeping with these basic planning principles. Consequently, it is crucial that this plan be regularly reviewed and updated at least once each five years to insure its continued relevance in planning for future land use needs. PLANNING AND DESIGN PRINCIPLES Future land use arrangements were determined based on compatibility with surrounding land uses, natural capacity of the land for particular uses, and necessary infrastructure improvements. The following planning and design principles are the technical foundation (or rationale) in support of the proposed land use arrangements graphically depicted on Map 10.1. Map 10.1 depicts generalized land use. which is partially reflected through mapping of zoning districts. The planning principles listed above are implemented primarily through zoning regulations and applied during the site plan review process. These principles are consistent with the goals. objectives, and policies in Chapter 1 and should remain the basis for reviewing any subsequent changes to the proposed Future Land Use Map. These planning principles are: • Protection of Public Health and Safety • Consexvation of Natural Resources • Environmental Protection • Minimizing Public Service Costs • Efficiency and Convenience in Meeting Land Use Needs • Insuring Compatibility Between Land Uses (Nuisance Prevention) Often a land use decision based on one principle also advances another. For example, prevention of filling or construction on floodplains protects public health and safety. conserves natural resources, protects the environment, and minimizes public service costs (especially for relief efforts). It may also create a valuable buffer or open space between uses and hence help insure compatibility. Protection of Public Health and Sqfety Key situations in which this principle is applied include: • avoiding construction in areas which present natural hazards. In the City these in- City of Saugatuck Comprehensive Plan ~ ~ �10-2 elude areas too close to the Lake Michigan shoreline at high risk from erosion from coastal wave action: floodplains: saturated soils and wetlands: soils not well suited for support of foundations or safe disposal of septic wastes: and steep slopes. • avoiding construction in areas with soils contaminated by hazardous and/ or toxic waste. Conservation of Natural Resources Failure to consciously protect nonrenewable natural resources exposes a community to unbridled destruction of those resources which are the foundation for an area's character and quality of life. Conservation of natural resources usually focuses on: land, water, minerals, certain soils (such as prime farmland). wetlands, sand dunes, areas supporting an abundance and diversity of wildlife, and unique forested lands. Areas where the land and the water meet are the most important. Indiscriminate land subdivision frequently reduces the size or alters the shape of land, thereby compromising the resource value and production potential of those lands. These changes also reflect lost opportunities- usually higher public service costs and gradual degradation of an area's tourism potential. Environmental Protection This principle aims at preventing pollution, impairment, or destruction of the environment. While there is considerable overlap with natural resource conservation issues, environmental protection measures focus primarily on air and water quality, and the impact of activities where the water meets the land. Environmental quality is best preserved by planning for appropriate land use activities in and near sensitive environmental areas, and managing development accordingly. This usually means insuring conformance with all applicable federal, state and local environmental regulations. Minimizing Public Service Costs Public service costs may be minimized by encouraging new land uses where existing infrastructure is not used to capacity and where expansion can be most economically supplied. This also results in compact settlement patterns, prevents sprawl, and is usually favored by taxpayers because it results in the lowest public service costs both for construction and maintenance. Efficiency and Convenience in Meeting Land Use Needs To be efficient in meeting future land use needs, communities must make better use of existing infrastructure and plan for infrastructure expansion in a manner which keeps the costs low and does not create huge areas where infrastructure will not be fully used for many years. It also means locating future land uses so that travel between activity centers is minimized. For example: building schools, neighborhood commercial activities, day care facilities, fire and police protection, etc. near the residential areas they serve. This saves municipal costs on initial road construction and future maintenance, reduces everyone's gasoline expenditures, and conserves fossil fuel supplies for future use. Insuring Compatibility Between Land Uses A central objective of land use planning is to locate future land uses so that they are compatible with one another. This prevents future nuisance situations between adjacent land uses, such as loud sounds, ground vibrations, dust, bright lights, restricted air flow, shadows, odors, traffic, and similar impacts. A few obvious examples of incompatible land uses include factories, drive-in establishments, or auto repair facilities adjacent to single family homes. With proper planning, land uses can be tiered to buffer impacts and orderly development can occur. Examples include: commercial service establishments on highway frontage with backlot wholesale, storage, or office uses abutting a residential area: or single family residential uses adjacent to park and recreation areas. COMMUNI1Y CHARACTER When applying the above planning principles to new development proposals, one of the key considerations is compatibility with the character of existing development in an area. To describe the character of Saugatuck, many descriptive words and phrases come to mind, among them: quiet, friendly, clean, small, aesthetically pleasing, bountiful natural assets, and good location. Several Public Opinion Surveys in the past three years have revealed the following four factors as among the most important reasons why people like Saugatuck: friendly people, attractive/beautiful surroundings, low crime rate and small town atmosphere. There is a vexy strong identification on the part of the residents with the character of their City. City of Saugatuck Comprehensive Plan �r- 10-3 Saugatuck can be described as being both a resort residential and year-round residential community which is primarily dependent upon the tourist trade it has built throughout this century. Most residents would like it to remain like a small village. DEVELOPMENT Almost all of the land in private ownership in Saugatuck is developed. The exceptions are some large parcels in the northeast and southwest comers of the City. Of these the land currently used as a church camp adjacent to the publicly owned Mt. Baldhead area poses the most potential concern. This area contains heavily wooded sand dunes which are a major asset to the region and should not be developed. The City should initiate steps to insure that these lands are not subjected to more intensive development. A consexvation easement is a good tool to consider using to accomplish this task. Outright public acquisition, and then leaseback for camp purposes is another. The most likely development proposals the City will face in the next two decades (unless annexation occurs). will be redevelopment of existing properties. This is already occurring on a small scale with individual cottages being replaced with larger, year round homes. It will accelerate (if permitted) into replacement of cottages with large densely packed condominiums along the waterfront as has already occurred on Lake Street. Without proper land development regulation, the character of the community could be significantly changed. Walling off the waterfront will not advance that goal. With regard to new residential development. affordable single-family homes and apartments were the preferred types, with waterfront condos (90% opposition) and mobile homes (71 % opposition) receiving the highest response as not being needed. More industrial development in the area was supported by nearly 36% of those responding but 22.6% strongly disagreed. Yet 42.2% of the respondents favored spending tax dollars to stimulate economic development. The need for more commercial development in small shopping centers was supported by almost half of the respondents. City residents prefer this new development along Blue Star Highway, especially within the Village of Douglas. TOURISM A strong tourist oriented character is something that most Saugatuck residents have come to accept. Yet the increased activity and congestion that go with successful tourism are characteristics which are directly opposed to the existing small town atmosphere. This is one of the reasons why solving a very difficult summertime parking problem has been so vexing for the City. YEAR ROUND EMPLOYMENT/INDUSTRIAL DEVELOPMENT Historically, Saugatuck has had very little industrial development and has been primarily a community with residential and commercial development. This situation has reduced the potential for year round employment and has made the attraction of new families into Saugatuck more difficult. The significance of this trend is that the City could become even more seasonal and retirement oriented than it already is. This in tum would further reduce the capacity of existing commercial businesses to operate year round and further hinder the delivery of certain services such as education. Some new industrial development is both needed and desirable. However, there is no good location for it in the City, and the existing industrial facilities do not represent the best use of their present locations. As a result, the City must a maintain strong effort in conjunction with Douglas and Saugatuck Township to attract new industry into the area, even if it is not located in Saugatuck. BLENDING THE RESORT AREAS WITH THE YEAR ROUND COMMUNI1Y There will probably always be a division within the community between resort and seasonal areas and year-round areas. Recognizing the importance of each and fair representation of both in community decision making will be an ongoing challenge in making future land use and infrastructure decisions. Achieving and maintaining a balance will be the key to long term success. The existing commercial and residential areas are quite well separated and the demarcation lines are fairly clear. It will be important that they remain essentially where they are as far as new commercial activity, or the necessary balance may be lost. City of Saugatuck Comprehensive Plan �10-4 The mapping of future land use ts a logical extension of the goals and policies stated in this Plan. Land use ts the primary purpose for which a parcel of land is occupied. This Plan is designed to promote orderly development and ensure that appropriate areas are available for all classes of land uses anticipated to be needed within the City during the planning period (roughly 20 years) based on existing trends. The future land use plan promotes orderly development in a number of other ways. Home owners can invest in their properties with protection from the intrusion and congestion of undesirable uses in the neighborhood. Overcrowding can be avoided. The City and utility companies can adequately plan for the services needed in (re)developing areas and ensure that adequate land has been reserved within the City for all necessary uses. Each of the major classes offuture land use are described below. Descriptions of planning areas or neighborhoods are also provided to supplement the general land uses depicted on Map 10.1. These specific descriptions correspond to the planning areas depicted on Map 5.3. FUl'URE LAND USE Conservation and Recreation Areas This category embodies environmentally sensitive or "conservation" areas, as they are referred to here, and existing parks and recreational resources in the City which were identified on the existing land use map. Conservation areas include sand dunes, wetlands, floodplains, streams, creeks and drains, the Kalamazoo River, Lake Kalamazoo, and areas at high risk of erosion along Lake Michigan. These areas present severe limitations for development and are proposed for very limited future development in keeping with their fragility and importance in buffering Lake Michigan storms, filtering and storing water during periods of flooding, draining stormwater from land. providing habitat for a wide range of plants and animals, and for their wide ranging open space values. Saugatuck's water resources, sand dunes, and other natural assets make it a desirable place to live. Destroying these resources would destroy the essential qualities which continue to attract residents and tourists to the area. Therefore, future actions and policies to protect the natural environment will be of utmost importance. These lands should be managed to re- main as near to their natural state as possible. Only when other more important public purposes demand ·it, should these lands be altered or converted to permit another use. The City wning ordinance should be amended to include better conservation of these natural resource areas. Mount Baldhead: This large critical dune area with a mixture of open sand and rolling forested dunes should remain in its present state without any substantial alteration. Since most of this area is in public ownership , that ts feasible. However, the church camp property could at any time be sold to the private sector and divided into 2 acre lots and converted to about 50 single family homes under existing zoning regulations. State dune regulations may result in a lower overall density, but residential development of this area ts not appropriate. The City should initiate a conservation easement or. other contractual. deed restriction, or covenant to insure that this land remains substantially in its present open space use. The Mt. Baldhead/Park St. area also contains a large woodlot of upland hardwoods. These trees stabilize the dunes and are a central element of Saugatuck's scenic character. As such, it is essential that they be preserved for future generations. This can be achieved either through a conservation easement-where the land ts acquired by a nonprofit conservancy or public agency- or through a woodlot or tree preservation ordinance. A woodlot ordinance ts recommended as it views the forest as a whole, rather than tree by tree. The woodlot ordinance would include regulatory provisions to maximize preservation of trees while allowing limited residential development (usually through a transfer of development rights and flexible wning approach .) Low Density Residential This area. which encompasses the Park Street planning area, should continue to be used predominantly for low density single family homes. The sand dunes. steepness of the terrain, limited access, heavy woodlands and significant floodplain, argue against any higher density development. Most of this area is an identified "critical dune area" which must meet stringent DNR requirements or. at local option. local wrung regulations which are approved by the DNR Any new development should be clustered at a density not greater than one unit per five acres. Density will vary within this area however, in recognition of a large number of City of Saugatuck Comprehensive Plan �10-IS existing developed lots in the Penyman-Park Street area. However, the new state dune regulations may result in prohibitions against expansions and/ or replacements of existing structures which may become damaged, due to the relatively high density of existing development in this area. Smaller undeveloped lots should be permitted to be used only when combined with existing adjacent lots (if under the same ownership) or via a special review procedure to minimize environmental impacts and impacts on adjoining uses. Existing wning in this area should be reexamined to consider enlarging the minimum lot size requirement for undivided areas and to insure conformance with new state dune regulations. Single family residential development should be encouraged in this district, because it is compatible with existing uses and demand for scenic , waterfront parcels. City Center Residential This dominant residential area in the City is comprised of that area known as "the hill" and most of the Holland Street planning area. These areas have different needs and are addressed in more detail below. The Hlll:This area represents the older more established neighborhood immediately surrounding the City Center. It is on an escarpment east of downtown that rises suddenly, providing scenic relief and a natural barrier. Housing density generally ranges between three and five units per acre. There are not many undeveloped lots in this area, except on land with some soil limitations. Recommendations for this area are as follows: • Maintain an average density of three or four dwelling units per net acre while maintaining a minimum lot size of 8712 square feet. • All new housing development should be required to hook into the City water and sewer system. • All new development should be encouraged to maintain an architectural theme that complements, rather than detracts from existing housing in the area. • No commercial activity should be permitted in this residential neighborhood. Bed and breakfast activity is probably not appropriate in this area. except along Griffith street. Holland Street: The large residential lots fronting on the River and the marina activity are presently compatible due primarily to the large open spaces with mature trees. However, any pressure which may arise to increase the intensity of waterfront activity in this area or the intensity of commercial development should probably be resisted. The marina and associated activities are separately illustrated on Map 10.1 as "harborfront". The riverbank rises sharply and provides a remarkable natural green wall to boats entering from the channel. It also makes riverfront access difficult without complex stairways, elevators, or similar devices which would be difficult to install without negatively impacting on the character of the area. Many lots are irregularly shaped with poor access, narrow width, and would not be suited for more traffic. Nor are they adequately sized to accommodate additional parking. The residential lots on the east side of Holland Street are a more uniform size and shape, and for the most part, contain well maintained older homes. New development should only be residential and should be designed to be compatible with the architectural character of existing homes in the area. Medium Density Residential The medium density category represents the highest density of residential development in the City. It is found in condominium development along Lake Kalamazoo and in one development overlooking the Lake on the hill. Future medium density development should be restricted to these same areas. it should not exceed 8 units per acre. City Center Commercial This is the original commercial area of the City. It has gradually been transformed into a commercial shopping area predominantly oriented to the day tourist. Businesses face a substantial challenge in trying to meet all expenses and generate a profit in just the summer months. This is most evident each spring as several new businesses open shop. Several actions are necessary to encourage the continuation of the kind of commercial mix which is mutually supportive. First, the existing historic character of the City Center should be maintained. The historic preseivation ordinance is designed to do this, but some structures have been modified incon- City of Saugatuck Comprehensive Plan �10-6 sistent with the code (and perhaps prior to the adoption of the code). New regulations may be necessary to insure new structures are architecturally harmonious. Structures that are relatively new but architecturally inconsistent should be modified, as the opportunity presents itself, to improve their harmony with the character of the district. Second, the key to long term success of this area is to maintain the proper balance of tourist, versus general business activity. Third, the public open space in this area needs to be retained and maintained. It is central to the small town character of the City. Fourth, in conjunction with the Water Street area. a better solution to parking problems must be found for the summer months. Professional assistance should be sought. Options should not include the establishment of a multi-level parking structure in the downtown or near the waterfront. Fifth. the City and the business community need to promote a harmonious working relationship that is based on commitment to a long range course of action. A progressive alliance should be encouraged (see Chapter 12). Downtown Saugatuck will continue to serve as the major center for commercial tourist activities in the region. But expansion of commercial uses outside of the downtown area presently zoned for commercial use should be discouraged, and appropriate measures should be adopted to mitigate impacts of the city center on adjoining residential areas. Institutional This category comprises existing institutional uses, including churches, public utilities, government offices, and schools. Public facilities (i.e. schools, utilities, and offices) have the capacity to meet public service needs for the planning period of this plan. Water Street This waterfront planning area identified in Chapter 5 is not shown as a single entity on the future land use map because of the clear distinctions in use that occur there- distinctions which are incorporated into other future land use designations. such as city center commercial, conservation/recreation, and harborfront. Water Street runs along Saugatuck's central eastern shore and presents an interesting mix of public and private open space, residential, commercial, and marine oriented activities. Yet, the area also deserves some attention as a general planning area because of certain trends which could alter its character. The existing trend towards conversion of single family homes in the area to commercial or bed and breakfast use is appropriate, provided the architectural character of the area remains in harmony. Every opportunity to prevent the establishment of new "modem" designs and eliminate existing ones should be seized. Likewise, wherever possible. the original elegance of buildings in this area should be restored. Public access should be preserved where possible. The existing boardwalk is a special asset which should remain open to public access, and as the opportunity presents itself. could be expanded further throughout this area and into the Lake Street area. Change in the use of existing street ends should be carefully scrutinized, and public access insured in any event. Mixed Residential This designation describes the future of much of the Lake Street planning area (to the south) and the Center Transition planning area (which adjoins the downtown commercial area). It is characterized by a mixture of residential and commercial uses. Lake Street: This area has a high potential for negative future change. The market for waterfront condominiums remains fairly strong along the West Michigan shoreline. It is often profitable to purchase waterfront property. remove an existing residence and redevelop as condominiums. Several such conversions have already occurred (at the western end of Lake Street and between Griffith and Butler) to the detriment of public values. In particular, public access to and viewing of the waterfront has been lost, and a canyon has been created by the high structures now lining this part of the shoreline. To prevent further loss of Saugatuck's character, this area must receive more specific zoning treatment than under existing wning regulations-which treat it as a predominantly commercial area. rather than a predominantly residential area. A strong effort should be made to concentrate any new large structures which may be proposed only on the north side of Lake Street. tucked close to the ridgeline so they do not block the view of residents on the hill. If they are put on the south side, they should have large amounts of open space on either side to insure a public view of the Lake. City of Saugatuck Comprehensive Plan �10-7 If more intensive development is desired and can be adequatelymanaged, the City should consider establishing a bulkhead line from Griffith to Blue Star and thereby increase the dockage area. This should be done only if a common walkway were established that is open to public access for the entire length and if such action would not result in overcrowding of Lake Kalamazoo at the time it were implemented. Such a proposal should include a means to deal with increased traffic, parking and boat launching. If this idea were implemented, it may not be desirable to maintain the historic district designation in this area, as many existing structures would likely be removed consideration could be given to identifying this area as Mharborfront" and permitting a mix of marina, commercial, and residential uses. The area east of Blue Star Highway should not be intensively developed due to the extensive wetlands in this floodplain. Center Transition Area: This area north of the City Center presents a real challenge to local land use regulations. There is some pressure to convert these large residential structures into commercial use, but the market isn't sufficient to justify this and it would dramatically alter the area's overall residential character. Therefore, existing municipal policy allowing limited commercial activity as accessory to the primary residential use of the properties on North Butler should continue to be carefully administered. Conversion of entire structures to commercial use should not be permitted. Additional bed and breakfast establishments in this area would be appropriate. The northeast portion of this area has characteristics more in keeping with the residential area on Mthe hill" and should be maintained in concert with the recommendations described for that area. Harbor.front The marina area along Holland Street is the only area categorized as harborfront at the adoption of this plan because of its special orientation to the water. However, further changes along Water and Lake Streets as previously described could also warrant classification of these areas as Mharborfront". Industrial This category applies to the small industrial area in the City, which is currently occupied by Rich Products. Although commercial rather than industrial use is the best use of these properties in the long term, Rich Products is a strong, local company and a major employer, and without a public effort to relocate it in comparable facilities elsewhere, this plan encourages its continuance. The City encourages expansion and continued improvement of the industrial area under development in Douglas- especially an industrial park which could provide jobs and bolster the economy of the entire tri-community area. Industrial parks are an excellent way to manage future industrial growth. Although they have broad, long-term public benefits (including lower service costs, fewer nuisance impacts, better design, and less environmental impact). industrial parks require a large short-term investment in land and public services. Therefore, it is crucial that studies be conducted to insure that the park could be competitive with others in the area. The Michigan Department of Commerce maintains an inventory of industrial parks through the Statewide Site Network. Only certified industrial parks will be included on this list, and thereby be able to effectively compete for new industries. To be certified, industrial parks must be at least 40 acres, a site plan for the park must be approved, soil borings must be conducted, infrastructure must be completed, utilities must be installed 300 feet into the park, and protective covenants must be established. The City supports future efforts to create an industrial park within the trt-community area, provided it targeted nonpolluting, light industrial and office activities that were compatible with the tri-community area. Planned Unit Development (PUD) The PUD designation is recommended for most of the Maple Street planning area. This is the only major area of the City on the east side of the River which is not fully developed. Extensive soil limitations, wetlands, some floodplains, and forested acreage characterize this area. The area's two wells provide the primary source of groundwater for the City (and presently for Douglas as well). The area contains some multifamily development and is well suited for more multifamily development, provided it is carefully sited, or single family development on large lots. The natural characteristics of the land make it especially well suited for planned unit development. Good site design could cluster units, while keeping the overall density equal to or less than the adjoining City Center residential City of Saugatuck Comprehensive Plan �10-8 area. The City should consider requiring that all subdivisions and multi-family development projects be designed as a PUD in this area, provided that existing PUD provisions in the zoning ordinance are revised to remove some problematic provisions. PUD can allow flexibility in site design and housing density, thereby increasing open space, preserving natural features of the site. and enhancing the quality of the development project-to the benefit of both developers and the community. This concept can also encourage innovative design and efficiency in providing public services. Design flexibility under PUD is typically accomplished through density transfers, according to a predetermined regulatory scheme, and comprehensive site plan requirements and design standards. In this way, buildings may be clustered through mixtures of housing types such as detached houses. townhouses, and apartments. This mixture of housing types creates fine housing opportunities for various groups without negatively affecting adjoining land uses. ENTRY POINTS ~ There are three major entry points into the City of Saugatuck. (See Map 10.2). They are: • from Lake Michigan on the Kalamazoo River • from Blue Star Highway at the Kalamazoo River Bridge • from Blue Star Highway onto Washington Road/Holland Street At the present time, the entries from Lake Michigan and over the Kalamazoo River provide an aesthetic and inviting entry into the City. The public opinion surveys reflected citizen concern about the appearance of properties along Blue Star Highway. The old entry sign/intersection at Holland Street/Washington and Blue Star Highway is especially bad. The situation is further harmed by signs along 1-196 which fail to inform southbound travelers at exit # 36 that they can access Saugatuck (only Ganges is mentioned). First impressions are very important in the tourism industry. Attractive entryways help entice tourists into the community and leave a positive impression to encourage future visits. The entry points represent the community and should reflect those qualities which make the area special. Fortunately. these design problems are easily overcome, and with only minimum public investment. A special joint effort to develop alternatives for improving the entry points into all three communities should be initiated. In addition, new land developments in these areas (or changes to existing ones) need to be carefully reviewed to insure that changes enhance (and do not further detract from) the positive image and character that should exist in these areas. CITY-WIDE RECOMMENDATIONS Residential Residential use will continue to be the predominant developed land use 1n the City. The challenge in the next twenty years will be maintaining the older housing stock and ensuring that the growing ranks of part-time residents and absentee owners do not result in housing deterioration. Equally important will be efforts to blend new development with the older character of existing land uses. Within Saugatuck, there will be pressure to remove existing homes along the waterfront and replace them with higher density condominiums. Condominium development that greatly diminishes the public view of the waterfront should not be permitted, especially along Lake Street. Additionally. the height of new construction should not exceed 25-30 feet along the waterfront. It would be better to place taller, higher density development back "into the hill" and leave the shoreline open. Another residential issue relates to affordable housing. The City. like many communities in Michigan, is faced with an affordable housing crisis. lf the Saugatuck School District is to survive with the same breadth of programming and quality it has today. then affordable housing must be available for families. In terms of new construction, affordable housing typically means homes of about 1, 000-1,200 square feet. on smaller than average lots. and priced at not more than $70,000. Some public incentives or write-downs are typically necessary to achieve this. The only housing of this type being built in the area is on large lots in rural parts of the Township. More apartments and temporary housing for summer workers could be provided in selected areas throughout the City. But unlike Douglas and some areas of Saugatuck Township, the City has little acreage well suited for the higher density development typically associated with affordable housing. For this reason, the City supports the construction of affordable housing within Douglas or Saugatuck Township, and may cooperate on such a venture City of Saugatuck Comprehensive Plan �10-9 where feasible and where mutual benefits are clear. Other Recommendations The following recommendations are important to maintaining the character of the City and improving its present function and hence should be implemented as a part of the future land use plan. • The maintenance and replanting program recently prepared for the aging trees throughout the City should be consistently implemented. • Sidewalk repairs, replacement, and installation are badly needed in some blocks. • Curb, gutter and street repair /repaving should be performed on a scheduled periodic basis consistent with an adopted capital improvements plan. New curbs at intersections with sidewalks should all be sloped to accommodate handicapper and bicycle access. • A network of bicycle paths should be encouraged. This network should complete a regional network and inner city streets which connect the routes should be marked, but no additional right-of-way is necessary at these junctures. City of Saugatuck Comprehensive Plan �----------------~- .... ar. MAP 10.1 FUTURE LAND _USE g Low Density Residental ~ City Center Residential ~ Saugatuck Floodplains/Wetlands /1111 fl Institutional ~ Medium Density Residential ■ Mixed Residential ,_, ,. City Center Commercial ~ smf \Conservation/Recreation -✓ m'rn Harborfront mm r~ ~ ~T:l Industrial [E:E:: ••••• I Planned Unit Development 'W'Wlil'W :::: ·:g: N 0 ---- 600 Scale 1" = 600ft August1989 Planning & Zoning Center, Inc, Lansing, Ml 1200 1800ft . ,· . _, �N A ,.._.__ O 600 1200 Scale 1" = 1212 ft MAP 10.2 ENTRY POINTS Saugatuck I•I Entry Points August 1989 DATA SOURCE: City Of Saugatuck 0-dnances Planning & Zoning Center Inc, Lansing, Ml - �11-1 Chapter 11 INTERGOVERNMENTAL COOPERATION B y itself this plan has no legal regulatory force but rather, serves as a foundation upon which regulatory measures are based. The two primary land use regulatory documents which are also the principal means of implementation of this plan, are the zoning ordinance and subdivision control regulations. These regulatory instruments are described in the next chapter. However, effective integration of this Plan will also require · an ongoing commitment to intergovernmental cooperation with Douglas and Saugatuck Township. In particular, the Joint Plan prepared concurrently with this one should be implemented as steadfastly and also kept current with comprehensive reviews at least once each five years. It will also be very important to make every effort to keep Douglas and Saugatuck Township officials informed of proposed changes to this Plan or any of its regulatory instruments (such as zoning) and to encourage their input prior to such a change being made. Likewise, those jurisdictions should be encouraged to reciprocate with proposals and an opportunity for review by the City of Saugatuck prior to action on any change which may impact on the City. A copy of this Plan and any amendments to it will be filed with the clerk of each of these jurisdictions, as well as with the County Clerk, the County Planning Commission, the County Economic Growth Alliance, the West Michigan Regional Planning Commission, and Department of Natural Resources. Ongoing efforts to consolidate additional public services such as police and possibly public works should be continued where mutually beneficial. Kalamazoo Lake Sewer & Water Authority has functioned well and should continue to strengthen its efforts. City of Saugatuck Comprehensive Plan - ~ --- -- - - - - - - - �12-1 Chapter 12 STRATEGIES FOR IMPLEMENTATION PRJMARY IMPLEMENTATION TOOLS Relationship to Zoning The City of Saugatuck has a zoning ordinance adopted pursuant to the City-Village Zoning Act, PA 207 of 1921. The intent of that ordinance is to regulate the use of land to provide for orderly growth and development and allow the integration of land uses without creating nuisances. The zoning ordinance defines land use districts and regulates height, bulk, use, area oflot to be covered, and open space to be preserved within each district. Because the Zoning Enabling Act requires the zoning ordinance be based upon a Plan and this Plan, prepared by the Planning Commission, has been prepared to guide future land use decisions, the zoning ordinance should be revised to reflect this Plan's new goals, policies, and future land use proposals. However, the zoning district map and the future land use map (10.1) will not be identical. The zoning map typically reflects existing land use (where it is desirable to continue it) and small areas zoned for more intensive use then at present. The future land use map (on the other hand) reflects land use arrangements at some future time. (See Section 10.10, p. 245-250, Michigan Zoning & P_lanning, 3rd Ed .. by Clan Crawford, ICLE, Ann Arbor, 1988) . The City should continue to maintain a formal site plan review process. Through this process applicants, in order to obtain zoning approval, must submit plans which clearly indicate how their development proposals will change and affect both the parcel of land being developed as well as surrounding properties. It is recommended that all commercial and industrial development, as well as all subdivisions, multiple family housing, planned unit developments. and other development requiring more than five (5) parking spaces, undergo site plan review. In addition. the zoning ordinance and fee structures should be amended to permit the City to require developers of new commercial and industrial uses and all proposed multi-family developments to pay into an escrow fund to be used for payment of professional review fees by engineers. planners and attorneys (if necessary) . Unused escrowed dollars would be returned. Relationship To Plans/ZoniJllg In Adjacent Jurisdictions The land use proposals in this plan were carefully prepared with an eye to ensuring compatibility with those of Douglas and Saugatuck Township. Equal care should be taken in the future to seek and receive comment on proposals that are on or near a border from an adJoiningJurisdiction. Failure to do so will only insure future conflict over adjacent land uses. or the provision of new public services. Relationship to Subdivision Regulations The City of Saugatuck should adopt subdivision regulations if the remaining undeveloped land is to be platted as opposed to developed under PUD provisions. The enabling legislation that permits the enactment of such regulations is Public Act 288 of 1967. also known as the Subdivision Control Act of 1967. This Act allows a community to set requirements and design standards for streets. blocks. lots. curbs, sidewalks. open spaces, easements. public utilities. and other associated subdivision improvements. With the implementation of a subdivision ordinance there is added assurance that development will occur in an orderly manner. The City of Saugatuck should consider amending its subdivision and zoning regulations to prohibit the establishment of lots which would be unbuildable under existing state or local regulations (such as lots which are wholly within a protected wetland). Relationship to Capital Improvements In its basic form, a CIP is a complete list of all proposed public improvements planned for a 6 year period (the time span may vary). including costs. sources of funding , location, and priority. The CIP outlines the projects that will replace or improve existing facilities. or that will be necessary to serve current and projected land use development within a community. City of Saugatuck Comprehensive Plan �■ 12-2 Advanced planning for public works through the use of a CIP assures more effective and economical capital expenditures, as well as the provision of public works in a timely manner. The use of capital improvements programming can be an effective tool for implementing the comprehensive plan by giving priority to those projects which have been identified in the Plan as being most important to the future development and well being of the community. The City Planning Commission should develop a formal capital improvement program. Land Use & Irifrastructure Policies A strong effort will be necessary to coordi- nate future capital improvement decisions and land use policies with adjoining units of government. As a result, proposed policy changes should be circulated for comment early. Likewise, proposed capital improvement programs should be prepared with adequate time for review and comment by the adjoining jurisdictions. Community Participation And Education In order to gain the support, acceptance, and input of area residents for future planning, ongoing efforts should be continued to provide information to them, and involve them in the planning process. The importance of their role in that process should be emphasized. Public acceptance will make the implementation of plans much easier and public input makes plans better and more responsive to local needs. SPECIAL AREA & FINANCING TECHNIQUES Building and Property Maintenance Codes BOCA (Building Officials and Code Administrators International, Inc.) is the basic building code adopted by the City to regulate construction methods and materials. The adoption and enforcement of a building code is important in maintaining safe, high quality housing and in minimizing deteriorating housing conditions which contribute to blight within neighborhoods. This should be continued. The City should consider adopting a basic property maintenance code to regulate blighting influences which result from failure to properly maintain property and structures. A standard code such as the BOCA Basic Housing- Property Maintenance Code or a locally developed code could be adopted. Community Development Block Grant Program The Community Development Block Grant program was authorized under Title I of the Housing and Community Development Act of 1974. The Act had the effect of combining several federal categorical grants such as Urban Renewal and Model Cities into one. Grants under the program must principally benefit low and moderate income families. In Michigan there are two categories of eligible applicants: entitlement and non-entitlement. Entitlement communities, by meeting specific eligibility criteria, are given grant funds outright without having to compete for them. Non-entitlement applicants must compete for grant funds by applying through the Michigan Small Cities Community Development Block Grant Program. The City of Saugatuck is not an entitlement community. Therefore, it must apply through the Small Cities Program. Operation of the Michigan CDBG Program is the responsibility of the Michigan Department of Commerce with central program administration by the Department's Office of Federal Grant Management (OFGM) . The Department of Commerce has entered into an agreement with the Michigan State Housing Development Authority (MSHDA) assigning administrative responsibilities for the housing component of the program. In the housing area, samples of grant eligible activities include: • Home Improvement Programs • Rental Rehabilitation Programs • Weatherization and Energy Conservation • Home Repair for the Elderly • Public Improvement in conjunction with targeted housing activity (limited to 25 percent of grant request) • Housing Related Services • Housing for the Homeless. The maximum grant amount is $250,000. By applying and obtaining a Small Cities Block Grant. the City alone, or in concert with Douglas and Saugatuck Township could establish a housing rehabilitation program which would help preserve housing throughout the area. The CDBG program also has the following categories of assistance: • Base Industrial Loan program helps f. m cially viable businesses needing fina ial assistance for growth, modernizatio or expansion. Limit $750,000). • Commercial Retail Loan program is for commercial, services, tourism, and other City of Saugatuck Comprehensive Plan �12-3 non-residential projects: and minority owned and retail projects in distressed communities. Limit $400,000. • Public Infrastructure Assistance program funds public improvements for the location and expansion of public infrastructures. Limit $750,000. • Downtown Development program provides financing to assist businesses in the redevelopment of the downtown area. Limit $500,000 or $300,000 for infrastructure improvement. • Communities in Transition program funds community development activities, such as public sewer and water systems, parks, bridges. roads, and comprehensive redevelopment planning. Limit $400,000. • Emergency Community Assistance program funds communities experiencing an imminent and urgent threat to public health, safety, or welfare which occurred within 90 days of application . Limit : $500,000. Downtown Development Authority - Act 197ofl97lS This Act permits a city, village, or township to establish a nonprofit development corporation called a Downtown Development Authority (DDA) with broad powers, including those of taxation and bonding, to focus on revitalization and development within established "downtown" boundaries. The Act gives an authority broad powers with regard to the planning and development of the downtown district. It may engage in downtown planning, promote housing and public facility developments, and economic development projects. Operating revenues may be raised through public and private contributions or through properties the DDA may control. With the approval of the municipal governing body, an ad valorem tax may be levied on real and tangible personal property within the downtown district. Capital financing may be raised in a number of ways: • A ODA may issue revenue bonds. These, with municipality approval, may be secured by "the fuU faith and credit" of the municipality. • A DDA can request the municipality to borrow money and issue notes in anticipation of collected taxes. • A DOA, with municipality approval, may create a "tax increment fmancing plan" in which it devotes projected increases in future tax revenues from increased assessed valuation in the project area - "captured assessed value" - for repayment of debts incurred in making selected public improvements. Revenue bonds are issued in anticipation of future revenue. Michigan State Housing Development Authority (MSHDA) Programs To help preserve Michigan's older existing housing, Public Act 130 was passed in 1977 to allow MSHDA to begin a home improvement loan program that offers reduced interest rates to eligible low and moderate income families. MSHDA has created the Home Improvement, Neighborhood Improvement and Community Home Improvement Programs (HIP/NIP/CHIP). To get a loan, residents should apply to one of the banks, savings and loans, or credit unions that take part in HIP /NIP/ CHIP. Land and Water Conservation Fund The Land and Water Conservation Fund (LWCF) grant program was authorized by Public Law 88-578, effective January 1, 1965. The purpose of the program is to provide federal funds for acquisition and development of facilities for outdoor recreation. The LWCF Program is administered jointly by the National Park Service, U.S. Department of the Interior, and the Michigan Department of Natural Resources. All political subdivisions of the state, including school districts, are eligible to participate in the program. Eligible projects include: 1. Acquisition of land for outdoor recreation, including additions to existing parks, forest lands, or wildlife areas. 2. Development including, but not limited to such facilities as: picnic areas, beaches, boating access, fishing and hunting facilities, winter sports areas, playgrounds, ballfields. tennis courts. and trails. For development grants. the applicant must have title to the site in question. The minimum grant allowable is $10,000 and the maximum grant allowable is $250,000. For all grant proposals, the amount of the grant cannot exceed more than 50 percent of the total project cost. Michigan Natural Resources Trust Fund The Kammer Recreational Land Trust Fund Act of 1976 (Public Act 204) was passed by the Michigan Legislature and signed by the Gover- City of Saugatuck Comprehensive Plan �■ 12-4 nor on July 23 1976. This Act created the Michigan Land Trust Fund. The program provided funds for public acquisition of recreational lands through the sale of oil, gas. and mineral leases and royalties from oil, gas. and mineral extractions on state lands. On November 6, 1984, Michigan residents cast their vote in favor of Proposal B. This constitutional amendment created the Michigan Natural Resources Trust Fund (MNRfF), Public Act 101 of 1985, which ofikially replaced the Michigan Land Trust Fund on October 1. 1985. MNRrF assists state and local governments (including school districts) in acquiring land or rights to land for recreational uses, protecting land because of its environmental importance or scenic beauty, and developing public recreational facilities. Any individual, group, organization, or unit of government may submit a land acquisition proposal, but only units of government may take title to and manage the land. Only units of government may submit development proposals. All proposals for local grants must include a local match of at least 25 percent of the total project cost. There is no minimum or maximum for acquisition projects; for development projects, the minimum funding request is $15,000, the maximum is $375,000. Costal zone Management Fund The Land & Water Management Division of the Department of Natural Resources offers grants for the purpose of planning, designing, and carrying out low-cost projects to improve Great Lakes shorelines and connecting waterways. The City recently received approval of a $50,000 CZM grant to improve its parking facilities at Oval Beach. The Recreation Bond Fund The Recreation Bond Fund draws from bonds approved by voters in 1988. It calls for money to be spent on DNR and local recreation facilities in four categories: Recreation infrastructure: such as ballfields, tennis courts, beaches and other shoreline areas, boat launches, trails, picnic areas, historic structures, playgrounds, roads, parking, restrooms, etc., which are not less than 15 years old; Waterfront recreation: such as fishing piers, boardwalks, boat launches, marinas, amphitheaters, landscaping, and shoreline stabilization: TABLE 12.1 RECREATION FACILITIES &: THEIR MINIMUM NUMBER OR SIZE NECESSARY TO ACHIEVE MINIMUM POINTS RECREATION FACILI1Y MINIMUM SIZE Bicycle Trail Playground 3 pcs. of play Swimming Beach Boat Launch Campground Non-motorized Trail Cross-country Ski Hiking Nature Horse Fishing Access Fishing Piers Nature Area 1 mile equipment 50 feet 5 parking spaces 1O campsites 1/2 mile 50 feet 1 10 acres NOTE: Points are not to be awarded separately for cross-country ski trails, nature trails, and hik1ng trails. These trails are to be considered as one facility. Source: DNR, Mlchll!an's 1987-88 Recreation Al:· tioo Program Guidel>ook. Community recreation: playgrounds, sportsfields, community centers, senior centers, fishing sites, and trails for the handicapped; Tourism-enhancing recreation: including campgrounds, boating facilities, historical sites, recreational conversion of abandoned rights-ofway, and fishing access. In its statewide inventory of recreational facilities, the DNR has identified Allegan County as deficient in a number of recreational facilities. Those relevant for the tri-community area include deficiencies in bicycle trails, fishing access, fishing piers, boat launches, campgrounds, nature areas, hiking trails, nature trails, cross country ski trails, picnic areas, and playgrounds. Allegan County communities with proposals for such projects will get funding priority over similar projects proposed in nondeficient counties. Table 12.1 includes the minimum number or size of selected recreation facilities to be considered toward bond funding. Grant requests may not exceed $750,000 and may not be less than $15,000. Applicants must match bond funds with 25% of the total project cost, not including other state grants or legislative appropriations. Bond money will only be allocated to projects on sites controlled by City of Saugatuck Comprehensive Plan �12-3 public agencies. In the tourism category, priorities are given to projects which: create new and innovative recreation-related tourism attractions: involve partnerships between the public and private sector: and projects for which feasibility studies have been conducted which demonstrate local, regional. and statewide economic benefits. The City has received preliminary approval of a $62,500 recreation bond fund grant for improving the beachhouse facilities at Oval Beach. Recreation Improvement Fund The Recreation Improvement Fund was created from State fuel tax revenue. About $750,000 per year is being targeted for development of non-motorized trails (hiking. bicycle, cross-country. and nature trails). No application forms or criteria have yet been prepared, but the Recreation Division is encouraging local governments to submit proposals based on local determination of need, location. and financing. Local Facility Development Grants These grants come from a number of funding sources and are available for planning, design, or development of local recreational facilities. The Village of Douglas received $11,000through this program in FY 1987-88 for improvement of its boat launch site on Kalamazoo Lake. Land Acquisition Grants Land acquisition grants are available for projects aimed at open space presexvation: park creation or expansion: acquisition of environmental resources such as sand dunes, woodlots, or wetland areas: waterfront access sites: and many other land acquisition projects intended for (passive or active) recreational purposes. Waterways Fund The Waterways Division of the Department of Natural Resources offers grants for the purpose of developing public boating facilities. The emphasis is on creating boat access sites and supporting facilities. provement Act (Act 233 of 1987). and the Local Road Improvements and Operation Revenue Act (Act 237 of 1987, as amended). The acts will be in effect for five years. when they will be reviewed for continuation by the legislature. The Local Road Improvements and Operation Revenue Act authorizes county road commissions to impose a vehicle registration fee and use these funds for road improvements. This Act has had little utility. however. because the fee must be approved by a public vote. Michigan voters in 3 counties rejected proposed fees in the November 1988 election. Many counties chose not to even put it on the ballot. fearing the same result. The Road Construction and Improvement Act (Act 233) provides funding through the transportation economic development fund only to rural counties (less than 400,000 population) with a national lakeshore, national park. or in which 34% or more of the land is commercial forest land. Then a portion of the remaining funds are available for use for county. city, and village street improvements. The Transportation Economic Development Fund allocates money for the purposes of bringing county roads to all season highway standards. This is important because heavy trucks can only travel regularly on all season roads. The Transportation Economic Development Act also offers counties. cities, and villages the opportunity to compete for additional funding on special projects with economic development objectives. This competitive grant is awarded by the State Highway Commission. Qualified project categories are listed below: (a) Economic development road projects in any of the following targeted industries: agriculture or food processing: tourism: forestry: high technology research: manufacturing: office centers solely occupied by the owner or not less than 50,000 square feet occupying more than 3 acres of land. (b) Projects that result in the addition of county roads or city or village streets to the state trunk line system. Road Funds (c) Projects for reducing congestion on county primary and city major streets within urban counties. In 1987. three acts were passed to provide a new source of revenue for cities, villages.and county road commissions. The Transportation Economic Development Fund (Act 231 of 1987, as amended). the Road Construction and Im- (d) Projects for development within rural counties on county rural primary roads or major streets within incorporated villages and cities with a population of less than 5,000. City of Saugatuck Comprehensive Plan �■ 12-6 PUBLIC WORKS FINANCING In addition to using general fund monies. it is often necessary for a community to bond to raise sufficient funds for implementing substantial public improvements. Bonding offers a method of financing for improvements such as water and sewer lines, street construction, sidewalks. and public parking facilities. Common municipal bond types include: 1. General Obligation Bonds - full faith and credit pledges, the principal amount borrowed plus interest must be repaid from general tax revenues. 2. Revenue Bonds - require that the principal amount borrowed plus interest be repaid through revenues produced from the public works project the bonds were used to finance (often a water or sewer system). 3. Special Assessment Bonds - require that the principal amount borrowed plus interest be repaid through special assessments on the property owners in a special assessment district for whatever public purpose the property owners have agreed (by petition or voting) to be assessed. TAX INCENTIVES The state law permitting communities to provide property tax incentives for industrial development is Act 198. This Act allows a community to provide tax abatements as an incentive for industrial firms which want to renovate existing or build new facilities. ADDfflONAL RECOMMENDATIONS Other Planning & Economic Development Assistance The City Planning Commission should maintain regular communication with the County Planning Commission, with the West Michigan Regional Planning Commission, and with the Allegan County Community Growth Alliance. These organizations should be encouraged to continue their County and region-wide planning and economic development efforts and to share relevant materials with the City. Likewise a copy of this Plan should be forwarded to each of these agencies when adopted. Pro-Business Alliance One way to strengthen Saugatuck's economic development potential is to establish a pro-business exchange in City government (or jointly with Douglas and Saugatuck Township) modelled after the Michigan Bell Business Retention and Expansion Program. (Saugatuck is not eligible for participation in the Michigan Bell Business Retention and Expansion program because it is not in a Michigan Bell service area.) A pro-business exchange creates an atmosphere of cooperation which benefits both the business and the community. The role of a pro-business exchange is to assist existing businesses in finding solutions for their problems (i.e. inadequate parking, expansion or relocation needs, etc.) and help make new businesses feel welcome. The exchange would work with area businesses to determine their needs and appoint an ombudsman to inform new businesses of local services and contacts. Businesses are often not aware of the services available to them or who to contact for more information. A brochure could be prepared which identifies who to contact for information on zoning, construction, planning, utilities, and taxation. The brochure could also identify permit fees, tax and utility rates, and transportation, delivery. freight, health, and financial services available in the area. Poverty The changing economy, higher health care costs, higher literacy and skills requirements for employees, and inflation have seriously hurt the nation's poor, including the elderly on fixed incomes. Social security benefits are the only retirement income for about two-thirds of all American retirees. and an estimated one million Michigan residents have no private or public health insurance. The poor are often overlooked in community development efforts, yet they are the group most in need of public assistance. Over eight percent of the City's residents were living below the poverty level in 1980. That's an annual income of less than $3,778 for those under 65, and $3,479 for those 65 and over. The City should continue to monitor the number of people in poverty through the census counts and work with local churches and nonprofit groups to assist them through food drives. temporary shelters, or other needed services. Collection of Trqffi.c Count Data A more detailed analysis of street and road needs should be undertaken. However, doing so is limited by the lack of any systematic and City of Saugatuck Comprehensive Plan f" �12-7 recent traffic count information. The tri-community jurisdictions would greatly benefit from Jointly purchasing the necessary equipment and undertaking specific traffic counts on a regular basis. The cost and training associated with this is minimal compared to the benefit. Downtown Saugatuck Downtown Saugatuck has a parking problem during the summer months. Low cost solutions have been difficult to find . However, discretionary tourist visits are likely being lost on peak days due to limited parking. Expert analysis is needed. Solutions should not include the establishment of above ground parking structures that significantly alter the character of the area. Public Open Space Acquisition Programs to acquire public open space along the water should be initiated. One option is to create a local nonprofit land conservancy. There are several very effective ones operating in Michigan. Priority should be given to building a trust fund for acquisition and maintenance or tying into existing ones by the Nature Conservancy and similar organizations. Periodic Updating and Revisions As these additional studies are undertaken the Plan should be updated to reflect the new information. At a minimum the plan should be comprehensively reviewed and updated at least once every five years. Managing Growth and Change The key to successfully managing future growth and community change is integrating planning into day-to-day decision making and establishing a continuing planning process. The only way to get out of a reactionary mode (or crisis decision making) is by planning and insuring the tools available to meet a broad range of issues are current and at hand. For that reason it will be especially important that the recommendations of this Plan be implemented as the opportunity presents itself (or revised as circumstances dictate) . Many new tools may be made available to local governments over the next few years to manage the growth and change process. It will be a challenge to City officials to pick from among the new tools, those that will provide greater choice over local destiny and quality of life. City of Saugatuck Comprehensive Plan �APPENDIX A References �■ REFERENCES Listed below are some of the key reports, studies, plans, and data sources which were used as references in the preparation of this plan. Other data sources are referenced throughout the plan. DEMOGRAPHICS U.S. Census, Current Population Reports, East North Central 1986 Population and 1985 Per Capita Income Estimates for Counties and Incorporated Places. Series P-26, No. 86-ENC-SC (also referencedfor economic data). U.S. Census of Population and Housing, 1980- Summary Tape File 3A (microfiche) for Saugatuck, Saugatuck Township, the Village of Douglas, and Allegan County. HISTORY Joe Armstrong and John Pahl. River & Lake: A Sesquicentennial History OF Allegan County, Michigan. published by the 1835 Committee. 1985. MASTER PLANS Saugatuck Township General Development Plan, prepared for Saugatuck Township by Williams & Works. Inc .. 1975. Village of Douglas Land Use Plan. prepared by the Village of Douglas Planning Commission with the assistance of the West Michigan Regional Planning Commission, adopted November 19. 1986. Land Use-Village of Saugatuck, prepared by the Saugatuck Planning Commission with the assistance of the West Michigan Regional Planning Commission, 1979. NAnJRAL RESOURCES Michigan Resource Inventory System Database, Department of Natural Resources. Soil Survey of Allegan County, Michigan, United States Department of Agriculture, Soil Conservation Service, March 1987. OWNERSHIP Land Atlas and Plat Book, Allegan County, Michigan, Rockford Map Publishers. Inc .. 19871989. Saugatuck Township Plat Boolr., Township Treasurer's Office, Saugatuck, Township. RECREATION A Parks and Recreation Plan for Allegan County, Michigan, prepared for Allegan County by Williams & Works, Inc .. 1986. Saugatuck-Douglas Area Parks and Recreation Plan. prepared by the tri-community area Parks and Recreation Commission, with the assistance of the Saugatuck Public School District. February 1985. ~ �~ SOLID WA-,TE Allegan County Solid Waste Plan, prepared for the Allegan County Board of Commissioners and the Michigan Department of Natural Resources by the Allegan County Planning Commission, PA 641 solid Waste Planning Committee, and the West Michigan Regional Planning Commission, September 1983. ECONOMY Real and Personal Property SEV, 1980-88, Michigan Department of Treasury, State Tax Commission. The Economic Impact of Travel on Michigan Counties , prepared for the Michigan Travel Bureau by the U.S . Travel Data Center, July 1988. Travel and Tourism in Michigan: A Statistical Profile, First Edition, Research Monograph # 1, Michigan State University, Travel, Tourtsm and Recreation Resource Center, 1986. Michigan Employment Securtty Commission, Bureau of Research & Statistics, Detroit, Michigan. UTILITIES A Feasibillty Study on the Utillzation of a Single Ground Storage Reservoir, SaugatuckDouglas Water System, prepared for Kalamazoo Lake Sewer & Water Authority by Holland Engineertng, Inc., January 18, 1983. Facillties Plan for Wastewater, prepared by Williams & Works, April 1976. ~ Saugatuck Township Area Utlllty Service Study, prepared by Fishbeck, Thompson, Carr & Huber, Inc .. March 1988. Village of Douglas Water Supply Contamination Problem Evaluation and Recommendations, Wolverine Engineers & Surveyors, Inc., July 1, 1987. Village of Saugatuck Streets and Public Utilltles Condition Report, May 1984. Waterworks Reliabillty Study for Kalamazoo Lake Sewer and Water Authority, prepared by Fishbeck, Thompson, Carr, & Huber, Inc., March 1987. ZONING City of Saugatuck Zoning Ordinance , as amended through October 1989. Saugatuck Township Zoning Ordinance, as amended through October 1989. Village of Douglas Zoning Ordinance, as amended through October 1989. �APPENDIX B Demographic, Economic, and Housing Data • �■ I"' A. DEMOGRAPHIC CHARACTERISTICS 1. Age Cohorts (Raw Data) Douglas Saugatuck Area Saug. Twp. County --------------------- ---------------------------------------------------------23 11 17 19 6 36 59 14 15 23 18 14 16 22 18 60 84 72 106 82 48 17 30 85 49 4 13 15 21 3 11 30 47 6 under 1 1-2 3-4 5 6 7-9 10-13 14 15 16 17 18 19 20 21 22-24 25-29 30-34 35-44 45-54 55-59 60-61 62-64 65-74 75-84 85+ 17 18 15 19 13 24 14 50 106 92 101 136 59 21 27 138 57 26 61 52 94 46 46 86 212 67 55 73 67 37 80 80 53 188 297 330 349 483 215 46 132 333 210 47 25 26 56 24 29 20 106 47 23 32 34 4 51 34 21 78 107 166 142 265 108 8 75 110 104 17 1496 2560 2544 1289 1332 4274 5989 1522 1642 1758 1666 1392 1403 1402 1230 4267 6706 6503 9306 7820 3927 1172 1882 5151 2555 767 Source: U.S. Census of Population and Housing, 1980--Summary Tape File 3A, item 15. Detroit, MI, tel. 313-354-4654. 2. Age Cohorts (Aggregated and Percent Comparisons) Age 0-4 5-14 15-24 25-34 35-44 45-54 55-64 65+ Saugatuck 49 97 170 198 101 136 107 221 (4.5) (9.0) (15.8) (18.4) (9.4) (12.6) (9.9) (20.5) Douglas 51 134 186 156 106 82 95 138 (5.4) (14.1) (19.6) (16.5) (11.2) (8.6) (10.0) (14.6) Saug. Twp. 107 226 277 273 142 265 191 231 (6.3) (13 .2 ) (16.2) (15.9) (8.3) (15 .5) (11.2) (13.5) Area 207 457 633 627 349 483 393 590 (5.5) (12.2) (16.9) (16.8) (9.3) (12.9) (10.5) (15.8) County 6,600 (8.1) 14,406 (17.7) 14,760 (18.1) 13,209 (16.2) 9,306 (11.4) 7,820 (9.6) 6,981 (8.6) 8,473 (10.4) ------------------------------------------------------------------------------Source: (same as above , 1960 and 1980). 0 �• 3. Change in Age Cohorts from 1960-1980 Age 1960 M/F 1960 - Tri-Community Area 1980 M/F 1980 Change 1960-80 ------------------------------------------------------------------------------- 0-4 5-14 15-24 25-34 35-44 45-54 55-64 65+ 121/140 274/249 133/146 129/139 170/166 142/147 115/163 196/232 261 523 279 268 336 289 278 428 (9.8) (19.6) (10.5) (10.1) (12.6) (10.9) (10.4) (16.1) 113/94 233/224 325/308 337/290 170/179 239/244 192/201 231/359 207 457 633 627 349 483 393 590 (5.5) (12.2) (16.9) (16.8) (9 .3) (12.9) (10.5) (15.8) -20.7% -12.6% 126.9% 134.0% 3.9% 67.1% 41.4% 37.9% Source: (same as above, 1960 and 1980). 4. Place of Birth Michigan Another State Born Abroad Foreign Born Saugatuck Douglas Saug. Twp.* Area 615 (56.9) 422 (39.1) 5 (0.4) 37 (3.4) 577 (60.9) 320 (33.8) 2 (0.2) 49 (4.4) 990 (57.8) 598 (34.9) 2182 (58.3) 1340 (35.8) 7 (0.2) 210 (5.6) 124 (7.2) County 63,771 (78.2) 15,934 (19.5) 227 (0.3) 1,623 (2.0) * Some individuals not accounted for. Source: (same as above), item 33. 5. Place of Residence - 1975 (Persons 5 years old and over) Saugatuck Same House Same County Another County Another State Abroad 503 187 228 117 (48.6) (18.0) (22.0) (11.3) 423 156 198 103 8 Douglas Saug. Twp. (47.9) (17.6) (22.4) (11.6) (0.9) 984 (59.5) 144 (8.7) 244 (14. 7) 280 (16.9) Area 1910 487 670 500 (53.4) (13.6) ( 18. 7) (14.0) 8 (0.2) County 44,575 (59.3) 15,428 (20.5) 10,923 (14.5) 3,962 (5.2) 241 (0.3) Source: (same as above), item 34. 6. Household Characteristics Total HHs Ave. HH size 2 parent fam. Female HH head Saugatuck Douglas Saug. Twp. 537 2.00 219 41 391 2.44 222 31 633 2.69 411 28 Source: (same as above), items 10 and 20 Area County 1561 2 .39 852 100 27,282 2.95 19,520 1,911 �■ 7. Marital Status Saug Twp Douglas 262 (28.1%) 325 (23.9%) 467 (50.1%) 849 (62.5%) 25 (2 . 7%) 28 (2.1%) 107 (11.5%) 75 (5 . 5%) 72 (7 . 7%) 82 (6.0%) 177 (23.2%) 449 (58.8%) 16 (2.1%) 66 (8.7%) 55 (7.2%) Saugatuck Single Married Separated Widowed Divorced Source: (same as above) , item 26 . B. HOUSING STOCK 1. Structure Type Saugatuck Douglas Area Saug Twp. County --------------------- - ------------------------------- - -----------------------------Total units Year Round Units 1 in Structure 2 in Structure 3 and 4 in Struct 5 or more Mobile Homes Vacant , Seasonal, & Migratory 1 in Structure 2 in Structure 3-4 in Structure 5 or more Mobile Home/Trailer 772 569 385 49 68 60 7 529 406 290 20 16 40 40 850 734 636 32 203 150 6 18 29 123 108 11 4 116 106 5 66 5 2,151 1,709 1,311 101 84 100 113 31,864 28 , 985 23,190 1,001 583 1,199 3,012 442 364 22 22 29 5 2 , 879 2 , 250 51 57 153 368 ~ Source: U.S. Census of Population and Housing, 1980--Summary Tape File 3A, item 102/ 103 . Detroit, MI, tel. 313-354-4654 2. Year Structure Built - Year Round Units Saugatuck Douglas Saug Twp. Area County ------------------------------------------------------------------------------------ 1975-80 1970-74 1960-69 1950 - 59 1940-49 Pre 1940 36 19 51 (6 . 3) (3.3) (9.0) 73 (12. 8) 56 (9.8) 334 ( 58. 7) 22 (5.5) 46 (11.3) 81 (19.9) 32 (7. 9) 36 (8.9) 189 (46.5) Source: (same a s above), item 109. 72 116 133 99 68 246 (9.8) (15 . 8) (18.1) (13.5) (9.3) (33.5) 130 181 265 204 160 769 (7.6) (10.6) (15.5) (11.9) (9.4) (45.0) 3568 (12.3) 4326 (14.9) 4458 (15 . 4) 3647 (12.6) 2507 (8.6) 10479 (36.2) �3. Occupancy Saugatuck Total Units Owner occupied Renter occupied 772 334 (43.2) 205 (26.5) Douglas 529 271 (51,2) 117 (22.1) Area County 850 2,151 531 (62.4) 1,136 (52.8) 117 (13.7) 439 (20.4) 31,864 22,271 (69.8) 4 , 961 (15.5) Saug Twp . Source: (same as above), item 97. C. ECONOMIC CHARACTERISTICS 1. Type of Employment Saugatuck Private Wage/Salary 402 (73. 5) Federal Gov. 7 (1. 3) State Gov. 21 (3.8) Local Gov. 49 (9.0) Self Employed 68 (12.4) Unpaid Family Worke Douglas Saug Twp. Area County 333 (76.9) 1 (0.2) 25 (5.8) 33 (7. 6) 40 (9.2) 1 (0.2) 492 (71.4) 11 (1. 6) 2 (0.3) 56 (8 . 1) 92 (13.4) 17 (2.5) 1227 (73. 5) 19 (1.1) 67 (4.0) 138 (12.0) 200 (12.0) 18 (1.0) 26697 (78.5) 308 (0.9) 775 (2.3) 3022 (8.9) 2977 (8. 7) 246 (0. 7) Twp/Douglas Area County County(%) 43,730,725 9,402,800 1,126,200 2,661,790 430,733 64,898,211 20,080,005 1,905,350 2,661,790 430,733 604,509,215 101,799,772 50,272,956 153,232,546 3,251,687 Source: (same as above), item 67. 2. Real Property SEV - 1988 Saugatuck Residential Commercial Industrial Agricultural Developmental 21,167,486 10,677,205 779,150 N/C N/C 66.2 11.1 5.5 16.8 0.4 Source: Michigan Department of Treasury, State Tax Commission, 1988. Lansing, MI, tel. 517-373-1091. 3. Total Annual Real Property SEV - 1980-88 Year Saugatuck Douglas 1980 1981 1982 1983 1984 1985 1986 1987 13 , 709 , 600 15 , 682,000 18 , 314,033 20,855,000 25,831,436 27 , 382,650 29,737,980 32,727,560 10,560,200 11,723,580 13,341,647 15,101,800 16,848,894 18 , 756,700 20,321,283 21,957,626 Saug Twp.* Saug. Twp.** 18,482,350 21,042,164 23,287,428 25,691,300 27,155,345 28,922,650 30,023,509 32,464,745 42,752,150 48,447,744 54,943,108 61,648,100 69,835,675 47,679,350 50,344,792 54,422,371 Area 42 , 752,150 48,447,744 54,943,108 61,648,100 69,835,675 75,062,000 80,082,772 87,149,931 * not including Villages. ** including Saugatuck and Douglas through 1984 and Douglas only after 1984. Source: Michigan Department of Treasury, State Tax Commission, 1988. Lansing, MI, tel. 517-373-1091 �■ 4. Annual Average Employment -Tri-Community Area Year Ave. Emp. 1980 1981 1982 1983 1984 1985 1986 1987 1988 1989 1,491 1,527 1,555 1,613 1,695 1,656 1,175 2,461 2,550 2,700 Source: Michigan Employment Security Commission, Field Analysis Unit. Detroit, Michigan, tel. 313-876-5427. 5. Persons in Poverty by Age Saugatuck Less than 55 55-59 60-64 65+ 67 3 Douglas Saug Twp. Area County 77 6 83 227 24 39 5181 281 206 1127 9 8 8 15 78 Source: U.S. Census of Population and Housing, 1980--Surnmary Tape File 3A, item 93. Detroit, MI , tel. 313-354-4654 . �• APPENDIX C Public Opinion Survey Responses �■ CITY OF SAUGATUCK PUBLIC OPINION SURVEV RESULTS PAUL HARRIS: AIIIITAHT RBSBARCH DIRJ!CTOR RESPONSE RATE WE SENT 726 SURVEVS FROM OAKLAND UNIVERSITY USING THE MA IL LABELS FROM THE CITV. WE RECEIVED (es of 11 /29/88) 372 SURVEVS FROM THIS MAILING, PRODUCING A RESPONSE RATE OF 51.2 PERCENT. IN ADDITION, WE RECEIVED 11 RENTER SURVEYS WHICH WERE DISTRIBUTED BV THE TOWNSHIP. THE TOTAL NUMBER OF SURVEVS USED IN THE FORTHCOMING ANALYSES IS: 383. �COt1t1UNITY VALUES Q.:.!: • lmportcnce of things people look for inc community. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2= NOT IMPORT ANT, 4 & 5: IMP ORT ANT, 3: HAS BEEN OMITTED small town ctmosphere quiet town friendly people ettract1Ye/beutiful surroundings good plcce to raise children {rcditioncl values religious opportunities freei:iom to be myself chance to get involved in loccl org·s low crime rate good school system Tow tax rates close to lcrger cities convenient shopping opportuni tes cvcilability of good housing f ami 1y in tne 8re8 job in area water based recreation ne8rby not industrielized Q.2: NOT 1r~iRTANT 16.81 3.31 2.71 3 t .61 34.91 36.21 13.21 35.31 4.41 t 4. t I 6.91 20.41 27 .41 19.01 56.61 40.81 t 4.61 23.71 IMP~~NT 70.31 94.31 94.01 57.81 49.01 46.21 75.91 37.91 91.01 64.01 78.31 54.71 49.41 53.91 25.51 43.91 66.41 46.91 How has the community changed. better place to live stoyed obout the some worse ploce to live CHECKED 32.81 43.21 24.01 9~ As the area grows and chonges, which best describes Sougetuck. 1= smell villoge, 2= beclroom community, 3= Hollond suburb, 4= Smon city community as is community as would like it to be community as think it will be g.:-4;, 1 67.51 65.31 19.71 ~ 11.71 19.11 -rlt 2.71 21.81 How would you rate the communites on the following. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2= POOR, 4 & 5= GOOD, 3: HAS BEEN OMITTED business climate churches community events entertainment geneftJl appearance flousmg 1ob location medical care recreation resteurant~ ~ 8.41 28.41 41.71 10.91 34.11 63.81 4.61 45.41 12.21 24.51 ft 68.21 47.51 36.81 71.91 25.21 9.31 93.01 27.71 67.61 58.81 4 24.01 20.31 39.41 �■ 114 ft 10.51 cont roeas schools senior citizen services shopping social services taxes 26.01 43.01 47.41 65.71 mi 62.61 38.81 39.01 15.41 18.21 COt1t1UN ITY PROBLENS Q& Problems faced by the communities, how importent ore they to you. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 &. 2= NOT A PROBLEM, 4 &. 5: PROBLEM, 3: HAS BEEN OMITTED NOT violent crime property crime vondelism teens w/ nothyi ng to do drugs alcohol unemployment new job opportunities housmg shortages public recreation too much development not enough development lack of health care... trafic safety perking deowntown Seug. skateboards/bikes downtown Seug. run down property litter downtown area litter elong blue ster Hwy. appearance of bus. along Blue congestion at ovel beech quefity ovel beach facilities access to weterbodies local schools city gov·t services counfy gov·t services leadership elected officiels lnedequete taxes inodequete locol phmning inadequate local development erosion&. flodding contamination dnlcing water water quelity wet lends send dunes other env. destruction ined. senior progrems erosion along lel<eshore Dr. ined. weter supply ined. sewer service snowmob111 ng on pub 11 c roeds A PROBLEM 88.01 73.61 73.31 31.BI 29.21 28.81 50.81 19.91 33.51 66.51 50.61 63.11 35.21 65.01 32.01 56.11 60.21 66.51 61.11 54.71 66.61 57.41 60.51 65.11 44.51 28.61 35.41 60.61 33.11 37.91 47.61 21.61 22.41 43.01 40.41 37.51 46.91 14.41 35.21 47.11 57 .61 PROBLEM 5.31 13.91 12.81 49.61 44.31 49.11 21.71 52.51 38.11 22.91 36.81 22.61 55.21 18.71 65.81 22.01 27.61 18.51 21.51 32.51 12.21 25.71 24.31 4.41 40.51 27.01 42.51 12.41 53.41 45.01 39.41 46.51 57.01 35.71 38.41 18.21 23.61 74.11 40.51 21.31 16.01 �SHOPPING & SERVICES Where do you go most often for the following thi~gs. 1= So~otuck, 2= Hollond, 3= close to work, 4= better serv1ce, 5: mo choice, 6= lower cost · J;l.8: - opplionces outo/truck soles outo /truck services bokery goods benking beoutician/borber books car wosh clothing doy core dept. store dry cleoners fom11y restouronts fancy restaurants fost food flower shop furniture ~roceries ordwore loundromat 1own &. gorden sup. lumber med1col services movies phormocy sporting goods 11~ 1 29.71 0.01 16.01 78.11 77.41 73.71 37.11 51.11 14.01 85.91 0.61 42.51 64.71 38.61 2.01 74.71 15.31 56.21 71.41 86.71 38.11 64.91 36.51 0.01 77.11 8.31 ~ 68.01 56.31 14.11 11.31 10.41 31.31 41.51 42.91 9.81 56.11 49.21 30.21 39.81 79.31 15.71 3 7. 11 9.11 8.11 6.31 8.61 9.31 7.71 5.61 12.51 2.21 12.81 4.81 1.21 5.01 5.31 4.41 34.31 37.91 24.61 10.61 47.31 20.91 43.81 90.31 15.81 66.41 4.31 4.11 10.81 3.31 3.31 10.71 2.71 2.61 2.71 7.31 4 2.41 3.61 3.01 0.01 0.01 5.41 3.81 0.01 3.01 2.21 1.81 0.01 0.01 2.81 0.01 0.01 0.61 0.01 0.01 0.01 0.01 3.41 3.81 0.01 0.61 0.71 -for 13.91 11.11 0.91 1.81 0.61 17.61 0.01 24.71 0.01 27.31 1.01 3.01 12.91 13.31 4.41 29.61 0.91 0.91 0.01 4.91 5.11 5.21 6.41 1.51 11.11 Approve or disopprove of future commerciol development. NOTE: OR IGI NAL RESPONSES HAVE BEEN COLLAPSED 1 &. 2= DISAPPROVE, 4 &. 5: APPROVE, 3= HAS BEEN OMI ITED in smell shopping centers 1n one 1orge shopping center in downtown Soug. in downtown Douglas in scottered commerciol oreos in str1 p commerci o1 oreos nowhere Jt.11.;. o1s~E.~fYE 48.91 53.91 51.01 45.91 67.61 59.11 a1~0VE 7.51 24.51 37.81 37.31 30.61 17.91 10.81 Where should new commercial development occur. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 &. 2= DISAPPROVE, 4 &. 5: APPROVE, 3: HAS BEEN OMI ITED - along olong olong olong olong olong North Blue Star Hwy. South Blue Ster Hwy. Butler St. in Sougotuck Weter St. in Sougotuck Loke St. in Sou~otuck M-89 outside o Fennville ot freewoy interchenges Dl~APPfVE 25.4 17.91 56.31 50.81 58.BI 31.61 16.21 A~~VE 9. I 69.81 24.91 29.51 22.71 37.11 60.61 6 ~ 5.41 5.41 0.61 0.91 0.61 2.61 1.91 3.01 0.01 1.51 2.61 0.91 0.91 0.01 0.71 5.61 2.41 0.61 0.01 5.51 1.71 0.01 0.01 1.81 6.21 �• !I~ DOWNTOWN Whet ere your priorities for $eugetuck's downtown. ' NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2= LOW PRIORITY, 4 & 5: HIGH PRIORITY, 3: HAS BEEN OMI ITED LOW G~.WIIIY edditionel pub11c restrooms benches for pedestriens control truck traffic dress up store fronts flowers & lendscepe historic preservetion resident oriented businesses more perking tourist oriented businesses new lighting offices reduce cer treffic restaurants shopping weterfront retail businesses writerf ront who 1es61 e business waterfront boat services writerfront perk g~ 51.21 36.01 48.81 34.71 22.51 27.11 25.41 51.31 45.61 60.51 49.01 53. 1I 47.11 59.11 83.61 45.6:C 35.61 36.61 48.01 40.81 55.11 64.61 43.31 70.51 26.11 38.4:C 18.71 31.3:C 35. 11 38.51 26.01 6. 11 40.91 52.71 Do you feel there is e perking problem other then between Memoriel Dey end Labor Dey 1n downtown Seugetuck. yes= 24.81 .Q~ HIGHr.~ORITY no= 72.21 uncerte1n= 2.41 Which of the following options do you prefer for providing edditionel perking downtown. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2: DISAGREE, 4 & 5: AGREE, 3: HAS BEEN OMI ITED AGREE. -so.cl DISAGREE demolish old public works build. aquire edd. public property leeve problem for downtown bus. cre8te pertnershi p... g~ 32.61 47.5:C 61.5:C 32.61 38.41 25.61 38.81 INDUSTRIAL DEVELOPt1ENT Does the riree need more i ndustri el deve1opment. ( 1= strongly disrigree to 5: strongly egree) 1= 22.61, 2: 11.21, 3: 9.91, 4: 16.41, 5: 35.91 RESIDENTIAL DEVELOPt1ENT Q.17: Whet type of residentiel development is needed in Seug8tuck. {1= needed now, 2= needed later, 3= not needed, 4= don't know) 1 epertments 37. 11 1o.ar atteched single... 29.51 18.71 38.51 13.31 det8ched single ... (50-70) 52.61 11.71 29.51 6.11 detached single ... (70+) 33.71 17.71 36.21 12.41 W8terfront condos 4.BI 2.51 90.41 2.21 1ow income housing 40.21 4.51 48. 91 6.41 mobile homes 4.91 B.61 71.41 15.11 seniors housing 30.11 14.11 38.11 17.71 ~ ~ �Would you favor lowering the min. square footcge to mcke housing more affordable. ( 1= strongly disagree to 5= strongly agree) • 1= 29.8:C, g_ 19: 2: 13.8:C, 5: 28.71 New housing should be built et e density that ts ... ( 1=higher then, 2= lower then, 3= seme es, 4= uncertain) 1 21.41 sfu 23.6:C 22.81 16.7:C 42.7:C 32.91 9.71 22.21 5.S:C 4.81 Saug. waterfront of Lk.Kel. on the hi 11 in Saugatuck in downtown Saugatuck in downtown Douglas the shore of Lk. M"I agr. areas Saug. twp. J].20: 4: 6.21, 3: 21.41, 5.81 ~ SO.SI 53.11 39.11 45.71 14.7:C 4 ~ 4.S:C 8.21 28.41 15.41 37.2:C RECREATION Type of additional recreational facilities are needed in the Saugatuck area. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2: LOW PRIORITY, 4 & 5: HIGH PRIORITY, 3: HAS BEEN OHi ITED 6: TOO FEW TO LIST basketball courts bike peths boet 1eunchi ng ramps camping community center cross country ski trails fitness center golf course fl1k1ng trails horseback tra11 s ice rink Lk. front open space(Lk. HI) Lk. front open spece(Lk.Kal) public Hennes private merines movie theater neighborhood playgrounds perks picnic arees raquetbell courts riverfront open spece(Kel river) senior citizen center shuffle boerd softbell ff elds swimming pool(s) tennis courts .Q.21: LOW PRliRITV 51.3 16.7:C 33. 11 45.4:C 42.01 25.01 35.41 59.91 27.0:C 51.51 46.41 25.61 31.81 39.41 60.3:C 43. 91 60.01 46. 11 49.7:C 72.41 28.8:C 30.0:C 58. 91 62.21 46.91 53.0:C 14.BI 66.0:C 45.01 32.11 33.61 61.5:C 33.91 18.11 62.41 18.21 37.7:C 60.71 49.71 36.91 10.61 37. 71 20.41 41. 11 31.31 5.21 48.6:C 24.51 17 .01 16.61 36.71 23.71 WATERFRONT DEVELOPNENT & SURFACE WATER QUALITY Which of the following best desribe your use (s) of nearby water bodies. (VALUES REPRESENT PERCENT CHECKED) ~ sw1mm1ng ~I sunbathing fishing(boat) 12.01 ------- -- HIGH PRIORITY 6.81 6.81 a½i:c '68.71 56.91 33.71 21.k1 4.71 4.21 6.81 �■ ~~ cont. is ing{shore) nature study sailing windsurfing waterskiing powerboat t ng scuba dtvtn~ waterfowl unt. ice ftshing ice skating cross country ski. snowmobi 1i ng iceboating other I dont use it }5\ 1f.51 · 28.21 11.71 3.41 10.21 24.61 1.01 7.61 4.21 0.51 10.21 2.61 1.31 ~5 24.BI 17.21 6.61 12.51 • 31.11 0.51 1.01 5.21 4.41 9.11 1.61 2.91 34.7:C 35.21 16.6,S 21.71 39.71 8.41 1.31 0.81 1.01 12.51 2.91 0.81 6.01 5.01 3.11 I ~I 10.41 3.41 3.71 B.91 14.61 0.51 4.21 6.81 2.11 5.51 2.11 1.61 . {I\ 22.71 .(l.22: Which term best describes your opinion of the present water quality of the following water bod1es. KR f!i very good po?cl a1r poor ver_-w poor don t know &1 5.01 20.41 26.51 33.11 9.61 6.71 15.21 32.11 31.21 11.51 11A1 32.01 30.21 9.21 4.01 7.11 ~I 6.91 21.71 17.61 8.51 40.91 9.23: Bcsed on your experience in recent years the water quality of the following water bodies has. Hffz improved great 1¥i improved slight y 16.81 30.61 stayed the same deteriorated slightly 17.61 detert otated great 1y 12.41 don't know 12.41 .(1.24: ,. rl".. 1~1 13.61 32.21 18.91 12.31 12.01 10~ 19.91 35.81 20.81 5.91 7.01 7~ 9.51 25.01 5.91 2.61 49.01 Indication of feeling about the adequacy of the followtng faciltttes on each water body. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 &. 2: INADEQUATE, 4 &. 5: ADEQUATE, 3: HAS BEEN OMITTED DESCRle:!1011 u. a~~~ ~~~ boat launch boat sltps(r) 21.1 boat slips{c) 9.2 marinas 18.9 swim.beaches 26.2 boat ser-11ce 18.7 pumpout f aci 1. 24.5 fish cleaning 29.2 camp grouds 39.0 parks 26.9 public rest. 32.7 other pub. acc. 37.0 des boat mom 44.9 des no wake 27.2 41.9 56.9 55.9 36.9 42.0 35.3 33.0 26.3 45.0 39.6 20.0 26.8 49.0 ft 20.2 9.1 19.6 28.6 14.7 16.4 28.7 41.5 26.3 30.1 35.6 44.4 25.7 45.6 64.3 60.3 32.8 46.9 37.6 33.1 27.7 48.7 42.3 17.9 25.9 47.8 U1 M 1i~~ 23.5 17.5 20.6 20.7 14.9 19.4 19.4 20.3 51.7 26.7 45.8 33.3 36.4 13.1 20.6 24.7 77.3 27.6 18.8 19.2 17.2 52.0 28.9 25.7 21.4 42.3 A 19.6 13.7 16.6 11.4 9.7 12.5 17.2 39.3 32.3 22.8 27.0 28.2 17.6 24.9 27.5 22.5 20.4 21.B 16.0 17.6 17.7 17.7 19.9 18.9 19.9 37.8 ~ "" �Should the City c,ctively cooperote in the construction of on areawide marina. ( 1= strongly diseJgree to 5= strongly eJgree) 1= 33.61, 2: 13.81, 3: 11.91, 4: 8.91, 5: 31.71 OTHER LAND USE QUESTIONS Do you think summertime festiY81s ere good for the 58ugetuck eree. yes= 76.81, no= 11.11, uncertain= 11.61 !1.27: Which, if eny, of the following types of ·home occupations· do you favor being permitted in resi denl 1811 y zoned erees. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2= OPPOSE, 4 & 5: FAVOR, 3: HAS BEEN OMITTED bed & breakfast h8irdressers/berbers music 1essons d8ncelessons accounting/ta)( prep. lew offices medical offtces edult foster cere dey care ·evon·, ·emway" typing services dressmeiki ng/ a1t. ceramics clothing boutiques bakery ptzzana smell engine repair antique seles .Q...21t OPPOSE FAVOR 44.81 6.71 11.31 13.01 34.31 44.61 36.81 26.61 34.11 13.01 9.31 39.81 60.81 66.91 70.91 59.01 48.21 40.21 84.41 76.71 72.11 43.91 42.61 42.51 49.41 49.51 71.21 78.31 37.01 22.01 19.51 16.31 20.11 37.81 28.41 67.31 Whet 8re your priorities for Blue Ster Ht ghwey. NOTE: ORIGINAL PRESPONSES HAVE BEEN COLLAPSED 1 & 2: LOW, 4& 5: HIGH, 3: HAS BEEN OMITTED better lighting uniform sign controls improve traffic flow add e center tum 1ane instell public sewer install public weter improve dretnege 1mprove eppeerance creete commerci81 strip more tourist orientated bus. more shopping more industry more personel sendces more auto services more offices fest food rests drive thru businesses no changes A 31.31 32.51 23.21 27.11 30.31 31.81 23.01 43.41 58.51 34.51 29.31 38.01 42.51 35.31 40.11 40.01 61.11 HIGH sf]i 52.31 48.01 50.81 41.21 38.71 35.01 66.81 37.31 28.31 41.11 49.81 47.91 35.41 38.01 50.01 40.41 19.21 �■ eef& cont. e er 1ane str1 ping re surfacing uniform speed limit bike bath more trees ~ 6~.~~ 13.01 34.61 22.41 33.71 65.31 56.61 69.91 48.41 ~ ENVIRONHENTAL PROTECTION g~ What 11mitat1ons, if any, should be imposed on development in eech of the following areas. ( 1= no new deve 1opment, 2= very 1ow density, 3= moderate density) (4= No special regulation) 1 eTo) forested sand dunes open sand dunes 84.41 wetlands & swamps ad'1oining 73.11 wet 1ands & swamps in and 70.61 along the Kal. river 39.01 along Kal. lake 39.01 along Lk. Ml 34.81 along Silver Lie. 35.31 !).30: r& -rlr 10.41 1.61 16.21 12.71 32.81 31 .91 43.61 28.21 6.41 13.31 19.51 21.51 16.81 24.51 "" 4 1.91 2.51 4.21 3.41 8.81 7.61 4.81 12.11 PUBLIC SERVICES How would you rate the following local pub11c services. NOTE ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2= POOR, 4 & 5: GOOD, 3: HAS BEEN OMITTED ambulance animal control building inspections fire protection first responder unit tnturban bus 1and use p1tmni ng librar~ other tty Hall services parking in downtown park mainteinace playground equip. pol1ce protection property assessment pub1i c boet 1eunches schools K-6 schools 7-12 schools- community ed. sewer serv1 ce snow remove 1 storm drainage street lighting street mai nta1 nonce street resurfacing water service waterfront maintenance zoning enforcement ~ 42.01 37.01 6.81 6.71 6.51 65.61 17.91 37.41 64.91 25.91 29.81 17.21 49.91 45.51 6.81 9.11 10.51 20.81 8.71 25.61 32.21 46.21 68.21 24.91 31.61 46.01 fi 14.91 24.11 71.01 69.71 73.81 13.51 65.21 31.01 9.71 55.71 38.31 53.21 24.61 22.71 63.31 58.01 60.81 53.51 61.31 35.61 35.41 22.21 9.31 41.01 28.01 23.71 ff:::' ,,,.. ~ �9.31: Whot ore your priorities for how the City spends your tox doll ors. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 &. 2= LOW, 4 &. 5: HIGH, 3: HAS BEEN OMITTED preventing crime enforcing ord1 nences traffic enforcement fire protection ombulence service weter supply sewer service street repeir pork &. recreot ion improve perking downtown senior progrems 1mprove Cfty appearance plan for future weterfront improvement interurben bus economic development Jl,32: rt 58.91 53.41 91.81 72.91 86.11 83.91 78.71 48.31 40.81 22.51 55.41 79.71 56.21 41.11 42.21 16.91 27.01 1.11 10.41 7.11 8.31 2.31 31.61 37.61 41.11 23.21 13.31 24.81 39.61 23.11 How frequently do you use the following services. ( 1= never, 2= less Ulen 1 time/month, 3= one time/month) (4= one time/week, 5= more often) recycling center interurb. bus service river bluff perk Seug-Doug 11 brery ovor beocfl Douglas beech sun clown pork shultz perk Seug Dunes St. pork beel'.'Y field wicks perk other perks City Hell services Q.all: H1GH 62.9) ~I 1 79.21 66.91 64.81 34.91 9.81 68.71 84.71 64.51 52.81 78.21 51.81 67.41 30.81 2 8.71 27.01 26.41 46.41 28.21 17.91 10.81 26.21 26.81 12.11 22.41 18.01 38.71 _3_ 8.71 0.61 4.51 12.01 21.11 7.51 3.11 3.71 13.11 2.51 8.31 11.41 21.51 4 3.41 1.41 0.61 3.41 18.41 0.81 0.81 3.41 1.11 2.81 12.21 1.21 6.01 5 Ml 4.11 3.71 3.41 22.51 5.01 0.61 2.31 6.11 4.21 5.31 2.11 3.01 If it meent en increese in generel property texes, which of the follwing services do you tflink Saugatuck should increase or odd. police protection f 1re protect1on better St. me1 ntenence more perking better wet er que 11 ty better sidewelk sidewelk snow removel new street 1ight i ng more flowers &. trees community Rec. center seniors center industriel perk drei nege contro 1 tresh collection CHECK!° 17.5 13.81 37.31 28.71 48.81 25.61 10.41 16.71 20.91 18.81 11.51 14.91 9.41 23.51 �g....3..3..:. cont. com61ned meint. ger8ge economic development 24hr. medic81 service community poo 1 .QM;, Which of the following stetements is closet to your position on government services end property texes. nice to heve better services, but... I would like better government services, ... 1oc81 government tnes to do to much, ... other !1.35: Pl ace e check before eech of the f o11 wing City boerds/ commissions 8t which you h8Ye et tended 8 meeting in the 1est 2 yeers. city council plenning commision zoning t>oerd of appee 1s board of review(taxes schoo 1 boord Seug twp. fire district i nterurben trons. system Kol. Lk. water & Sewer Auth. ~ - CH~~~~ 38. 11 21.41 17.51 8.61 · 5.21 5.21 12.51 How responsive do you feel these parts of locol government are to Saugatuck citizens. NOTE: ORIGINAL RESPONSES HAVE BEEN COLLAPSED 1 & 2= NOT RESPONSIVE, 4 & 5= RESPONSIVE, 3= HAS BEEN OMITTED NOT R~f ONS IVE city council 5 . ,t planning commision 44.71 zoning tioerd of eppeals 39.31 board of review(taxes) 49.81 school board 21.51 Seug. twp. fire district 3.51 interurban tnms. system 22.51 Kal. Lk. weter & Sewer Auth. 33.51 g~ RESPSNS IVE 2 . 11 31.01 23.61 13.01 39.91 57.41 37 .Bl 31.61 Should the City adopt e policy of consolidating services with other governmental units. yes: 5B.01, no= 7.51, uncerte1n 34.51 Q.38: If yes, what services should be consolidated. NOTE: THESE VALUES CORRESPOND TO THE PERCENT WHO ANSWERED ABOVE sewer water strorm water ·ves· ~~EP 54.01 37.11 I �CHECKED Q.38: cont: pol1ce street & rocds perks & summer Rec. ple~ning zomng building permits ct ty meneger comb. vehfcel metnt. other 50.11 44.41 41 .81 44.11 44.91 30.51 28.51 36.81 Should the City of Seugetuck, the V11lege of Dougles1 end the Township of Scugetucl< consolidete into e single unh. of government. yes= 52.81, no= 47.21 BACKGROUND INFORNATION Q.40: Are you a registerd voter. yes= 85.41, .QM;. no= 14.61 How meny ye8rs heve·you resided 1n the City of Seugeituck. CH~fiP less then 1 1- 5 5 - 10 10-20 more than 20 Q.42: 15.21 21.11 29.11 32.51 How many more years do you think you will stay in the Saugetuck area. CHE~KED less thtm one 3. more than 1O yrs ~ * 5.61 20.81 69.61 1 - 3 4 - 10 How many months of each year do you typi ca 11 y reside in the Saugatuck. 60.81 responded thct length of stay is 12 months 9.51 responded that length of stey is less then 6 months Q~ Please check each of the following theit cpply to you. residential property owner renter own or manage e business in area Q.45: C~CKiP 4.0 3.41 11.71 Which of the following best represents where you live. ( on the dunes/bluff elong Lk. Ml on the dunes olong Kolcmozoo Loke elsewhere Dlong Kalamazoo Lake 81 ong Ka 1amazoo Ri Yer CHECKiP 2.7 0.51 16.31 12.21 �gAS:. cont. CH~CKED .01 along Silver Leke elswllere elong the Kel. river on hi 11 in Seug. else. in Seug. neer downtown Doug. else. in Doug in Arg. eree of Seug. twp. else. 1n Saug. twp. .QM;, 2.21 45.31 16.61 1.41 1. t I 0.51 0.01 Whet is the highest level of educetion you heYe finished. CHECKED less than high school high school graduate some co 11 ege essociate's or technical degree college graduete grad. or prof. degree 1.11 12.3:i 18.61 1.61 36.71 29.61 I g.47: ( ), Please provide the following informetion abouteach person that norma 11 y 1i ves in your houseno 1d. A\/ERAGE AGE OF RESPONDENTS 54.32 SEX OF RESPONDENTS mete female 63.31 36.11 EMPLOYMENT STATUS OF RESPONDENTS employed not emp 1oyed 67.31 32.71 COMMUNITY Douglas City of Saugatuck Seu~. Township Hol end other 7.51 44.01 0.51 24.11 23.71 PERCENT OF RESPONDENTS RETIRED 38.31 ,.,,..\ I �• APPENDIX D Soil Types - Tri-Community Area • ........-----=-• �SOIL TYPES - TRI-COMMUNITY AREA SOIL TYPE AND SLOPE SOIL NUMBER LIMITATIONS FOR SEPTIC TANK ABSORPTION FIELDS LIMITATIONS FOR DWELLINGS WITH BASEMENTS CATEGORY A- SANDY, RAPID PERMEABILITY, LOW WATER TABLE 44B Chelsea loamy fine sand, 0-6% 44C Chelsea loamy fine sand, 6-12% 44D Chelsea loamy fine sand, 12-18% 44E Chelsea loamy fine sand, 18-30% ' l0B Oakville fine sand, 0-6% l0C Oakville fine sand, 6-18% J· l0E Oakville fine sand, 18-45% Oakville fine sand, loamy substratum, 0-6% 53B Urban land - Oakville complex, 0-6% · 72B SE4 SE4 SEl, SE4 SEl, SE4 SE4 SE4 SEl, SE4 SE3, SE5, SE4 SL CATEGORY B - SANDY, RAPID PERMEABILITY, IDGH WATER TABLE ' Brady sandy loam, 0-3% 19A SE3 > 57A Covert sand, 0-4% SE3, SE4 . SE3, SE4 Matherton loam, 0-3% 22A Metea loamy fine sand, 1-6% 27B SE4, SE5 Metea loamy fine sand, 6-12% 27C . SE4, SE5 Morocco fine sand, 0-3% 70A SE3, SE4 Morocco-Newton complex, 0-3% 15B SE3, SE4 Pipestone sand, 0-4% SE3, SE4 26A Thetford loamy fine sand, 0-4% 51A SE3 Tedrow fine sand,0-4% 49A SE3, SE4 SL MDl SEl SEl SL MDl SEl SL SE4 SE3 MD3 SE3 SL MDl SE3 SE3 SE3 SE3 SE3 CATEGORY C - WET, HEAVY, SLOW PERMEABILITY Blount silt loam, 1-4% Capac loam, 0-6% Capac-Wixom complex, 1-4% Glynwood clay loam, 1-6% Glynwood clay loam, 6-12% Kibbie fine sandy loam, 0-3% Marlette loam, 6-12% Marlette loam, 12-18% Marlette loam, 18-35% Marlette-Capac loams, 1-6% Metamora sandy loam, 1-4% Rimer loamy sand, 0-4% Seward loamy fine sand, 1-6% 41B 16B 21B SB SC 33A 14C 14D 14E 75B . 42B 28A 60B SE3, SE5 SE3, SE5 SE3, SE5 SE5, SE3 SE5, SE3 SE3 SE5 SE1,SE5 SEl, SE5 SE3, SE5 SE5, SE3 SE3, SE5 SE5, SE3 City of Saugatuck Comprehensive Plan SE3 SE3 SE3 MD3,MD2 MDl, MD2, MD3 SE3 MDl SEl SEl SL SE3 SE3 SL �• SOILTYPE AND SLOPE _ J,11\fITATIONS FOR SEPTIC TANK ABSORPTION FIELDS SOIL NUMBER LIMITATIONS FOR DWELLINGS WITH BASEMENTS CATEGORY D - VERY WET SOILS, ORGANICS, FLOODPLAINS - Adrian muck Algansee loamy sand, protected, 0-3% Aquents and Histosols, ponded Belleville loamy sand Brookston loam Belleville-Brookston complex Cohoctah silt loam, Cohoctah silt loam, protected Colwood silt loam Corunna sandy loam Dune land and beaches Glendora loamy sand Glendora loamy sand, protected Granby sandy loam Houghton muck - ·' Martisco muck Napolean muck Newton mucky fine sand Palms muck Pewamo silt loam Sebewa loam Sloan silt loam SE6, SE4 · SE3, SE{4 6 73A 50 48 .. 17 64 l ; • 29 · .J: 65 30 ., 36 ::.:· 4 2 74 39 i'-, ., I I . ,I ( SE6, SE5 SE6 SE6, SE5 SE3, SES SE6 SE6 SE6, SE5 SE6, SE3, SE4 SE6, SE4 SE6, SE4 SE6''' SE5· . SES, SE6, SE5 SE6 SE6, SE4 · SEU, SE6 , .. SE5, SE6 ' ,··. SE4, SE6 SES, SE3, SE5 5'. 67 47 69 7 45 23 62 SE6, SEl0 SES, SE3 SE6 SE6 SE6 SES, SE3 SE8,SE6 SE6 SE6 .,. ~' ... ,: SES, SE3 SES, SE6 SE6 SE6, SEl0 SES, SE6 SE6, SEl0 SE6 SE6, SElO SE6 SE6 SES, SE3 CATEGORY E · WELL DRAINED LOAM.AND LOAMY FINE SAND Ockley loam, 6-12% Ockley loam, 12-18% Ockley loam, 18-30% Riddles loam, 6-12% Tekenink loamy fine sand, 6-12% Tekenink loamy fine sand, 12-18% Tekenink loamy fine sand, 18-35% 12C 12D 12E 63C 31C 31D 31E ~ MDl SEl SEl~ MDl MDl SEl SEl ..t MD2,MD1 SEl SEl MD1,MD2 MDl SEl SEl > CATEGORY F · WELL DRAINED LOAM AND LOAMY FINE SAND Ockley loam, 1-6% Oshtemo-Chelsea complex, 0-6% Oshtemo-Chelsea complex, 6-12% Oshtemo-Chelsea complex, 12-18% Oshtemo-Chelsea complex, 18-35% Riddles loam, 1-6% Tekenink loamy fine sand, 2-6% ... 12B UB UC UD UE 63B 31B SL SL MDl SEl SEl SL SL City of Saugatuck Comprehensive Plan MD2 SL MDl ·sEl SEl MD2 SL ' �UNCLASSIFIED SOILS Aquents, sandy and loamy Pits Udipsamments 34 18 66 KEY FOR LIMITATION CODES SEVERE LIMITATIONS: SEl SE2 SE3 SE4 SE5 SE6 SE7 SEB SE9 SEl0 SEll SLOPE SHRINK-SWELL WETNESS POOR FILTER PERCSSLOWLY PONDING -CUTBANKS CAVE FLOODING _. EXCESSIVE HUMUS LOW STRENGTH SUBSIDES MODERATE LIMITAXIONS: MDl MD2 MD3 SLOPE SHRINK:: SWELL WETNESS SLIGHT LIMITATIONS: SL SLIGHT LIMITATIONS .f City of Saugatuck Comprehensive Plan �! ' N A SAUGATUCK SOIL TYPES � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Saugatuck_Comprehensive-Plan_1989 Creator An entity primarily responsible for making the resource City of Saugatuck Planning Commission, City of Saugatuck, Allegan County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1989-11 Title A name given to the resource City of Saugatuck Comprehensive Plan Description An account of the resource The City of Saugatuck Comprehensive Plan was prepared by the City of Saugatuck Planning Commission in cooperation with the Saugatuck City Council and Coastal Zone Management Program, and with the assistance of the Planning & Zoning Center, Inc. Contributor An entity responsible for making contributions to the resource Planning & Zoning Center, Inc. (consultant) Subject The topic of the resource Comprehensive plan publications Saugatuck (Mich.) Allegan County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives https://digitalcollections.library.gvsu.edu/files/original/cc3dd5eda9e906299acdc5918e0523dd.pdf 55ee1c98913f93f455097157dcbe69e7 PDF Text Text SANILAC COUNTY PLAN for PLANNING Prepared by Planning & Zoning Center, Inc. 715 N. Cedar St. Lansing Ml 48906 517/886-0555 FAX: 517/886-0564 www.pzcenter.com June 2000 �TABLE OF CONTENTS Introduction ....................................................................................................................... 1 Trends & Conditions ........................................................................................................ 4 Regional Setting and Context ................................................. ...... .. ............ ......... .... .... 4 Population Growth and Building Trends .................................................................... 1O Property Division and Farmland Loss Trends Within Sanilac County ........................ 16 Employment .............................................................................................................. 21 Problems Facing Sanilac County ............................................................................... 25 Opportunities Facing Sanilac County ........................................................................ 26 Observations on the Existing Planning and Zoning Program .................................... 27 Charting a Course of Action .......................................................................................... 33 Conclusions and Recommendations ......................................................................... 33 Recommended Work Program ...................................................................................... 37 Appendices A. Sanilac County 1997 Census of Agriculture Data B. Sanilac County Tourism Data C. Local Leaders Survey Sanilac County Plan for Planning June 16, 2000 i �LIST OF MAPS Map Map Map Map Map Map Page 1: Sanilqc County ... ................... ... ...... ... ..... .......... .... .. ..... ........ ..... ...... ... .... ..... .... ..... 5 2: Speaker Township, 1964 Plat Map ....... ..... .. ....... ...... .... .. .. ....... ....... ................ ... 17 3: Speaker Township , 1996 Plat Map .......... .... ... .. ... .... .. .. .. ...... .. .... ..... ........ .... .. ..... 18 4 : Important Agricultural Counties, 1992 .. .... ..... ... ........... .... .. ..... ...... ...... ... ........ .... 20 5: Sanilac County Communities with Master Plans ... ..... .... ... .. ......... .. ...... .... ..... .... 30 6: Sanilac County Communities with Zoning Ordinances ... ... ........ .. .. .... ... .... ..... .... 31 LIST OF TABLES • Table 1: Sanilac County, City, Village & Township Populations .. ......... ............ ..... .. ..... . 6 Table 2: Land Use and Land Cover in Sanilac County ....... ..... .. ..... .. ..... ....... ......... ... ..... 9 Table 3: Sanilac County and Surrounding Counties Population Change 1980-1998 ...... ... ..... ..... ......... ........ ..... ... .... ..... ....... ...... .... 10 Table 4: Sanilac County and Surrounding Counties Population Change With Projections .. .. .. .... .. .... ... ... .. .................. ..... ...... ...... .. 11 Table 5: Single Family Building Permits Issued in Sanilac Area Counties, U.S. Bureau of the Census , 1980-1998 ....... ... ... .. .......... .... ... ... ... ... 13 Table 6: Multi-Family Building Permits Issued in Sanilac Area Counties, U.S. Bureau of the Census, 1980-1998 ............ ... .. .. .... ... .... .... .. ..... 13 Table 7: Industrial Building Permits Issued in Sanilac Area Counties, U.S. Bureau of the Census, 1980-1995 .... ........... .......... .. ...... ....... . 13 Table 8: Commercial Building Permits Issued in Sanilac Area Counties, U.S. Bureau of the Census, 1980-1995 ........................... ........... ... 13 Table 9: County Building Activity 1991 to Present.. .. .......... .. ... .......... ......... ... .... .... ..... . 15 Table 10: Sanilac County Single Family Building Permits ... ... ............................ .. .... .... . 15 Table 11: Sanilac County Commercial Building Permits .. .. .... ..... ................ ... .. ... .. .. ....... 15 Table 12: Sanilac County Acres of Farmland 1982-1997 ........ ..... .......... ....... ................ 16 Table 13: Sanilac County State Equalized Valuation ... .. ........... ... .. ......... .. .. .... .. .... ..... ... 20 Table 14: Sanilac County Labor Force, Employment and Unemployment ...... ... ... ... ..... 22 Table 15: Sanilac County Employment & Wage by Quarter 1992-97 .... ... ..... ... ........ ... .. 23 Table 16: Sanilac County Employment & Wages by Industry Division 1992-96 .. ....... ... 24 Table 17: Sanilac County Communities Master Planning and Zoning ........................ ... 29 Sanilac County Plan for Planning June 16, 2000 ii �LIST OF FIGURES Figure Figure Figure Figure 1: 2: 3: 4: Figure 5: Figure 6: Page Sanjlac County Land Use/Cover 1978 ... ....... .. .... .... .... ....... ............. .. ..... ... .... .. 8 Sanilac County Population Projection .... .... .................... .. ... ..... ..... ..... ...... ..... 11 Michigan Population Growth and Farmland Acreage, 1900-2012 ...... ........... 19 Sanilac County Labor Force, Employment and Unemployment Comparisons .... .. ... ... ...... ... .... ... .. .... .. ... ... ............ .. .... ............ 22 Sanilac County Unemployment Comparison1970-1998 ... .... .. .... .... ..... ... ..... .. 24 Overlaying Capability of Maps in GIS ..... ... ... ..... .. ... .... ......... .... .. .... ... ..... ........ 34 • Sanilac County Plan for Planning June 16, 2000 iii �INTRODUCTION WHAT IS A Pt.AN FOR PLANNING? A plan for planning is a document, which assesses the current status of planning and land regulations in a community. It results in the identification of problems and emerging opportunities. It presents a proposed course of action to update local plans and development regulations. An assessment of the current status of planning and land regulations in a community is a critical first step in determining strategic actions to solve land use and growth management problems and in seizing emerging opportunities in a prioritized manner. Once a consensus on strategic actions is achieved, the County can proceed with a specific and phased work program to implement those actions. • The Sanilac County Plan for Planning was prepared by the Planning & Zoning Center, Inc. for the purpose of identifying a recommended course of action that could be taken by the County to improve its planning program, and to place the County in a more proactive position where it can actively shape its future character and quality of life instead of merely reacting to changes. The Plan for Planning is founded upon the professional judgment of senior PZC staff, information that was furnished to PZC through discussions with local and County leaders and officials , opinion surveys, and information contained in various documents supplied by the County. The current County General Development Plan was prepared for the County Planning Commission in 1974. It has never been updated. While it studied many elements dealing with land development within the County, it is too outdated to have any utility today as a planning tool to guide future development. What is needed is a new County General Development Plan that proactively seeks to guide future change. It should be prepared with the active participation of local governments in Sanilac County as well as with broad public input. It needs to integrate economic development with protection of sensitive natural features as well as include a special focus on changes in agriculture in Sanilac County. It should clearly identify the present and future role of a County Planning Office, the County Planning Commission, the County Board of Commissioners and the emerging County Economic Development Corporation . The role of these bodies needs to be clear and should not overlap local planning and zoning boards, or local elected officials with regard to activities to guide future growth in Sanilac County. However, the challenge of updating a twenty-six year old plan with limited available resources requires a phased work program that logically builds to achievement of a new plan one step at a time. As this report notes, Sanilac County may not experience large population growth over the next twenty years (compared to other counties to its south). However, Sanilac County Plan for Planning June 16, 2000 1 �where population and related land use changes take place will greatly determine the future character and quality of life in the County. An enormous opportunity exists to guide that growth with a new County General Development Plan. The alternative is to react to new development proposals , watch the rural character of the County ch'ange irrevocably, and watch the further decline of the agricultural economic base. If the County does not try to address these problems, they will leave them for the next generation in Sanilac County. However, there will be fewer options and perhaps less resources available at that time. In February and March 2000, PZC conducted a survey to determine which communities within Sanilac County had a master plan and/or zoning ordinance and the years they were adopted. Twenty-eight townships, villages and cities responded out of the thirty-nine surveyed . Seventeen communities of the twentyseven responded that they had adopted master plans. However, of the seventeen jurisdictions with master plans , at least ten communities had plans that were over ten years old. Generally a community should thoroughly review and update a plan at least once every five years or it will be out-of-date. Six communities have adopted or updated land use plans in the last decade and eight have master plan updates in progress. This suggests the time is ripe to prepare a new County General Development Plan that can both draw upon local plans and deal with myriad issues of greater than local concern. A major County effort now will benefit all local governments which have not yet updated plans and give sharper focus to the next round of plan updates in those jurisdictions with recent plans. Some • • • • • of the critical issues facing Sanilac County include: Its future character The implications of continued population increases The implications of uncoordinated local planning and zoning on long term economic development and environmental protection The public service and financial cost implications of an increasing population in some areas, uncoordinated and scattered new development (i.e., sewer, water, streets, and roads) The implications of scattered growth on agricultural production. This Plan for Planning proposes a process for preparing a new County Comprehensive Plan and related tasks. The format of the Plan for Planning consists of three sections as follows: • Trends and Conditions: This section summarizes the critical analysis issues, which led to and support the conclusions and recommendations contained in the section titled "Charting a Course of Action". • Charting a Course of Action: This section presents conclusions and recommendations evolving from the Plan for Planning analysis and outlines a strategy to create a more effective and proactive County planning program. Sanilac County Plan for Planning June 16, 2000 2 �• Work Program: This section presents a step-by-step work program to assist the County in implementing the recommendations discussed in the section titled "Charting a Course of Action". The intent of tl'le Sanilac County Plan for Planning is to establish a specific plan of action, upon which consensus is strong to improve the existing planning program in a realistic and prioritized fashion. Sanilac County Plan for Planning June 16, 2000 3 �This section focuses on those trends and conditions, which have particular significance upon physical planning in Sanilac County. Specific issues include the regional setting and context, population change and associated affects on the land, perceived problems and opportunities facing the County, and observations regarding current planning activities within the County. REGIONAL SETTING AND CONTEXT Sanilac County had an estimated 1998 population of 42,975, according to the U.S. Census Bureau. This is an increase of 3,047 persons or 7.63% from 1990. Sanilac County is located in the thumb area of the lower peninsula of Michigan. It is bounded by Lake Huron on the east, Huron County to the north, Tuscola and Lapeer Counties on the west and St. Clair County on the south (see Map 1 ). Sanilac County is within easy commuting distance of Port Huron, Flint and Saginaw. Residents of Sanilac County enjoy a rural setting and 40.5 miles of Lake Huron shoreline. Sanilac County is one of the largest counties in the state with a total size of 951 square miles. It has 26 townships, 10 more than the average Michigan County. There are four cities and nine villages within Sanilac County. The largest city within the County is Sandusky with an estimated population of 2,533 in 1998. Croswell is the second largest city with an estimated population of 2,246. Population of townships varies with the largest in 1998 being Worth at 3,467 and the smallest being Wheatland at 566. Deckerville had the largest estimated population of the nine villages in Sanilac County in 1998 at 1,078 people and Melvin had the smallest with 152 (see Table 1 ). With the exception of Marlette, all of the Sanilac County cities, villages and townships were estimated to have experienced increased populations from 1990 to 1998. Sanilac County Plan for Planning June 16, 2000 4 �MAP 1 SANILAC COUNTY • HURON COUNTY Sanilac Petroglyphs Minden ■ Sanilac State Game Area Forestville MINDEN TOWNSHIP DELAWARE TOWNSHIP LAKE HURON Minden City State Game Area Cass City State Game Area TUSCOLA COUNTY MARION TOWNSHI EVERAR GREEN TOW TOWNSHIP WHEATLAND TOWNSHIP Deckerville LAMOTTE TOWNSHIP CUSTER TOWNSHIP FORESTER TOWNSHIP BRIDGEHAMPTON TOWNSHIP MARLETTE TOWNSHIP Marlette ...J__~_ _j__k_""T___ L_______ FLYNN TOWNSHIP LAPEER COUNTY ....L...,._,__...__ 1 ELK TOWNSHIP ■ Melvin BUEL TOWNSHIP LEXINGTON TOWNSHIP 1 Croswell FREMONT TOWNSHIP WORTH TOWNSHIP ST. CLAIR COUNTY tNorth Sanilac County Plan for Planning June 16, 2000 5 �MAP1 SANILAC COUNTY HURON COUNTY Sanilac Petroglyphs Sanilac State Game Area Minden ■ a □ MINDEN TOWNSHIP b. REENLEA WNSHIP DELAWARE TOWNSHIP LAKE HURON Minden City State Game Area Cass City State Game Area TUSCOLA COUNTY Forestville MARION TOWNSHI EVERAR GREEN TOW TOWNSHIP WHEATLAND TOWNSHIP Deckerville LAMOTTE TOWNSHIP CUSTER TOWNSHIP FORESTER TOWNSHIP BRIDGEHAMPTON TOWNSHIP Port 46 MARLETTE TOWNSHIP Marlette .-l----:---.-_j_-~_ 1 FLYNN TOWNSHIP _ L . __ _ _ BUEL TOWNSHIP 1 -1-.,_,___,._l\ LEXINGTON TOWNSHIP Croswell LAPEER COUNTY ■ Melvin FREMONT TOWNSHIP WORTH TOWNSHIP ST. CLAIR COUNTY t North Sanilac County Plan for Planning June 16, 2000 5 �TABLE 1 SANILAC COUNTY, CITY, VILLAGE & TOWNSHIP POPULATIONS Total Change Total% Change City & VIiiages Applegate Brown City Carsonville Croswell Deckerville Forestville Lexington Mariette Melvin Minden Peck Port Sanilac Sandusky City & Village Sub-Total • • 1980* 1990 1995.. 1996.. 1997.. 1998.. 1990-98 1990-98 j£J~~~t~i~~lffi 297 311 314 3 15 317 20 6.73% 1,158 1,235 1,300 1,306 1,31 1 @ltwli~ 1,289 76 6.15% 583 610 615 619 62 1 38 6.52% 2,073 2,174 2 ,225 2,239 2,242 2,246 72 3.31 % Iii 1,015 1,058 1,067 1,073 1,078 63 6.21 % 153 159 160 161 162 9 5.88% 779 1,924 880 896 902 905 126 16.17% 1,930 1,931 1,925 1,918 -6 -0.31 % ~::::;:;~;~\~1:::11::11 148 150 150 152 152 4 2.70% 233 238 241 240 239 6 2 .58% 558 582 587 590 593 35 6.27% 656 677 683 684 686 30 4.57% 1,761 i!l!!!!l!iiil1 2,403 2,498 2 ,517 2,527 2 ,533 130 5.41 % 12,158 12,607 12,700 12,736 12,761 603 4.96% • U.S. Census totals . Population of villages not included in 1980 totals in top table are included w~ hin Township totals below. - U.S. Census estimates. Populations of cities & v~lages separated from Township population. NOTE: Cities separated from Township populations in all cases. Total Change 1990-98 1995.. 1996.. 1997.. 1998.. Townships 1990 1980* Total% Change 1990-98 Argyle Austin Bridgehampton Buel Custer Delaware Elk Elmer Evergreen Flynn Forester Fremont Greenleaf Lamotte Lexington Maple Valley Marion Mariette Minden Moore Sanilac Speaker Washington Watertown Wheatland Worth Townshie Sub-Total Total: Cities, Villages and Townships 2 ,216 912 820 874 886 896 904 84 10.24% 802 974 890 1,122 1,071 1,535 639 681 691 698 705 66 10.33% 676 731 741 750 756 80 11 .83% 844 899 912 922 93 1 87 10.31 % 1,018 1,085 1,100 1,112 1, 122 104 10.22% 808 861 873 883 89 1 83 10.27% 907 967 980 991 1,000 93 10.25% 829 774 825 836 846 853 79 10.21 % 1,042 907 967 980 991 1,000 93 10.25% 963 914 982 984 983 981 67 7.33% 958 919 979 993 1,004 1,0 12 93 10.12% 847 787 839 850 860 868 81 10.29% 746 667 711 721 729 735 68 10.19% 1,065 949 958 960 959 956 7 0.74% 2,958 2,249 2,396 2,429 2,456 2,478 229 10.18% 1,009 1,022 1,089 1,104 1,1 17 1,127 105 10.27% 1,741 816 870 882 892 900 84 10.29% 1,999 1,910 1,935 1,939 1,937 1,932 22 1.15% 710 437 466 472 477 482 45 10.30% 1,318 1,238 1,256 1,258 1,257 1,254 16 1.29% 2 ,284 1,706 1,818 1,844 1,864 1,881 175 10.26% 1,265 1,023 1,090 1,106 1,118 1,129 106 10.36% 1,525 846 891 903 9 13 922 76 8.98% 1,346 1,235 1,316 1,335 1,349 1,362 127 10.28% 582 513 547 554 560 566 53 10.33% 3,058 3,146 3,350 3,402 3,436 3,467 321 10.20% 40,789 27,770 39,928 29,383 41,990 29,735 42,435 30,000 42,736 30 ,214 42,975 2,444 3,047 7.63% Sanilac County Plan for Planning June 16, 2000 6 �Seasonal populations for Sanilac County increased from 1980 to 1990 by 21 %. In 1990, the U.S. Census reported that the County reported 3,432 second homes, which ranks 25 th in the State. In 1980 2,842 second homes were reported in the County. Neighboring Huron County had the most within the region and ranked 8th in the State. St. Clair, Lapeer and Tuscola Counties trailed Sanilac County ranking 481\ 69 th and 70 th respectively. There are several state highways that bisect Sanilac County and provide access to the surrounding counties (see Map 1). M-53 provides access from the Detroit area and 1-69. This route also connects to Bad Axe and the northern part of Huron County. M-46 provides access to the city of Sandusky and a connection to Lake Huron . M-25 extends along the lakeshore south to Port Huron. M-19 is another north-south connector through the County that also provides access to Sandusky. M-90 runs through the southern portion of the County and connects the lakeshore with Lapeer County. With the exception of M-25, this road network principally serves the indigenous population of the County and trade. Sanilac County is not between major destination locations, thus most traffic is local traffic. However, a growing number of residents work outside the County, so it is beginning to take on the character of a rural bedroom community providing workers in abutting counties (and sometimes employment centers even farther away). Economy Sanilac County is known principally as an agricultural County. There were 1,448 farms and 429,706 acres of farmland identified in the 1997 U.S. Agricultural Census. The County is ranked 1st in agricultural production land of all 83 counties in Michigan . The total agricultural product was $132 million in 1997. There were 898 full time and 550 part time farmers in the County in 1997 (see Appendix A). The largest full-time employment in the County is in the manufacturing sector at 4,883 persons in 1996. This is followed by services employment at 1,974 persons and there were 1,878 persons employed in retail trades in 1996. According to the State of Michigan MESC website, employment in the County grew by 30 .8% between 1992 and 1996. Tourism & Recreation Sanilac County ranks fourth in Michigan with 1,007 miles of rivers and streams through the County. However, it ranks last among other Michigan counties in number of inland lakes. The County ranks 20 th in the State in public golf holes per 1,000 residents. Sanilac County offers 2.56 holes per thousand residents . Appendix B displays other tourism related rankings for Sanilac County. There are 238 acres of recreation land in Sanilac County dedicated to enhancing the quality of life for residents and attracting visitors to the County. According to the 1995 Sanilac County Recreation Plan , the County passed a 4-year park Sanilac County Plan for Planning June 16, 2000 7 �millage for $600,000 . These funds were committed to improvements within the park system, in order for it to become self-sustaining. With the park millage, several improvements were scheduled to all four parks, concentrating on increasing the number of campsites available and improving park amenities. The County p~rk system includes four parks: three of the four are adjacent to Lake Huron spread out along the M-25 corridor, including Forester Park (located near the village of Forester), Lexington Park (a few miles north of Lexington village) and Delaware Park (located in Delaware Township). Evergreen Park is located in Evergreen Township on the Cass River, adjacent to M-53. The Minden City State Game Area , Sanilac State Game Area, Cass City State Game Area and Sanilac Petroglyphs (ancient rock carvings) are additional recreation areas that are all located in the northwest part of the County. Figure 1 Sanilac County Land Use/Cover 1978 Wetlands 4 .26% Residential 1.98% Transportation 0.03% Communication & Utilities 0.03% Industrial 0.15% - Open Land, Shrub & Herbaceous 5.70% Agricu lture 78.00% Sanilac County Plan for Planning June 16, 2000 8 ~ Institutional 0.07% �Land Use and Land Cover in Sanilac County Sanilac County specializes in agriculture and has an impressive amount of prime agricultural land . Seventy-eight percent of the County in 1978 was agricultural compared to about thirty percent in Michigan as a whole (see Table 2). Other land uses and land cover in Sanilac County are upland and lowland forest, wetlands, open land and residential lands. (see Figure 1) Table 2 Land Use and Land Cover in Sanilac County 1978 Sanilac Sanilac Michigan Michigan County County % Acreage % Acreage 12,217 Residential 1.98 4.02 1,495,065 Commercial 0.09 555 0.32 119,010 Industrial 0.15 926 0.36 133,886 Institutional 432 0.07 0.28 104,134 185 Transportation 0.03 0.36 133,886 Communication 0.03 185 0.13 48,348 and Utilities 6,170 0.38 Extractive & Wells 1.0 141,325 0.13 802 0.37 137,605 Outdoor Recreation 247 0.06 22,314 Cemeteries 0.04 78.00 481,288 29.33 10,908,023 Agriculture 35,171 8.05 2,993,849 Open Land, Scrub 5.70 & Herbaceous 33,381 37.19 13,831,210 5.41 Upland Forest 19,005 11 .59 4,310,399 3.08 Lowland Forest 185 2.25 836,790 Water 0.03 26,286 5.2 1,933,915 Wetlands 4.26 0.00 0 0.13 48,348 Beach, Riverbank, Rock or Sand* 617,035 37,198,107 Total Area in Acres Source: MDNR MIRIS *Note: DNR determined too small to actually tabulate so listed as zero . Sanilac County Plan for Planning June 16, 2000 g �POPULATION GROWTH AND BUILDING TRENDS According to the U.S. Census Bureau, Sanilac's population is expected to show a growth in the 2000 Census . The estimated population in 1998 reflected a growth of 7.6j% , or over 3,000 persons since 1990 (see Table 3). The Census Bureau also predicts that all of Sanilac's neighboring counties will be on the increase in the 2000 Census. After declining in population from 1980 to 1990 both Sanilac and Huron counties were estimated to increase in population from 1990 to 1998. Table 3 SANILAC COUNTY AND SURROUNDING COUNTIES POPULATION CHANGE 1980-1998 Huron County Lapeer County St. Clair County Sanilac County Tuscola County 1980 1990 1998* 36 ,459 34,951 35,303 70,038 74,768 88,270 138,802 145,607 159,769 40,789 39,928 42,975 56,961 55,498 58,181 Total Change 1990-98 352 13,502 14,162 3,047 2,683 % Change 1990-98 1.01% 18.06% 9.73% 7.63% 4 .83% Source: www.census.gov, *Esti mated by US Census Bureau Counties surrounding Sanilac, especially Lapeer and St. Clair Counties, have grown at startling rates over the past twenty years. These counties are directly influenced by growth from the Detroit Metropolitan Area. It is interesting to note however, that Sanilac County's growth rate from 1990-98 of 7.63% is third highest out of this comparison group of counties. Sanilac's growth is estimated to be higher than neighboring counties of Tuscola and Huron Counties. This is particularly noteworthy because Tuscola and Huron are closer to the Flint and Saginaw Metropolitan Areas and presumably should experience growth sooner than Sanilac County. The projections of the Michigan Department of Management and Budget (DMB) done in 1994 indicate that the County population will increase ten percent by 2020 to 44 ,104 persons (see Table 4). This is 4,176 persons more than the 1990 population of 39,928. The DMB projects population losses for the neighboring counties of Tuscola and Huron. A straight-line projection from 1980 through 1998 (see Figure 2) indicates that the County may grow to 44,561 , or nine percent by the year 2020. However, if the period 1990 through 1998 is used, then the projected population is 46,255 or 16% by 2020. When the 2000 Census data is released in 2001 , Sanilac County could use that information to obtain a more accurate depiction of future growth through 2020 . Sanilac County Plan for Planning June 16, 2000 10 �1) D D Table 4 SANILAC COUNTY AND SURROUNDING COUNTIES POPULATION CHANGE WITH PROJECTIONS (/) Ill Huron County Lapeer County St. Clair County Sanilac County Tuscola County 1980 1990 1998 36,459 70,038 138,802 40,789 56,961 34,951 74,768 145,607 39,928 55,498 35,303 88,270 159,769 42,975 58,181 Population Projection 2020 DMB* 29,178 108,696 187,009 44,104 54,553 Percent Straight Percent Straight Line Lina Change, Change 1990Projection Straight Projection (1980-1998) Line 1980-(1990-1998) 2020 2020·• 2020** 2020 DMB -5% 35,659 -17% 34,751 42% 104,210 45% 99,221 171,455 24% 28% 175,308 10% 44,561 9% 46,255 -2% 3% 58,840 60,994 :::i ~ C) () '-- 0 C: C: :::i :::i Ct)~ Source: www.census.gov for 1980, 1990 and 1998 population by County "Michigan Department of Management and Budget, Office of State Demographer, Preliminary Projections, 1994 **Planning and Zoning Center, Inc, Straight Line Projections 1980 to 1998 ~ ;;; 1J -'-.. Q) N:J Figure 2 ga--.o' ~ s· CQ Sanilac County Population Projection :::i :::i 55.000 - , - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - , so,ooo ./ I . .! 0 l ! 45,000 .D § z 40,000 -- ,.,- -t----,-------,------.-----.------..---~.-------.------.-----.--------l 1975 1980 1985 1990 1995 2000 2005 2010 2015 2020 2025 35,000 ♦ US Census 1980 - 1998 -Projection 1980-1998 - Projected 1990-1 998 Percent Change Straight tine 19902020 2% 39% 20% 16% 10% �Building Trends in Sanilac County and Neighboring Counties Recent increases in the number of residential building permits suggest significant growth in some townships. These are mostly new homes for persons seeking rural lifestyles. New housing construction may continue even if the total population does not increase. This is evident from comparing 1980 and 1990 Census figures and recent building permit activity. In 1980, 100 permits were issued for new single-family home construction excluding mobile homes, compared to 229 in 1998 (see Table 5). Aggregating all of the single family and multi-family homes built from 1980 to 1998 yields 3,451 homes. When comparing the number of homes built to the population growth for that same period (which was 3,047 persons) there seems to be an oversupply of housing. Those who only live seasonally within the County are a part of this oversupply. The rest is due to continued declines in the average number of persons per household , a state and national trend . The data in Tables 5 & 6 do not include new mobile home units erected on a site. Lapeer and St. Clair counties lead in residential, commercial and industrial building permits within the region. See Tables 6 through 8, which represent multi-family residential, commercial and industrial permits in Sanilac County and other nearby counties. Noticeable among these data sets is that Sanilac County building permits for industrial facilities have lagged behind other counties in the region, from 1980 through 1995, with only an average of one facility permit per year. Commercial facilities were also the lowest in the region over the same time period, with an average of eleven per year. Sanilac County Plan for Planning June 16, 2000 12 �Table 5 SINGLE FAMILY BUILDING PERMITS ISSUED IN SANILAC AREA COUNTIES U.S. BUREAU OF THE CENSUS, 1980-1998 COUNTY Huron Lapeer St. Clair Sanilac Tuscola 1981 1980 107 270 NIA 100 114 1982 97 145 165 78 80 1983 68 80 123 108 151 51 NIA 84 55 90 1984 90 195 216 1985 1986 86 253 112 NIA 72 91 81 92 364 371 83 98 1988 1987 97 389 545 171 107 1989 1990 97 115 114 403 492 461 591 754 768 189 'J:27 80 189 105 100 1991 1993 1992 1994 1995 199e 150 529 791 191 512 851 112 510 973 168 178 568 556 NIA 202 126 469 762 962 918 213 202 213 198 2111 126 176 151 159 157 164 139 416 Total 198~8 1998 1997 AveRat.tY•• 19~8 125 237 603 2372 7366 854 229 9644 2972 643 203 172 1sa 2264 119 388 158 Source: Michigan State Housing Development AU1hority Table II MULTI-FAMILY BUILDING PERMITS ISSUED IN SANILAC AREA COUNTIES U.S. BUREAU OF THE CENSUS, 1980-1998 (/) Ill ::i :::::.: Ill () t... () C: ::i 0 COUNTY Huron Lapeer St. Clair Sanilac Tuscola 0 54 1982 1983 1984 4 16 72 113 16 2 36 39 5 7 NIA 9 1993 1994 5 0 9 25 2 50 42 n 26 87 28 48 8 18 8 3 2 54 36 8 34 27 34 0 2 36 18 0 2 6 10 4 15 0 3 1995 0 5 18 0 6 1996 2 2 18 0 1 1997 6 7 27 0 1 Table 7 INDUSTRIAL BUILDING PERMITS ISSUED IN SANILAC AREA COUNTIES U.S. BUREAU OF THE CENSUS, 1980-1995 I'\.) Q) IUU:U COUNTY Huron Lapeer St. Clair Sanilac Tuscola 1980 1981 1982 1983 1984 3 1 2 5 7 8 8 8 3 3 3 NIA NIA NIA NIA NIA NIA 2 1 2 0 2 1 8 1 5 3 1 2 3 1985 1986 1987 1988 4 4 2 10 19 14 20 9 19 0 1 2 5 0 4 1989 1990 1991 1992 1 0 0 3 7 8 9 5 12 10 NIA 8 0 1 4 0 1 4 6 4 1993 1994 4 7 19 0 5 1 6 9 1 1 I\Y .. 1995 1980-95 1980-95 45 3 0 15 8 128 29 135 15 0 17 1 0 50 3 Source: Michigan State Housing Development Author~y Table 8 COMMERCIAL BUILDING PERMITS ISSUED IN SANILAC AREA COUNTIES U.S. BUREAU OF THE CENSUS, 1980-1995 COUNTY Huron Lapeer St. Clair Sanilac Tuscola 1980 15 25 1981 13 10 NIA 17 NIA 9 12 8 1982 1983 1984 54 23 6 7 42 14 NIA 10 5 1985 8 14 NIA 15 NIA NIA 11 8 7 3 6 Source: Michigan State Housing Development Authority 1987 1988 7 20 21 22 21 48 38 23 20 15 13 13 6 27 33 1986 1989 1990 30 16 27 8 18 12 55 63 7 19 1991 1992 12 4 13 7 NIA 40 .. 1993 1994 7 16 34 5 17 36 34 0 4 4 15 18 9 8 Total 198~8 1998 Source: Michigan State Housing Development Authority a ::i aa..., o' ~ ::i ::i s· (Q 1989 1990 1991 1992 1985 1986 1987 1988 3 60 64 13 53 4 36 29 189 12 2 24 152 104 96 3 NIA 39 NIA 10 86 93 32 34 NIA 57 § m~II ............ w _O)] 1981 1980 , ......, ~·~ 1995 1980-95 1980-95 5 242 15 14 341 21 36 317 35 0 168 11 7 201 13 0 0 8 0 0 Ave Rate/Year 1980-98 490 747 410 26 39 27 479 25 270 14 �See Tables 9 through 11 for a comparison of the U.S . Census data and the County's own building permit data. Because of a fire in 1991 , County data was only available after 1991. Table 9 shows the County's record of mobile home permits issued, which is not available in the U.S. Census data. Tables 10 & 11 reveal some inconsistencies between U.S . Census data and the County data, particularly on commercial permit reporting . In order to properly monitor and project future building and land use trends , it is critical that building permit data be very complete, accurate and readily accessible. It should also be stored and mapped by address and year issued . Duplicates need to be stored in a different location to prevent loss by fire . If the rate of single-family residential building permits recorded by the County between 1991 and 1998 were to continue to 2020 (187 per year). There would be 3,740 new units between 2000 and 2020 . This would represent 10,098 new residents at 2.7 persons per unit (1990 rate). This is substantially more than the projections illustrated on Table 4. While part of the new unit would be seasonal housing , it is not enough to explain the difference in trends. An accurate 2000 Census is necessary to fully understand what is happening . The bottom line is, as long as the economy continues to remain strong and gasoline prices remain relatively low, Sanilac County will continue to grow. The question is will farmers start to grow houses, or will they continue to grow corn , soybeans and beets? Sanilac County Plan for Planning June 16, 2000 14 �Table9 COUNTY-WIDE BUILDING ACTIVITY 1991 TO PRESENT RESIDENTIAL MOBILE HOMES COMMERCIAL SINGLE FAMILY YEAR 71* 1991 168 1992 165 1993 188 1994 1995 215 282 1996 213 1997 1998 261 1999 259 • County data prior to 1991 lost in a fire. Source: Sanilac County ~ ::, ~ NIA NIA 18 95 81 106 20 20 67 72 50 84 66 32 31 39 15 24 sta 7:c:/excel/sanilac/gaphs.xts () Table 10 SANILAC COUNTY SINGLE FAMILY BUILDING PERMITS ISSUED IN MICHIGAN c.... () C: 0 ::, C: Cl) ::, -.lo.-.\.~ u, _O) "'tl N Ql a::, a o' a-., "'tl iii" ::, ::, Comparison of U.S. Census Data with County Data 1992 1991 County Data 71' U.S. Census Data 202 Source: Sanilac County & MSHDA • County data prior to 1991 lost in a fire. 168 213 s· 1993 1994 1995 1996 1997 1998 Total 1991-98 Ave. Rate/Yr. 1991-98 165 202 188 213 215 198 282 216 213 203 261 229 1492 1676 187 210 Table 11 SANILAC COUNTY COMMERCIAL BUILDING PERMITS ISSUED IN MICHIGAN (Q Comparison of U.S. Census Data with County Data 1992 1993 County Data 18 U.S. Census Data 0 Source: Sanilac County & MSHDA • County data prior to 1991 lost in a fire. 1994 1995 1996 1997 1998 Total 1992-98 Ave. Rate/Yr. 1992-98 20 20 39 0 0 15 0 175 12 25 4 32 4 31 4 2 �PROPERTY DIVISION AND FARMLAND LOSS TRENDS WITHIN SANILAC COUNTY In the early 1goos, Sanilac County consisted primarily of large tracts of property, usually ranging in size from 160 to 240 acres. Between 1900 and 1964, the division of rural farms into smaller units of land, particularly less than 40 acres in size, was limited. Small lot creation was generally limited to properties which paralleled a major highway or bordered a village or city. Between 1964 and 1996 however, a variation in this historical pattern of land division occurred. Speaker Township is provided as an example of the land division that has been typical over the past twenty-five years (see Maps 2, and 3). The number of individual parcels increased significantly over this period . Urban sprawl is the label usually given to this phenomenon of large lot rural residential development. Many of these individual parcels are not yet developed, so the true impact of property division that has already taken place is not immediately evident on the landscape. This pattern of land fragmentation exists at varying degrees throughout the County. It was facilitated by the state Subdivision Control Act (now Land Division Act) and by local zoning. A gradual increase of population on large lots outside cities and villages has become the dominant form of new development within Sanilac County and its pace is likely to increase in the future. Scattered large lot development within agricultural areas can have significant impacts on the County over time and it is a key issue which needs to be addressed as part of the process of developing any new County Plan. Michigan farmland has declined steadily since 1920 as its population rose (see Figure 3). Rates of loss over the past 20 years are about 10 acres per hour. Farmland in Sanilac County has declined 14,588 acres from 1982 to 1997 (see Table 12). The average age of farmers in Sanilac County in 1997 was 52.8. The statewide average was 53.3. Similar to other areas in the state, Sanilac County land may be at risk of conversion out of agriculture as these farmers act on retirement options. Table 12 5 ani·1 ac C ounty t A cres ofF arm an d 1982 1997 Acres of Farms Acres Lost 1982 444,294 -13,095 1987 431,199 13,208 1992 444,407 -14,701 1997 429,706 -14 ,588 Chanqe 82-97 - Source: U.S. Census of Agriculture Sanilac County Plan for Planning June 16, 2000 16 �• Map 2 Speaker Township, 1964 Plat Map SPEAKER SNCRtl'JAN LINC e o'7ara 1 h~:,j -'0 -.T Joe Brvc~ , ., , T 9 N~R.14 E. 7 I.J I ~Warv1n • t• , I .._ ftr'I, ~ ,,B,,-<.,1CC ~' / J4 I v~,,..a,. ;-.,',e • ~ Mr-s Char/ ~.s Cor.( z.4~P.S ; "" Sanilac County Plan for Planning June 16. 2000 17 �Map3 Speaker Township, 1996 Plat Map SPEAKER T 9 N:-R. 14 E. Cl) 0 0 0 C) Ill .,,0 . 0 Cl) 0 ...8 Ill 0 0 0 cD Ill 8 .,.,, Ill 0 0 0 "' 1200W eoow 400E Sanilac County Plan for Planning June 16, 2000 18 0 !,()()[ IOOOE �Figure 3 MICHIGAN POPULATION GROWTH AND FARMLAND ACREAGE, 1900-2012 20 ~ - - - - - - - - - - - - - - - - - - - - - - - - - , 18 c:=J Farmland Acreage 16 -Total Population 'in g 14 ! 12 -8 10 :i 8 ~ {=. 6 I E 4 2 o W2:.J.-+-...11±J........,_L:::.L--i:J.iil-+-....i..:..;.:J.....+_.w=--t--1=-+--=..........,--'-'=--+-='--1 1900 1920 1940 1954 1964 1974 1982 1992 • 2002 • 2012 • Projected Source: U.S. Bureau of the Census • A significant percentage (90-95%) of Sanilac County soils are classified as "prime" or "unique" for agriculture by the Soil Conservation Service. A recent report by the Michigan Society of Planning Officials indicates that Sanilac County is one of Michigan's most important agricultural counties (see Map 4). The County's agricultural sales are ranked fourth in the state at $132 million. Dairy farming is a prime source of agriculture revenue for Sanilac County. In 1997, it had the biggest population of milk cows in the state at 22,294 and is ranked third in the nation. There were 254,398 acres of farmland in Sanilac County enrolled in the P.A. 116 Farmland and Open Space Preservation program in April of 2000. That is 59% of all farmland in the County . • Sanilac County Plan for Planning June 16, 2000 19 �State Equalized Valuation (SEV) Table Table 13 depicts the trend in Sanilac County of sh ifting agricultural lands into residential properties. The SEV totals in 1989 show roughly 40% of the SEV in Sanilac County was agricultural and nearly 50% was residential. By 1999, the valuation of ag ricultural properties went down to 34% and residential went up to 57% . Nearly all the rise in residential valuation came at the expense of agricultural land . During the same period, commercial and industrial valuation fell slightly by 0.63% and 0.53% respectively. Table 13 Sanilac County State Equalized Valuation Classification Agricu ltural $188 ,398 ,352 ¾ of Total ¾ of Total 40 .1 7% $238,401 ,622 34 .80% $377 ,768 ,372 34 .38% 34,683,037 7.40% 45 ,322 ,354 6.62% 74,431 ,155 6.77% Industrial 10,429,307 2.22 % 12,157,783 1.77% 18,554,800 1.69% 232,868,951 49 .65% 384 ,900,252 56 .19% 626 ,250,390 56 .99% Timber Cutover 2,597 ,100 0.55% 4,115,442 0.60% 984,540 0.09% Developmental N/C N/C 103,200 0.02% 845,600 0.08% Total Real Property $468 ,976,747 $685,000 ,653 Source : Michigan Department of Treasury , State Tax Commission sta7:/c:/winword/excel/saniladsev.doc Map4 ~ Important Agricultural Counties , 1992 I - ~';Y:!:°:~aJ~:nion ~ ';:,':!:"' ~ ~:e':=: - ::ilQu:: • 1999 Commercial Residential • 1994 % of Total 1989 = ~ndcounry sign,ficant lru« 1 1: rm~ C:°""'' Source US Bur•31.; ol Ille Census. C.,,.sus of Agrle utru,.. Sanilac County Plan for Planning June 16, 2000 20 $1,098,834,857 �EMPLOYMENT Overall emploY,ment change in Sanilac County has been positive in the period from 1970 to 1998, rising from 12,950 to 19,700 (see Table 14). Despite declines in the 1980's, the labor force and total employment grew steadily (see Figure 4). Total employment in Sanilac County increased over the past eight years by approximately 17% or 2,850 jobs. Michigan, overall, had an 18 percent increase in total employment during the same period . The labor force grew by approximately 10%. Over the past decade, jobs have increased in Sanilac County by healthy rates, from 1992 to 1996, monthly employment increased from roughly 8,000 to approximately 11,000. Wages have also been on the increase during this period (see Table 15). According to MESC employment by sector data for Sanilac County indicate that the largest growth in the number of jobs within a particular sector was manufacturing with a 34% increase and 1,200 jobs in the years 1992 through 1996. The total change in employment over this five-year period indicates a growth of about 30% or 2,463 jobs (see Table 16). In this time period, employment was growing much faster than the eight year time period from 1990 to 1998 which was previously noted to be 17%. • • Unemployment rates for the County have been more favorable in recent years, following a statewide trend of improvement. In 1980, unemployment peaked in the County at an annual average rate of 18.6. The average for 1998 was 5.5, down from 11.1 in 1990 (see Figure 5). This average was higher than other counties surrounding Sanilac, but only by a few tenths of a percent. Sanilac County Plan for Planning June 16, 2000 21 �Table 14 SANILAC COUNTY LABOR FORCE, EMPLOYMENT & UNEMPLOYMENT 1970-1998 (/) (l) :::i ~ () c....~ c:: c:: :::i (t) :::i .... "< .O> lJ I\.) ..... I\.) l\.)Q) Jan 1970 Labor Force 13100 Employment 12450 Unemployment 650 Rate 5 1980 Labor Force 15250 Employment 12600 Unemployment 2675 Rate 17.5 1990 Labor Force 18900 Employment 16425 Unemployment 2475 Rate 13.1 1998 Labor Force 2on5 Employment 19150 Unemployment 1625 Rate 7.8 Source: www.web.mesc.state.mi.us/ sta 7 :c:/excel/sanilac/gaphs.xls Feb 13125 12400 725 5.5 15250 12225 3025 19.8 18925 15850 3075 16.3 20750 19200 1550 7.4 ADrll March 13075 12200 875 6 .7 15275 12300 2975 19.5 18875 16050 2825 15 20550 19075 1475 7 .2 13925 12325 1600 11.5 16000 12525 3475 21.7 18800 16375 2425 12.9 20200 19225 975 4.9 May 14025 12650 1375 9.8 16700 13125 3575 21.4 19000 17075 1900 10 20975 20150 825 June 14525 13175 1350 9.3 16900 13375 3525 20.9 19400 17500 1900 9.8 21250 20325 925 4.4 4 o:::i 0 o' July Aug Sept 15350 13825 1525 9.9 17225 13650 3575 20.7 19675 17625 2075 10.5 21075 19575 1500 7.2 16350 15000 1350 8.3 17200 14525 2675 15.5 19750 18100 1650 14700 13625 1075 7 .3 16425 13725 2675 16.3 18925 17275 1650 8.7 20600 19750 850 4.1 8 .4 21100 20075 1000 4.8 Oct 14325 12950 1375 9.6 16375 13925 2475 15 18700 17200 1500 8 21175 20275 900 4.2 s· (Q 10.4 20875 19950 925 4.4 20000 . . °g- 15000 0.. 0 ~ .0 § 10000 z - 0 ~ 1970 -+-Labor Force • 1990 1980 - - - Employmenl • 1998 ........ unemptoymenl 1900 10.6 2100 11 .1 20850 19700 1175 5.6 20850 19700 1150 5.5 14250 12350 25000 5000 · 16225 13200 3025 18.6 18950 16850 13925 12300 1625 11 .7 15950 13225 2725 17 18500 16575 1925 Sanilac County Labor Force, Employment & Unemployment Comparisons ~ :::i :::i 13.3 16025 13100 2925 18.3 18050 16125 Dec Figure 4 0.., 1900 AMUal Ave. 14225 12950 1275 Nov ~ Total Change % Change 9 250 1750 9.6 2725 3650 -925 -7.5 1900 2850 -950 -5.6 1.93% 137.25% 106.67% 16.80% 27.65% -30.58% -40.32% 10.03% 16.91% -45.24% -50.45% �Table 15 SANILAC COUNTY Year 1992 1993 1994 (/) Q) ::J ~ ("') () 1995 c..... 0 C: C: ::J ::J (b ~ ""Cl I\.) .... ..,._, ' ' •0) Q) I\.) 1996 ::J g o' a-. ~ ::J ::J 1997 Reporting UnllB Quarter 1ST 755 2ND 752 3RD 752 4TH 774 1ST 801 2ND 811 3RD 810 4TH 808 1ST 812 2ND 821 3RD 831 4TH 646 1ST 873 2ND 879 3RD 891 4TH 903 1ST 904 2ND 914 3RD 909 4TH 908 1ST 905 2ND 914 Total Change In Rep. Units EMPLOYMENT & WAGE BY QUARTER 1992-1997 Total Change In Monthly Weekly Employ Change In % Ave. Weekly Wage. o/o Change ment Mon. Emp. Change Wage @illit&tt~;:~ftJt@iliWlliitMill -3 0 22 27 10 -1 -2 4 9 10 15 27 6 12 12 1 10 .5 •1 .3 9 -0.4% 0.0% 2.9% 3.5% 1.2% -0.1% ·0.2% 0.5% 1.1% 1.2% 1.8% 3.2% 0.7% 1.4% 1.3% 0.1% 1.1% ·0.5% ·0.1% -0.3% 1.0% s· (Q This data represents the complete count of employm ent and wages for workers covered by M1ch1gan Insurance programs available as of Feb. 2000. Source: www .web.mesc.state.mi.us/ bta7:c.lttxcttl/saniloc/gaphs xis 7,370 8,106 8,397 8,110 7,864 8,767 9,273 8,817 8,371 8,826 9,704 9,615 9,489 9,664 10,420 10,412 9,781 10,462 10,914 10,679 10,816 11 ,300 ~tffi&l@t~~;fu@J.JJ~ 736 291 -287 -246 903 506 ·456 -446 455 878 -89 -126 195 736 -8 -631 681 452 ·235 137 484 10.0% 3.6% -3.4% -3.0% 11 .5% 5.8% ·4.9% -5.1% 5.4% 9.9% ·0.9% ·1 .3% 2.1% 7.6% ·0.1% -6.1% 7.0% 4.3% ·2.2% 1.3% 4.5% 327.25 341 .34 341 .18 389.26 334.83 363.71 357.15 415.88 365.18 378,34 389.44 404.91 376.19 380.64 383.9 420.25 389.38 401.58 393.88 459.72 403.91 402.08 %ChMge 1@1~Wtilllft~iillili~~lli01Jimd 14.09 -0.16 48.08 -54.43 28.88 -6.56 58.73 ·50.7 13.16 11 .1 15.47 -28.72 4.65 3.06 36.35 -30.87 12.2 -7.7 65.64 -55.81 · 1.83 4.3% 0.0% 14.1% ·14.0% 8.6% ·1 .8% 16.4% ·12.2% 3.6% 2.9% 4.0% -7.1% 1.2% 0.8% 9.5% -7.3% 3.1% -1 .9% 16.7% · 12.1% -0.5% Total Quwterly Wages a1,354,ose 35,969,733 37,244,044 41,039,430 34,230,826 41,452,573 43,053,928 47,668,854 39,740,461 43,410,305 49,129,072 50,611,761 46,405,335 47,944,951 52,002,789 56,883,351 49,510,587 54,617,158 55,864,830 63,822,107 56,793,193 59,065,736 Total Change In Quarterly % Wages Change mi?P►Mt~ild 4,615,675 1,274,311 3,795 ,386 -6,808,604 7,221 ,747 1,601 ,355 4,614,926 -7,928,393 3,669,844 5,718,767 1,482,689 -4,206,426 1,539,616 4,057,838 4,880,562 -7,372,764 5,106,571 1,267,672 7,937,277 -7,028,914 2,272,543 14.7% 3.5% 10.2% ·16.6% 21 .1% 3.9% 10.7% ·16.6% 9.2% 13.2% 3.0% ·8.3% 3.3% 8.5% 9.4% · 13.0% 10.3% 2.3% 14.2% -11 .0% 4.0% �1992 Table 16 SANILAC COUNTY EMPLOYMENT & WAGES BY INDUSTRY DIVISION 1992-1996 1993 1994 1995 1996 1992-1996 Total (/) Q) :::i ::::; tll () c.... (') C: :::i 0 § Agriculb.Jre, Forestry & Fishing Mining Construction Manufacturing Transportation & Public Utilities Wholesale Trade Retail Trade Finance, Insurance & Real Estate Services Total Monthly Employment Total Wases Monthly Employment Annual Monthly Monthly Employ- Total Annual Employ- Total Annual ment ment Wases Wases Total Annual Wases 169 113 322 3,622 2,997,166 2,314,073 5,846,383 78,928,631 201 117 336 4,001 3,107,857 2,372,002 6,466,872 91,172,313 187 113 338 4,251 3,294,707 2,481,452 7,348,407 99,031,298 196 125 355 4,720 3,564,026 2,876,369 6,785,514 111,131,175 142 336 1,531 3,TT9,154 6,149,056 17,831,451 207 347 1,610 7,447,327 6,814,286 19,055,143 226 382 1,645 9,063,623 7,627,622 20,641,996 227 365 1,TT4 8,723,362 7,952,623 23,247,339 309 1,453 7,996 5,398,660 22,362,651 14,507,225 315 1,548 8,680 5,504,438 24,385,944 166,406,181 374 1,614 9,129 7,381,651 26,020,841 182,891,600 386 1,855 10,001 7,476,054 31,479,964 203,256,426 Total Annual Wases Change Employment %Change In Em~-ment 3,614,255 2,927,980 8,134,0TT 122,069,856 26 16 64 1,261 15.38% 14.16% 19.88% 34.82% 93 1,878 9,444,190 8,805,912 25,380,613 50 347 65.49% 14.88% 22.66% 393 1,974 10,459 7,818,131 35,639,766 223,834,682 84 521 2,463 Monthly Employment 195 129 386 4,883 235 386 Cl)~ ~!ill Source: www.web.mesc.state .mi.us/ sta 7 :c:/exceVsanilac/graphs.xls o' Agure 5 C) C)"" Sanilac County Unemployment Rate Comparison 1970-1998 r1 (Q 20 18 16 14 12 10 8 ,_ -6 4 2 0 1980 1970 I 1990 -UNEMPLOYMENT RAT_E, ~ ·- l 1998 27.18% 35.86% 30.80% �PROBLEMS FACING SANILAC COUNTY A number of significant problems facing the County have been identified by County and lo'cal government officials at a forum on February 151\ 2000 and by 28 County leaders who responded to a leadership survey sent to members of the County Planning Commission , County Board of Commissioners, Economic Development Corporation , local officials and members of key stakeholder groups. Key problems are listed below in no particular order. A complete list of all responses is found in Appendix C. MAJOR THREATS OR EXISTING PROBLEMS AS RELATED TO LAND USE, ECONOMIC DEVELOPMENT, ENVIRONMENTAL PROTECTION, PUBLIC SERVICES AND/OR RELATED ISSUES. Key topic areas(* means was very frequently listed): • Agricultural land lost for residential development* • Need for farmland preservation: growth is threatening long term agriculture* • Need to better manage the growth pattern* • Inadequately or uncontrolled growth* • Lack of comprehensive plan for land use to guide growth.* • Lack of plans for environment, agriculture and economic development* • Perceived lack of coordination and communication between units of government* • Lack of money to make or implement plans* • Drinking water quality and supply, along shoreline especially* • Waste management (generation, to disposal, to recycling)* • Road and bridge condition and maintenance* • Attracting new business and industry to the area (for better paying jobs with benefits)* • Social issues: low incomes, crime, more dedication needed for K-12 education* • Lack of secondary education locally* • Lack of telecommunication • Lack of daily newspaper • Not much of an opportunity for culture • No easy access to interstate • Lack of access to health care options • Lack of senior housing options • Price of land makes affordable housing difficult • Lack of quality recreation opportunities • Sewage levels too high, soils won 't perk • Not a significant tax base. Sanilac County Plan for Planning June 16, 2000 25 �OPPORTUNITIES FACING SANILAC COUNTY Though the County is faced with a number of significant problems in regard to its existing and future character, there are a number of opportunities and assets which also exist. The following examples are derived from the leadership leader brainstorming on February 151\ 2000 and the survey. The complete list is found in Appendix C. MAJOR OPPORTUNITIES FACING SANILAC COUNTY. • Great recreation facilities and opportunities* • Underdeveloped tourism with potential* • Miles of Lake Huron shoreline* • Access on five state highways* • Small town atmosphere* • Good quality of life; quiet communities* • Open space, fresh air* • Farmland base, #1 dairy in state, #3 in nation, link to world economy* • Agricultural raw material (commodities) that has potential to be processed here* • Low cost land, available for development* • Workforce with good work ethic* • Has Renaissance Zone status for assisted living for seniors • Existing material recovery facility to build on • Diverse employment base which weathers economic storms • Less crime • Petroglyphs and Minden Bog • Hunting and fishing • Cooperative spirit: ability to cooperate at intergovernmental level • Formation of Economic Development Corporation within the coming year • Low-density environment • Manufacturing • Productive farmers . Sanilac County Plan for Planning June 16, 2000 26 �OBSERVATIONS ON THE COUNTY'S EXISTING PLANNING PROGRAM • A General Development Plan (also known as Comprehensive or Master Plan) is the foundation for a community's planning and zoning program. A General Development Plan identifies the intended future character of the community regarding future land use patterns , public services, preservation of open spaces and natural resources, and related considerations. A General Development Plan is a policy document intended to provide strategic planning policies to enable a community to shape its own future and guide its destiny. Section 4 of the County Planning Act (P .A. 282 of 1945) requires a County Planning Commission to create a Plan. Sanilac County last adopted a General Development Plan in 1974. The basic rule of thumb is that a Plan should be thoroughly reviewed and updated at least once every five years. By that rule , the County is 21 years overdue for an update. Many local governments in the county also lack a Master Plan, or have one which is quite old (see Table 17). Sanilac County has been behind in land use planning, mapping, and data collection for many years. Focus 2000 was a strategic planning process started in 1992 that formulated task forces to investigate planning for education, transportation, tourism, etc. The plan addressed immediate concerns for the County but did not set up or suggest a long term planning process and vision for the County. The Government Committee within the Focus 2000 process did recommend that a County Plan should be created and that it should outline a County Zoning Ordinance as a basis for standard zoning enforcement. In order for Sanilac County to meet the problems previously identified, seize the opportunities available, better operate regionally and plan for its future rather than simply letting it happen, it should address many serious unmet planning needs. For example: • County General Development Plan is 26 years old and not used • Most of the local units of government in the County do not have a Master Plan--the larger ones are updating now or did recently without the benefit of a "big picture" (County-wide) view (see Map 5) • Most of the Zoning Ordinances in the County are old and in need of updating (see Map 6) • No County-wide GIS work has been done, there are only hand generated maps and a general lack of data • There is no common vision or County-wide policy plan to guide land use and infrastructure decisions among County and local governments • There is a lack of coordination between units of government on planning and zoning • There has been little opportunity for broad-based public input on planning issues Sanilac County Plan for Planning June 16, 2000 27 �• • • Decision-making on land use issues is reactive (not proactive) There is a lack of professional planning assistance from the County to local governments (as there is in adjacent counties, but local governments haven 't expected that of County) Few' County funds have been made available to improve planning in the County and a significant multi-year effort is needed . Yet, there are funds for planning being raised and spent within local jurisdictions (see Table 17). However, without a County General Development Plan in place , local governments typically plan as if each is an island unto itself (without regard for impacts on its neighbors). There is no common vision for the future . The most significant opportunities for cost savings with coordinated County-local planning efforts include: 1. Common and current data base 2. Common format for and a complete set of current maps 3. Common vision of future 4. Common planning principles and development guidelines used in plans 5. Common zoning and subdivision regulations (based on the same model) 6. Wiser public facility decisions and a common format for capital improvement programming 7. Get everyone using common software and hardware (for GIS, data base management, spreadsheets and even word processing), makes sharing of information easier, less costly and more efficient. 8. Fewer revision costs due to land use conflicts at borders which are prevented "up front". A new County General Development Plan will have eight major uses: 1. Present a common vision of the future that is citizen based 2. Guide County Planning Commission in review of Township rezonings , Master Plans plus new Zoning Ordinance adoptions 3. Guide in CIP preparation plus implementation (infrastructure) 4. Guide in private sector land development decisions 5. Guide in economic development investments 6. Guide in preparation of other County plans: recreation , sewer/water, etc. 7. Guide development of local Master Plans 8. Assist in grant applications for federal or state funding assistance with infrastructure or economic development initiatives. Sanilac County Plan for Planning June 16, 2000 28 �TABLE17 SANILAC COUNTY COMMUNITIES MASTER PLANNING AND ZONING Community Appleaate Arav1e Austin Bridaehampton Brown Citv Buel Ca rsonville Croswell Custer Deckerville Delaware Elk Elmer Evergreen Flvnn Forester Forestville Fremont Greenleaf Lamotte Lexinaton Lexinaton Maple Valley Marion Mar1ette Mar1ette Melvin Minden Minden Moore Peck Port Sanilac Sanduskv Sanilac Sanilac Speaker Washington Watertown Wheatland Worth Type of Community Vi llaae Township Township Township Citv Township Citv Citv Township Vi llage Township Township Townshio Township Township Townshio Villaqe Township Township Township Township Villaae Township Township Citv Township Villaqe Villaae Townshio Township Villaae Villaae Citv Countv TownshiP Township Township Township Township Township Master Plan Yes Yes Yes Yes Yes Yes Yes Yes Yes No No Yes Yes Yes No No No Year Master Plan Adopted 1986 1998 1990? 1976 1990 1986 1993 1963 1983 Year Master Plan Updated Update In Progress No No No No No No Zoning Ordinance Yes Yes Yes Yes Yes Yes Yes will be 2000 Yes No Yes Yes Yes Yes No No Yes No No Yes Yes Ye s Yes Yes No Yes 1983 1995 1970's W,f=J,f,ttt 'H'fH~/JifiH: =,=t=ltlllll !tl'ti ,{iii)';()' =',f)ii='ifi:i:,;::,;, {,:,Hi:\{){;{)',':(,},{,(,':{){;{ {:{,{:','W){) No No Yes Yes 1995 Yes 1992 Yes Yes Yes 1985 Yes Ye s No No Yes Yes No Yes Yes 1974 Yes Yes No No Yes No Yes No No Yes No Yes Yes 1985 No Ye s Yes No Yes 1997 Ye s 1987 Yes No Yes Yes No Yes No Yes No No Yes No Yes Yes Yes Yes No No Yes Yes 1998 Yes -~€®A~in~-£~i=1° Year Zoning Ord . Adopted 1986 1998 1989 1973 1996 1986 1983 1968 1984 1981 1992 1982 1995 Year Zoning Ord. Updated 1993 1998 Yes Yes No 1990's No Yes Yes No No 1997 1976 :ii i,;,;,::;,:,:,:::::::::,:::::::::::,:,;,:::,: ,;,:::,:,;,:,:,:,:,;,;,;,:;,;,;:;:;,i::; ,;,:,:,:::,:,;,;,(,:,:,:,:,:,:,:,:,:;:,:,:.: 1988 1994 1993 1972 1970 1996 1994 1982 No Yes No No No 1975 1997 1985 198? 1990 1972 1980 1991 No No Yes Yes No 1995 1996 1990's Italics indicates data from 1994 MSPO statewide suNey because the municipality did not respond to the PZC suNey. sla7:c :/exceVsanilac/masplan.xls 6-16-00 Sanilac County Plan for Plann ing June 16, 2000 29 Update In Progress No No No Yes Yes No Yes No Yes Yes �Maps Sanilac County Communities with Master Plans HURON COUNTY Minden■ Forestville DELAWARE TOWNSHIP MARION TOWNSHI EVERGREEN T OWNSHIP FORESTER TOWNSHIP Deckerville LAMOTTE TOWNSHIP TUSCOLA COUNTY LAKE HURON * 1976 CUSTER TOWNSHIP BRIDGEHAMPTON TOWNSHIP 1983 Port 1993 ·11 e Carsonv1 Sanilac 1997 1995 FLYNN TOWNSHIP 19 ELK TOWNSHIP BUEL TOWNSHIP 1986 LEXINGTON TOWNSHIP 1995 Croswell 1983 LAPEER COUNTY ■ Melvin WORTH TOWNSHIP 1998 ST. CLAIR COUNTY tNorth D FREMONT TOWNSHIP State Game Areas or Archaeologic Sites Communities with Master Plans 1986 * Year Master Plan adopted Update in progress Numbers in Italics Indicate data from MSPO 1994 Statewide Survey because the community did not respond to the year 2000 survey. Two communities did not respond in 2000 and there was no MSPO data available. These were Fremont and Greenleaf Townships. Sanilac County Plan for Planning June 16, 2000 30 �Map6 Sanilac County Communities with Zoning Ordinances HURON COUNTY Minden■ Forestville MINDEN TOWNSHIP DELAWARE TOWNSHIP 1975 1992 MARION TOWNSHIP EVERA GREEN T WNSHIP FORESTER TOWNSHIP 1970 1990's * 1996 LAMOTTE TOWNSHIP TUSCOLA COUNTY LAKE HURON * CUSTER TOWNSHIP 1988 1998 * 1997 Deckerville 1976 1981 1973 * BRIDGEHAMPTON TOWNSHIP Port 1993. Carsonville Sanilac 198? * MARLETTE TOWNSHIP 1994 ELMER WA TOWNSHIP TO 1995* 1991 Marlette 1996 FLYNN TOWNSHIP BUEL TOWNSHIP 1986 1997 LEXINGTON TOWNSHIP 1994 Croswell 1968 LAPEER COUNTY ■ Melvin FREMONT TOWNSHIP * WORTH TOWNSHIP 1982 ST. CLAIR COUNTY tNorth D State Game Areas or Archaeologic Sites Communities with Zoning Ordinance 1986 * Year Zoning Ordinance adopted or updated Update in progress Numbers in italics indicate data from MSPO 1994 Statewide Survey because the community did not respond to the year 2000 survey. Two communities did not respond in 2000 and there was no MSPO data available. These were Fremont and Greenleaf Townships. Sanilac County Plan for Planning June 16, 2000 31 �In addition, a broad range of County produced GIS maps and services will be useful for: • County and local planning • County and local development review • • Private sector land development • Future economic development. Some revenue is likely to be generated by GIS services, but it is not likely to be enough to cover the cost of establishing the service . This issue is not simply whether or not to act, or whether to act only if a source of money is found, there are consequences of not acting (and not to act is to act). • Current trends will continue into the future--including sign ificant loss of rural character to the landscape • There will be more loss of the agricultural base of the County • There will be more missed opportunities for integrated and coordinated planning in the County • There will be more missed opportunities for cost sharing in the County • Infrastructure decisions will continue to be uncoordinated and sometimes money will be spent twice • There will continue to be a lack of a clear vision for the future of the County • Local communities within Sanilac will be planning without the benefit of a unifying vision, therefore local plans may not address the following: o Unlikely to address issues that are of greater than local concern o Unlikely to include strategies to achieve broader, County-wide economic development and/or environmental protection issues o Unlikely to result in a County-wide land use pattern that achieves broader quality of life concerns. • Sanilac will fall further behind neighboring counties in terms of its ability to proactively guide growth. (St. Clair: new plan, GIS; Tuscola : new plan, GIS; Huron: GIS; Lapeer: new plan to start soon.) • Perhaps most important, significant public service costs will continue to be deferred to the next generation . Do the citizens of Sanilac County want the negative impacts of the current land use pattern to be passed on to their children and their children 's children? (These are costs for road and drain improvements, new schools, public water and sewer systems that will be enormous because the population to be served is spread all over the country-side rather than concentrated in or near cities and villages where it can be economically served). Sanilac County Plan for Planning June 16, 2000 32 �Based upon the previous discussion of the current trends and conditions in the County, including the status of its current planning program , a direction begins to evolve as to the broad and specific initiatives Sanilac County should pursue to both purposefully and strategically guide the County into the future. These initiatives are aimed at moving the County into a ''proactive" stature in regard to guiding the future character of and quality of life in the County and includes both broad based planning initiatives and specific work plan strategies. It also seeks to ensure that planning is well integrated and coordinated throughout the County. CONCLUSIONS AND RECOMMENDATIONS The following list of conclusions and recommendations were made in response to concerns and opportunities mentioned at the joint meeting on February 15th , 2000, identified in the leadership surveys and in the foregoing analysis. 1. The lack of a complete map set and common County database useful to all jurisdictions and public agencies on land use, environmental and economic development issues is hampering the County's (and local governments? ability to guide future growth. While the County has some of the basic maps typically needed for land use and infrastructure planning, none are in digital form . This fact greatly restricts their utility for county-wide or local planning. Many counties in Michigan are moving to digital mapping using computerized geographic information systems (GIS). Many of the data trends discussed in the prior section can be best observed spatially and GIS allows communities to look at trends visually and better understand the potential effects of their land use decisions. Computerized mapping allows for much more flexibility in map outputs--including various sizes from 8½" x 11 " to 36" x 48" plots, in color or black and white. GIS allows easier data updating and amazing analysis capability when it comes to Sanilac County Plan for Planning June 16, 2000 33 �overlaying information related to the same geographic area (see Figure 6). While the cost of inputting data into a GIS system initially often exceeds other hand operations, the long-term benefits far outweigh up-front costs . In addition, there is more and more digital data becoming available that can be readily used if the County had a,GIS. For example , considerable demographic and economic data is available in digital form (see December 1992 special issue of PZN). Soils, topographic and 1978 land use/land cover data are available for the entire county. Without a full set of basic maps at a uniform scale, it is very difficult to undertake quality county-wide planning. Sanilac County is at a distinct disadvantage compared to other neighboring counties in this regard. GROUNDWATER VULNERABILITY Figure 6 BASE MAP Overlaying capability of maps in a GIS. While it is desirable to have all basic data in digital form and mapped at a common scale on a GIS system, obviously land use planning can be performed without a computer system in place - it is just more difficult and less flexible. However, it is often better to begin little by little than not to begin at all. Thus, if monetary resources for a full-blown GIS were not available, GIS work could still begin on an incremental basis. Also, there are many private sector firms available to do the work if the County should decide not to establish its own GIS program internally. Another option would be for the County to partner with another nearby County, such as Huron or St. Clair, with a GIS system already in place. The "I" in GIS stands for information. The first step to establishing a computerized mapping program is to assemble existing data about the COUNTY Sanilac County Plan for Planning June 16, 2000 34 �that is desirable to be mapped for analysis. There is an enormous database that can be assembled from existing sources including: Census, DNR (MIRIS)1, Natural Resources Conservation Service , County Equalization Department, etc. Much of it is already in digital form. Other pieces will require considerable time to gather and/or (Jpdate for inclusion (such as parcel specific data). However, this should be a high priority activity. Quality decisions can best be assured with quality data. 2. A continuous, coordinated, and cooperative planning process involving all local governments and other County agencies along with the County Planning Commission should be created. It should begin with agreement on a Work Program and end with the preparation of a new County General Development Plan. Once complete, the Plan must be updated on a regular basis. The County Planning Commission can initiate this effort with financial support from the County Board of Commissioners and initial professional planning consultant assistance during the Plan preparation. However, to be sustained after a Plan is complete requires the efforts of a full-time County planner. If energy and resources are not put into continuing the effort, it will simply be a Plan that sits on a shelf-like the last one. 3. The County Planning Commission should prepare a new General Development Plan with broad public and stakeholder input and the active involvement of local governments in the County. The County Planning Commission should seek public input through the most economic combination of the following techniques: • Surveys • Focus groups • Citizen visioning • Goal setting • Advisory groups • Development of a direct line of communication with all local units of government in the County. 1 MIRIS contact person Mike Donovan (517 ) 335-3445 has many maps of Sanilac County available for a specific fee . Data indudes base maps, land use/land cover, digital elevation , etc. Sanilac County Plan for Planning June 16, 2000 35 �Recommendations Based on the foregoing analysis , it is recommended that the following actions be initiated in Sanilac County by the County Planning Commission and Board of Commissioners: 1. Commitment to development of a computerized GIS system. Consideration should be given to having this started by a consultant so that a large volume of data can be quickly digitized and entered into the system. If the County does not follow through on acquiring standardized maps on a timely basis , any timeline for development of a new County General Development Plan could be thrown off. The County has several options to acquire GIS technical assistance: through a GIS consultant, by contracting with a nearby County with GIS capability or by creating a GIS position within the County. 2. Commitment to creation of a new County General Development Plan for Sanilac County. The Plan should be done with consultant assistance but will take significant effort on the part of the County Planning Commission, particularly with no full-time County planning staff. Because the current County Plan is so out-of-date and there is no current funding in place for a planning program, there will need to be a significant effort by the County Planning Commission before a consultant could be hired for the new Plan . 3. Commitment to creation of the position of County Planning Director and hiring a qualified person to fill the job, at the end of the County General Development Plan process. If funding is not allocated for a planner another County staff person would need to be made responsible for the Plan and for storage of all planning documents. 4. Commitment to broad public and stakeholder input and intergovernmental cooperation for all the above tasks and for ongoing efficiency and effectiveness in planning and infrastructure. Without broad public input and intergovernmental cooperation, the jurisdictions within the County will continue to pull in their own directions and no common vision of the future will ever be achieved . Sanilac County Plan for Planning June 16, 2000 36 �Continuing on the recommendations made in the last segment of the report, the work program is designed to give a better outline of phases and tasks associated with the recommendations. The proposed Work Program for Sanilac County consists of four principal phases with many separate tasks in each. Phase One Agreement to Work Program (target 6 months to complete) This first phase is designed to get the County more organized for the multi-year project that they will be taking on. The County needs to seriously examine options for funding and resources for planning and GIS work. The creation of a GIS system also needs to be organized in this early phase, whether created in house, in conjunction with neighboring counties or through consultants. Task One The first phase of this process needs to begin acquiring and allocating funding/resources for a continuing Sanilac County planning program. The following list represents potential resources for equipment, software and staff assistance and/or funding for the planning process: • County general fund (the way the bulk of most counties fund their county planning programs) • Local units of government provide some funds through cost sharing • DEQ Coastal Zone Management program (planning related to shoreline environmental protection)--may or may not qualify • MSU students/interns • Volunteers • Local agencies (NRCS , Drain Commission, Road Commission, MSU Extension) • Michigan Coordinated Planning Act (proposed act that may allow for funding of a County Plan, but has not been finalized yet. GIS work is unlikely to be covered.) Sanilac County Plan for Planning June 16, 2000 37 �The County should acknowledge that the coordination of all of these resources ahead of time would be the best for the most seamless process possible. A coordinating person on the County staff or Planning Commission should be responsible for this task, if funding is not available immediately to hire full-time planning staff. • Task Two The second task within this phase includes the creation of a GIS system (through coordination with other County governments, hiring a contractor or qualified staff.) The County has to choose from the following options : • Hire Center for Remote Sensing at MSU (or the comparable facilities at EMU , CMU or WMU) • Hire a scanning/digitizing company • Partner with a local County (St. Clair or Huron ) • Create a GIS workstation within Sanilac County. Hiring a full-time staff person is the best option if all the County departments commit to its use. But if funding is limited the County should try to start on as many of the GIS mapping tasks they can, even on an incremental basis . The most expensive and most useful in the long term is parcel mapping. However, this should be done in conjunction with a county-wide remonumentation process (for which there are some state funds on a competitive process). Phase Two: Data and Mapping (Approximate duration: 12-18 months) Task One: Collection of Data (Approximate duration:6 months) All easily available existing information in digital, paper and map form from State and local sources would be gathered and organized for easy retrieval by a planning consultant or future GIS director. The data sources and methods of data storage would need to be clearly specified. Analysis of the key demographic, economic and land use information would be performed with assistance from a planning consultant. Key trends and conditions would be included in the form of a chapter to become a part of the County General Development Plan. An inventory of uncollected, but desirable data and maps would be prepared. The protocol for a land use inventory of every parcel in the County would be prepared by the planning consultant. Once approved by the Planning Commission , it would be distributed to all local units of government in the County and they would be encouraged to use it if they performed, or contracted for any planning work. It would also be used by the County as funds became available. Sanilac County Plan for Pla nning June 16, 2000 38 �The following types of data are desirable to collect for all land area and jurisdictions in the County (see also the MSPO publication, Workbook for Preparing or Updating a Master Plan): • Existing land use (at the parcel level), by jurisdiction • Environmental/natural resources inventory: including topography, drainage, soils, flood plains , wetlands, areas vulnerable to ground water contamination • Housing type and condition • Transportation and circulation : streets and roads • Community facilities inventory • Utilities (public sewer and water) • Fire and police services • Solid waste disposal facilities • Other publicly owned land and services • Economic information, by population and business activity • Census data • Plans and zoning for all jurisdictions • Relevant social/cultural information, including historical considerations and features • Existing zoning • P.A. 116 lands. The County Planning Commission should complete gathering a current version of all local Master Plans and Zoning Ordinances within the County and thereafter keep such files up to date. The planning consultant or GIS director would then prepare a composite future land use map and composite zoning map of all local plans and zoning ordinances on a common scale. Common land use categories and density ranges will need to be established. This information would be used to determine the degree of land use compatibility between local plans and zoning ordinances, the differences between planned and zoned density and the reasonableness (from a County-wide perspective) of current local planning and zoning. A buildout analysis would also be performed by the planning consultant or GIS director and the results included in a brief report. The County Planning Commission would also distribute a base map and directions (prepared with assistance from the Consultant) to each local planning commission/zoning board and ask them to identify and describe on the map, key land use issues/problems/opportunities within their community as well as others elsewhere in the County. These would be analyzed and documented in a brief report by the Planning Consultant. If the data is available, a "measles map" should be prepared . This is a map showing the specific location of every new house built in the County over the past decade. These maps clearly show the trend in land use and illustrate the change in rural character taking place. Sanilac County Plan for Planning June 16, 2000 39 �Task Two: Basic Map Information (Approximately 12 months) The geographic location of all the information listed under Task 1 should be gathered , stored in digital format and mapped as part of a computerized GIS. At the completio r'l of the planning process, there should be a complete set of display sized maps on mylar of every relevant map in the County General Development Plan . In addition , report-sized maps and display-sized color maps should also be prepared for each of the following: • Base map • Right-of-way base map • Lot line base map • Topography • Floodplains • Hydric Soils • Wetlands • Woodlands • Soils with limitations for septics • Soils with limitations for basements • Water systems • Sewer systems • Road classifications • Drains • Public facilities (location and type) • Park and recreation facilities (location and type) • Groundwater vulnerability • Land cover/use • Land use by parcel map for all jurisdictions • Planned land use map for all jurisdictions (that have adopted plans) • Composite zoning map for all jurisdictions • Most suitable soils for development • Future land use map (to be completed as part of the County General Development Plan) Phase Three: Public Input (Approximate duration: 6 months) This phase would involve the public in the development of vision and goals for the new County General Development Plan. This work would be performed by a planning consultant. A local government advisory committee should also be formed with a representative of all units of local government in the County. It should be active in the Phase Three and Phase Four activities. Task One: Visioning A series of Town Meetings could be conducted for identifying the aspirations of citizens and local government officials regarding the future of Sanilac County. Using futuring or visioning methodology, County residents would identify images of the future as they wish it to be . These images would be combined with the Sanilac County Plan for Planning June 16, 2000 40 �results of previously generated materials (including the written leadership opinion surveys of key issues and opportunities gathered as part of the Plan for Planning, other focus group input, surveys, and possible advisory group input) to develop a written statement describing a common vision of the future. The consultant wo~ld assemble and analyze the visioning input and draft the common vision statement. Task Two: Goals and Objectives Goals, objectives and policies would be prepared in draft form by the planning consultant to refine the common vision developed in Task 1 of Phase 3. They would be the foundation of the County General Development Plan. After refinement by the County Planning Commission, the draft goals, objectives and policies would be presented to the public at a second series of Town Meetings conducted with assistance from the consultant. At these meetings, both short and long-term actions to improve the physical and economic stability of the County as well as to improve other essential components of quality of life would be brainstormed by participants. Task Three: Alternative Analysis During this task, key planning principles would be approved by the County Planning Commission and at least three future land use alternatives would be considered: the future if current trends continued, the future if existing zoning were implemented as it exists, and the future if the vision created in Task One of Phase Three were implemented. Formal public consideration of these alternatives would be achieved through another series of Town Meetings. Phase Four: Plan Preparation (Approximate duration: 6 months) The final phase would include the draft plan preparation, which would involve the consultant utilizing the data gathered within the second phase of the process and molding it with public comment from phase three. One of the alternatives, or a new alternative based on elements of the others would be used as the basis for the future land use map. Strategies to implement the vision and the map would be developed along with clear policies to guide future decisions. Task One: Draft Plan A draft of the Plan based upon the outcome of the previous tasks would be developed for review and refinement by the County Planning Commission, local jurisdictions, and the public. Task Two: Public Reaction Town Meetings would be held to introduce the draft Plan. After refinements were made, a public hearing on the draft County General Development Plan would be conducted by the County Planning Commission. Sanilac County Plan for Planning June 16, 2000 41 �Task Three: Revision Depending on public comment the draft County General Development Plan may need revisions to take into account final concerns and information. Task Four: Attoption Adoption of the Plan by the County Planning Commission and formal acceptance of it by the County Board. Task Five: Assurance of the Continuation of the Sanilac County Planning Program As work on the County General Development Plan draws to a close (if it hasn't been done earlier), the role, function, physical space needs of and job description for a County Planning Director would be prepared by the County Administrator and Planning Consultant. A budget for the County Planning Director's salary would also be prepared and submitted to the County Board of Commissioners for approval after receiving comments on the proposal from the County Planning Commission. A significant part of the job could include performing or coordinating the performance of GIS services in the County. The County Planning Director will supplement prior data gathering and analysis of specific information related to completing at least the following additional plan elements if so charged to do so by the County Planning Commission: • Detailed Transportation Plan • Detailed Public Facilities and Infrastructure Plan • Detailed Agriculture and Open Space Preservation Plan (if needed) • Detailed Housing Plan • Detailed Economic Development Plan (if not done by the EDC) • Detailed Parks and Recreation Plan (if needed). In addition, development of a County-wide capital improvement program, model zoning regulation and model development guidelines would also likely be responsibilities of the County Planning Director. If funding could not be identified for the position of County Planning Director, minimally the County should identify a place for the entire new County planning maps and records to be stored within the County offices. A County staff person needs to become responsible for these documents and be the contact person for planning related questions. It would probably be the person responsible for maintaining GIS data and maps. NOTE: A sample RFP will be prepared for securing GIS and planning consultant services once a decision on the recommendations of this Plan for Planning has been made. Sta 7\winword\sanilac\sanfinal.doc 6-16-00 MM Sanilac County Plan for Planning June 16, 2000 42 �Appendix A Sanilac County Plan for Planning June 16, 2000 1 �Agriculture Census for Sanilac County, Michigan http://govinfo.lihr.uy.orst.edu/cgi-bin/ag-list?O 1-151.mi.: Agriculture Census for Sanilac County, Michigan Table 1. County Summary Highlights ! __._,__ Get the above selected report ❖-•--,·=-·-, l w_•_-,,»x-,·•»».••.->.•·•.' ··,·"""·•~ ······························· 1 Enter keyword to search for a report item: ; [ A~riculture Census - Michi~an Home Page I ( Download Data l 1997 CENSUS OF AGRICULTURE Sanilac County, Michigan Table 1. County Summary Highlights -----[1997]-------[1992]-------[1987)---------------------------------------1448 429706 297 150 400889 1379 92024 42 269 525 377 150 85 1365 380837 1182 334433 35 3614 132513 91514 75027 57486 302 108 160 190 184 166 338 102825 1433 444407 310 1559 431199 277 (N) (N) 275080 863 74240 39 234 501 213511 764 60821 63 225 562 477 161 413 157 89 1365 404349 1286 334227 31 3232 116977 81631 53356 63620 225 144 130 243 192 170 329 94707 71 1488 390529 1440 303733 39 1997 97533 62561 40886 56647 216 162 209 281 207 191 293 79886 Farms (number) Land in farms (acres) Land in farms - average size of farm (acres) Land in farms - median size of farm (acres) Estimated market value of land and buildings Estimated market value of land and buildings Estimated market value of all machinery/equi Farms by size: 1 to 9 acres Farms by size: 10 to 49 acres Farms by size: 50 to 179 acres Farms by size: 18 0 to 499 acres Farms by size: 500 to 999 acres Farms by size: 1,000 acres or more Total cropland ( farms ) Total cropland (acres ) Total cropland, harvested cropland ( farms ) Total cropland, harvested cropland (ac res ) Irrigated land (farms l Irrigated land (acres ) Market value of agricultural products sold ( Market value o f agricultural products sold, Market value of ag prod sold -crops,incl nurs Market value of ag products sold - livestock Farms by va lue of sales: Less than $2,500 Farms by value of sales: $2 ,500 to $4,999 Farms by value of sales: $5,000 to $9,999 Farms by value of sa _e s : $10,000 to $24,995 Farms by value of sales: $25 , 000 to $49,995 Farms by va l ue of sa:es : $50,000 to $99,995 Farms by va l ue of sales : $100 , 000 or more Total f arm productio~ expenses@l ($ 1,00 0) �Agriculture Census for Sanilac County. Michigan 71061 1447 26873 18571 898 550 686 442 659 59423 184 2733 310 22294 641 21931 74 10339 61 18555 22 567 54 2113 11 919 669 90245 10394096 http://govinfo.libraiy.orst.edu/cgi-bin/ag-list?O 1-151.mi.: 66044 1434 22547 15723 1003 430 603 389 677 63518 163 2271 374 25424 658 28613 137 14006 125 20201 31 866 54 (D) 7 (D) 718 102227 9395093 (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) 472 31433 1808861 770 45662 2539428 (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) 638 103213 3666136 17 6 19103 286008 (N) (N) (N) 62 6 69673 1739077 274 22393 225695 (N) (N) 51242 1559 16947 10871 1086 473 689 440 772 65275 159 1904 430 25571 748 26736 139 17321 125 22276 29 612 71 24264 17 2283 988 85554 8899671 (N) (N) (N) (N) (N) (N) 314 13372 650520 (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) 458 38961 1375576 314 25618 346994 (N) (N) Total farm production expenses@l, average pe Net cash return from agricultural sales for Net cash return from agricultural sales for Net cash return from ag sales for fm unit (s Operators by principal occupation: Farming Operators by principal occupation: Other Operators by days worked off farm: Any Operators by days worked off farm: 200 days Livestock and poultry: Cattle and calves ir. Livestock and poultry: Cattle and calves ir. Beef cows (farms) Beef cows (number) Milk cows (farms) Milk cows (number) Cattle and calves sold (farms) Cattle and calves sold (number) Hogs and pigs inventory (farms) Hogs and pigs inventory (number) Hogs and pigs sold (farms) Hogs and pigs sold (number) Sheep and lambs inventory (farms) Sheep and lambs inventory (number) Layers and pullets 13 weeks old and older ir. Layers and pullets 13 weeks old and older ir. Broilers and other meat-type chickens sold ( Broilers and other meat-type chickens sold ( Corn for grain or seed (farms) Corn for grain or seed (acres) Corn for grain or seed (bushels) Corn for silage or green chop (farms) Corn for silage or green chop (acres) Corn for silage or green chop (tons, green) Sorghum for grain or seed (farms) Sorghum for grain or seed (acres) Sorghum for grain or seed (bushels) Wheat for grain (farms) Wheat for grain (acres) Wheat for grain (bushels) Barley for grain (farms) Barley for grain (acres) Barley for grain (bushels) Oats for grain (farms) Oats for grain (acres) Oats for grain (bushels) Rice (farms) Rice (acres) Rice (hundredweight) Sunflower seed (farms Sunflower seed (acres Sunflower seed (poundsJ Cot ton (farms) Cotton (acres) Cotton (bales) Tobacco (farms) Tobacco (acres) Tobacco (pounds) Soybeans for beans (farms) Soybeans for beans (acres ) Soybeans for beans (bushe ls) Dry edible beans, excluding dry limas (farms Dry edible beans, excluding dry limas (acres Dry edible beans, exc:uding dry limas (hundr Potatoes, excluding s·,1eetpotatoes (farms) Potatoes, excluding s~eetpotatoes (acres) �Agriculture Census for Sanilac Cowity, Michlgan (Nl (N) (Nl (Nl (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (N) (Nl (N) (N) (N) (N) (N) (N) (N) 744 54697 154177 28 1238 23 388 (D) (B) (X) (Z) (N) (H) (L) (S) hnp .,/~,winfo.lil,r.u-y.urst.edu/cgi-bin/ag-lis1:01-151.m :. (N) (N) (N) (N) (N) (N) (N) 750 56249 169756 17 418 21 449 (N) (N) (N) (N) (N) 966 77622 198194 27 601 28 329 Potatoes, excluding s·.,eetpotatoes (hundredwe Sugar beets fer sugar 1farms l Sugar beets for sugar 1acres l Sugar beets for suga= 1tons l Sugarcane for sugar , :arms ! Sugarcane for sugar 1acres l Sugarcane for sugar 1tons) Pineapples harvested 1farmsl Pineapples harvested 1acresl Pineapples har~ested . ~ons l Peanuts for nuts ( farms ) Peanuts for ntts , acres ! Peanuts for nuts l pcunds l Hay-alfalfa,other tarne,small grain,wild,gras Hay-alfalfa,other ta.~e,small grain,wild,gras Hay-alfal,oth tame,small grain,wild,grass si Vegetables harvested tor sale ( see text) ( fa Vegetables harvested for sale ( see text) (ac Land in orchards (farms) Land in orchards (acres) Withheld to avoid disclosing data for indiv~dua l farms. Data not available due to brackets. Not applicable. Less than half of the unit shown. Not available. Standard error or relative standard error o: est~~ate is greater than or equal to 99.95 percent. Standard error or relative standard error of estimate is less than 0.05 percent. Withheld because estimate did not meet publication standards on the basis of either the response rate or a consistency review. �Appendix B Sanilac County Plan for Planning June 16, 2000 2 �SANILAC COUNTY TOURISM PROFILE Prepared by Daniel M. Spencer, Dae-Kwan Kim, and Philip J. Alexander - October 1998 MSU Extension has prepared this profile to help developers , tourism professionals, public officials, and others make informed decisions regarding the travel and tourism industry in Sanilac County. All statistics pertain to Sanilac County unless otherwise noted, and are the most current available. Further assistance is available from the Travel, Tourism, and Recreation Resource Center at Michigan State University (517/353-0793) or the MSU Extension office in Sanilac County (810/648-2515). TRENDS IN STATE OF MICHIGAN LODGING USE TAX COLLECTIONS FOR SANILAC COUNTY 30,000 25,000 Raw data (not adjusted for inflation) Average annual change = -4.3% ~ . . ..... 20,000 ~ ~ 0 -. - 15,000 ••• •■ 0 • 10.000 Data ad justed for inflation Average annual change = -9.6% ..... . ... .. --- --- -I ... . 5,000 0 + - -- -- - . - -- . - -- - --,-----,-- --r------,. - - ---r---,--- - - , 1985 1986 1987 1988 1989 1990 1991 1992 1993 1994 1995 NOTE: The lodging use tax is a state tax on the rental of a guest-room or cabin . To ensure comparability of statistics over the entire 10-year period shown, tax collections after May 1, 1994, when the tax rate increased from 4% to 6%, were adjusted so that they equaled what they would have been at the 4% rate . The comparable statewide average annual change figures are 6.3% in the case of raw data and 0.4% in the case of adjusted data . SOURCE: Michigan Department of Treasury, Systems Division . �ESTIMATED MARKET SHARE, TRIP VOLUME, AND EXPENDITURES BY TOURISTS IN SANILAC AND NEIGHBORING COUNTIES, 1996 - COUNTY OF MAIN DESTINATION , ESTIMATED MARKET SHARE ESTIMATED NO. PLEASURE TRIP-NIGHTS ESTIMATED DIRECT EXPENDITURES Huron 0.8% 777,100 $42,216,000 Lapeer 0.4% 354,600 $19,264,000 Saint Clair 1.3% 1,204,200 $65,420,000 Sanilac 0.2% 152,000 $8,260,000 Tuscola 0.2% 141 ,100 $7,663,000 NOTE: Estimates are based on results from a telephone survey being conducted by the Travel, Tourism, and Recreation Resource Center at Michigan State University. "Pleasure trips" are overnight or day trips to places at least 50 miles from respondents' homes that were made for enjoyment, including vacations, weekend getaways, shopping trips, and trips to visit friends and relatives. The study region consists of Illinois, Indiana, Michigan, Minnesota, Ohio, Wisconsin, and Ontario. "Market share" is the percentage of pleasure trips to Michigan that originated from this region and had a given county as its main destination. Estimated pleasure trip-nights are the product of these percentages and a survey-based estimate of 93.8 million pleasure trip-nights In Michigan in 1996. Direct expenditures are the product of these percentages and a survey-based estimate of $5.1 billion in direct pleasure trip expenditures in Michigan in 1996. Estimates do not include pleasure trip-nights or expenditures of travelers who resided outside the study region or who merely passed through a county. Estimates are preliminary and subject to revision as additional data become available. They should be used judiciously since they are in some cases based on small samples for a given county. SEASONALITY IN ECONOMIC ACTIVITY State of Michigan Lodging Use Tax Collections for Sanilac County, 1995 State of Michigan Sales Tax Collections of Family Restaurants and Cafeterias for Sanilac County, 1995 7,000 50,000 45,000 6,000 40,000 5,000 i 35,000 30,000 4,000 I!! ~ 25,000 ;g 3,000 2,000 20,000 15 .000 10,000 1,000 5,000 S~C{-9IJ!ic~n ife'partfAent -llf'tre'tl~rf.UG SEP OCT INDICATOR OF TRAVEL ACTIVITY FOR SANILAC COUNTY Unadjusted (6 %) State of Michigan lodging use tax collections (1995) .... ... ..... ...... .. ..... . $27,376 NOV DEC �RECREATION AND TRAVEL RESOURCES NATURAL RESOURCES RECREATION AND TRAVEL FACILITIES No. land acres in county (1989) ............................................... .. .. . No. water acres in county (1989) ......... .... ...... .............................. . 617,216 0 617,216 No. public access sites ( 1990) .. ... ......... .. ................. ... No. recreational harbors on the Great Lakes (1990) .. . No. Great Lake marinas (1994) ... ...... ... .... ..... .. ...... .... . 0 No. Great Lake marina slips (1994) ............... ............ . No. licensed charter boats (1996) ......... .... .... .... ........ . 2 3 268 8 No. 9-hole golf courses ( 1995) ......... .... ............... .. ..... . No. 18-hole golf courses ( 1995) ................. ...... ...... .. .. . 4 Combined acres of natural or artificial lakes and ponds (1991) ... .. 0 0 238 3 8,223 0 0 8,464 79,900 0 44.8 41 1,007 0 0 204 Total no. acres of legislatively protected sand dunes (1989) ....... . 0 Total no. acres in county { 1989) ............... ... ....... ...... ... ... ....... ... No. acres of public recreation land (1990) National parks/lakeshores .................. ... .. ...... .......... ... ..... ..... .... National wildlife refuges ............. ......... .......... .. .... . ...... ...... ..... .. . National forests ......................, ... ... .............................. ..... .. ... .. State parks and recreation areas .. ... ..... ....... ................... ......... . State boating and fish ing si tes ............. ...... ....... ........ .... ....... .. ... State game/wildlife areas ........ ................ ............................. ... . State forests ... ..... .... ......................... ... ......... .... ... ..... ....... .. ... .... Other areas .................. ....... ...... ...................................... ... ... . . Total .................... ........................... ................ .... ..... ........ .... No. acres of publicly or privately owned forest land {1994) .. ... .... .. Total no. acres of designa ted state or federal wilderness (1990) .. Average no. inches of snowfall (1981 /82-1990/91) ....... ... ........ ..... No. miles of Great Lake sh orel ine ... ............ ..... .... ............. .......... . Total no. miles of rivers and streams .. ...... .. .. .. ........... .............. .... . No. miles of state or federal wi ld/scenidnatural river (1990) .... .... . No. inland lakes > 50 acres in size .... ............................... .... ... .... . No. agricultural markets.wineries/u-picks (1993) ..... .. . No. miles of designated scenic highway (1990) ........ .. No. owned second homes (1990) .... ........ ........ ........ .. . No. licensed food service establishments (1995) Table service .............. ......... ..... ... ..... .. .. ...... .. ......... . Fast food ....... ... ......... ......... , ............. .................. .. . Cafeteria ......... ..... , ........ .......... , .... , ........... ... , ....... ,.. . 4 4 8 35.9 3,432 80 24 Bar only .............................. .... .. ... ..... .. ...... .... .. ... .. .. . Other ... ...... .. .. ....... ....................... ... .. , .... ,.... ........ .. . . 21 10 48 Total .. ................ ... .... ..... .... .. ........ ...... ..... ....... ... . 183 No. boat liveries (1990) .. ... ..... .... ...... ..... ... ..... ...... .. ... .. No. miles of hiking/skiing/min . biking trail (1994) ..... ... 1 6 0 1 No. miles of designated off-road vehide trail (1992) .. . 0 No. museums (1990) ... ................... .. .. .... .......... .. . No. historical attractions open to the public . . . . . . . . . .. ... . No. miles of interstate highway (1990) .... .. ... ...... ... ...... O 0.0 No. watercraft for rent (1990) ....... ........... ..... .... .......... . No. miles of state-funded snowmobile trail (1990) ..... . 1 PRINCIPAL ATTRACTIONS AND EVENTS Cass City, Miden City, and Sanilac State Game Areas ; Sanilac Petroglyphs and Historic State Park; Sanilac Historical Museum; Port Sanilac Lighthouse; Barn Theatre, Port Sanilac; eight public golf courses ; 8,464 acres of public recreation land; boating resources (41 miles of Lake Huron shoreline, 1,007 miles of rivers and streams, 4 public access sites). Croswell Fair (mid July); Art in the Park on the Hill, Port Sanilac (early July); Port Sanilac Summerfest (late July); Snover Homecoming (mid July); Brown City Days (early June); Marlette Country Fair Days (mid July); Sanilac County 4-H Fair (early August); Sandusky County Christmas Lighted Farm Implement Parade (first Friday in December); Michigan Thumb Festival , Sandusky (last full weekend in June); Deckerville Homecoming (early August); Croswell Pioneer Days (mid June). NO. COMMERCIAL LODGING ESTABLISHMENTS, 1990 NO. GUEST-ROOMS IN COMMERCIAL LODGING ESTABLISHMENTS, 1990 BED& BREAKFAST 7 (24'1,) BED& BREAKFAST 26(8¾) CABIN/COTT AGE/ CONDO RENT AL CABIN/COTT AGE/ CONDO RENTAL 4(14¾) NO. CAMPSITES, 1990 NO. CAMPGROUNDS, 1990 ....... ........ .••....... .......... .......... •••....... .•••....... •••••...... •........... ••......... ..........• ........... •.•......... ••........•.. ............•• COMMERCIAL 4 {57o/,) HOTEUMOTEU LOOGE/HISTORJC INN 241 (77%) 47(15¾) ~;.;m:··· '{:::::::::::: LOCAL GOVERNMENT LOCAL GOVERNMENT 359 (48%) 2 (29'/,) NONPROFIT 1 (14%) COMMERCIAL 305 <•2¾) ................ ............. .. ............. ............. ........... . ........... ... ................... .............. ............. .............. ♦♦-♦- ♦♦♦♦♦♦♦♦ ♦♦♦♦♦♦♦♦♦♦ ♦♦♦♦♦♦♦♦ NONPROFIT 70(10%) �RANK IN RELATION TO OTHER MICHIGAN COUNTIES - - Date of Data rotal no. miles of rivers and stre~:~a.~'.~ ...... ........................................ . Value County's Rank Range of Ranks Statewide 1944 1007 4 1-77 No. natural heritage sites .................... .. ............. ... ............... .. ..... ....... .. 1990 0 7 1-7 No . historical attractions open to the public ........................................ .. 1990 0 9 1-9 No . museums ............................ ~........................... .. .. ........ ................ .. 1990 1 13 1-14 No . licensed charter boats .......................................................... ...... .. . 1996 8 15 1-22 Total no. public golf course holes per 1,000 residents .......................... . 1995 2.56 20 1-74 No . lifts or tows at downhill ski areas ........................................ .. ........ . 1990 0 20 1-20 No . miles of Great Lake shoreline ............................ ........ ............ .. ..... . n.d. 40.5 23 1-38 No. miles of designated scen ic highway ... .. .............. .. .. .... .... ..... .......... . 1990 35.9 25 1-35 No . owned second homes ........ .... ........ ...... .. ... ... ............. ... ....... .... ... ... . 1990 3,432 25 1-83 No . Great Lake marina slips per 1,000 residents ........... ................... ... . 1994 6.43 29 1-41 No . agricultural markets/wineries/u-picks per 1,000 residents .............. . 1993 0.1 9 33 1-48 No . eating and drinking places per 1,000 residents .... .. .. ..... ......... ... ..... . 1995 4.34 34 1-74 No. miles of designated off-road vehicle trail .......................... ..... .. ... .. .. 1992 0.0 38 1-38 No. miles of state or federal wild/scenic/natural river ............ ....... .... ..... . 1990 0.0 39 1-39 Estimated population ..... ........................................ ...... ..... ................. . 1995 42,203 39 1-83 No . miles of state-funded snowmobile trail ............... .. .... ... ...... ......... .... 1990 0.0 47 1-47 No. designated campsites .. ... ... ... ........... ........ ..... .............. .... ......... ..... . 1990 734 51 1-81 Total no. units in commercial lodging establishments ..................... ..... . 1990 314 58 1-82 Average no. inches of snowfall (1981 /82-1990/91) .... ... ..... ........ ..... .... . Avg. 44.8 58 1-82 No. acres of publicly or privately owned forest land .......... ..... ...... ...... ... 1994 79 ,900 62 1-82 No . acres of public recreation land ...... ...... .. ................ .... .. ....... .. ..... ... . 1990 8,464 63 1-83 No . licensed rental watercraft per 1,000 residents ... ............................ . 1990 0.15 73 1-76 Estimated direct pleasure trip expenditures ..... ... .. ......... ...... ......... ..... ... . 1996 $8,260,000 76 1-83 No . miles of designated hiking/skiing/mtn . biking trail .... ................. .... . 1994 1.00 78 1-79 No . public access sites ................................................. ........ ... ............ . 1990 4 78 1-83 Combined area of natural or artificial lakes and ponds ....................... ... 1991 204 83 1-83 NOTE: This table is intended to provide an indication of the county's competitive advantages and disadvantages. Many types of tourism facilities are patronized by local residents as well as tourists. The number of such facilities in a given county is therefore a function of the county's population as well as its popularity as a tourist destination. To provide a meaningful indication of popularity in such cases, counts of facilities are presented as number of facilities per 1,000 residents. "Natural heritage sites" are scenic vistas, unique geological features, significant wildlife observation areas, or major waterfalls. Range of ranks statewide is not always 1-83 due to ties. SOURCES OF STATISTICS IN THIS PUBLICATION U.S. Bureau of the Census; Michigan Departments of Agriculture, Natural Resources, Public Health , Transportation , and Treasury; Travel, Tourism, and Recreation Resource Center at Michigan State University. RESOURCES FOR FURTHER ASSISTANCE • • • • • Greater Croswell-Lexington Chamber of Commerce: 79 North Howard, Croswell, Ml 48422-0142. Marlette Area Chamber of Commerce: P.O. Box 222, Marlette, Ml 48453. Sandusky Chamber of Commerce: P.O. Box 306 , Sandusky, Ml 48471-0306. (810) 648-9648. Travel Michigan : P.O. Box 30226, Lansing, Ml 48909 . (517) 373-0670. Web site: http://www.Michigan .org/ Travel , Tourism, and Recreation Resource Center, Michigan State University: 172 Natural Resources Building, East Lansing, Ml 48824-1222. Phone: (517) 353-0793. Fax: (517) 432-2296. E-mail : dholecek@pilot.msu.edu Web site: http://www.tourism .msu .edu/ fAlh ~ . Travel, Tourism, and Recreation Resource Center Michigan State University • ounty tourism profile s are a program of MSU Extension's Tourism Area of Expertise Team . Information about the Team and its programs may be found on the World Wide Web at "http://www.tourism.msu.edu/". Tourism profiles for each Michigan county, as well as explanations of technical terms and procedures, may be obtained from this same Web site. �APPENDIX C SANILAC COUNTY SURVEY OF LOCAL LEADERS February - March 2000 27 respondents • OCCUPATION: Business Manager Dairy Farmer (2) Farmer (6) Construction Nurse Retired (5) Administrator (5) Insurance Sales City Manager (2) Postal Worker Teacher (2) NUMBER OF YEARS LIVED IN AREA: Average=36.4 yrs. 27 YEAR ROUND RESIDENT 0 SEASONAL RESIDENT YEARS SERVED AS: ELECTED OFFICIAL 21 with avg. service 12.3 yrs . PLANNING COMMISSIONER 6 with avg. service 2.6 yrs. ZONING BOARD OF APPEALS 4 with avg. service 2. 75 yrs. YEARS SERVICE ON OTHER LOCAL ORGANIZATIONS Organization Farm Bureau MSU Extension County Board EDC Brownfield Board Sanilac County MTA School Board Michigan Association of Township Supervisors Sanilac County Supervisors Association Sanilac County Cons. Dept. Board of Review Church Board DOA Chamber Lions Club Park Commission American Legion Sanilac County Plan for Planning June 16, 2000 4 �Sanilac County Corrections Board 4-H Emergency Management Fire Department Health Center Boarp Girl Scouts Community School Committee Immunization Task Force HIV Prevention Task Force Sugar Beet Association Camp Board Kiwanis Solid Waste Committee Landfill Advisory Committee 1. WHAT DO YOU SEE AS THE MAJOR THREATS/EXISTING PROBLEMS AS RELATED TO LAND USE, ECONOMIC DEVELOPMENT, PUBLIC SERVICES AND/OR RELATED ISSUES FACING SANILAC COUNTY? • • • • • • • • • • • • • • • • • • • • • • • • • • • • No area-wide comprehensive plan for land use Non-responsive County health department in past years Seemingly non-active emergency management team (no table-tops, functional drills in this County. If you're not exercising your plan, you don't have one) No plans for rivers and how to improve them No solid waste long-range plan Farmland lost to housing Landfill - outside County trash Increase in population, homes are more concentrated Agricultural base being depleted, shifting to residential Few local jobs, people have to travel some distances to work Mega-farms Haphazard development and land use because of the lack of County Master Plan High quality agricultural land (probably the best in the state) is being taken over for residential and commercial use Lack of commercial transportation systems No Master Plan - for County and/or townships Prime farmland being cut up for residential, commercial and industrial Land is being wasted when it is divided up into bowling alley strips - long and narrow No process in place to bring in future development No communication between County and townships Urban sprawl Lack of cooperation on County board To much good agricultural land being developed for other uses Land splits - too many mobile homes allowed Lack of a unified E. D. front. Attempting to begin this organization now Headlee amendment for small villages restricting financing Water levels in the lake People outside Sanilac County buying property and wanting to do as they desire Not enough workers to justify economic development Sanilac County Plan for Planning June 16, 2000 5 �• • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • Shortage of water in many areas Water availability/contaminates (Radon/Arsenic) Transportation - access to interstate highway Lack of post-secondary education locally Lack of high. bandwidth/high speed telecommunications Land being split up Realtor investors buying up farms to divide No more landfills because we are in Great Lake territory Don't contaminate any more of our water Lack of adequate water supply limits expansion Larger cities compete with smaller villages for new businesses (within and outside of County) Disinterest from state government in small villages Lack of state support to attract new industry to area Very high unemployment drives prospective business owners away Farmland seems in abundance and people in general don't seem concerned about seeing it paved over. Custer Twp. has the most class one land in Sanilac County and is the most productive and should be preserved for food production but we just received another annexation petition this week to take ag. land out of production. It would make for better economics to develop south of Sandusky where it is more sandy and not good production soil. Planning is critical Sewers and water are important as a whole, and are really costly to develop for the smaller municipalities and they are badly needed. Loss of farmland to residential Increased housing/reduced farmland Waste disposal Roads Planning for growth in a pro-active way Lack of infrastructure Encroaching on agricultural property Money available to purchase added infrastructure Urban sprawl Coordination of planning Unplanned development Rural area located away from any nearby interstate makes economic development more difficult Too much ag land taken out of production for residential and commercial use. All communities are not experiencing high growth rates. Personal income in this area is very low. This has an influence on economic growth. Under economic development--too many restrictions in some of the more rural areas of County Loss of prime farmland to urban sprawl Aging infrastructure of cities Lack of post-secondary educational institutions in the County Determination of downtown districts Low wage scale locally causing many of our residents to commute. Sanilac County Plan for Planning June 16, 2000 6 �2. WHAT DO YOU SEE AS THE MAJOR OPPORTUNITIES FACING SANILAC COUNTY (AGAIN RELATED TO LAND USE, ECONOMIC DEVELOPMENT, PUBLIC SERVICES, AND/OR RELATED ISSUES)? • • • • • • • • • • • • • • - • • • • • • • • • • • • • • • • • • • • • Land - lots of it - and relative low cost High unemployment for new factories Pockets of very professional public safety agencies Good roads (for the most part) Agriculture is still a major economic occupation Recreation - along lakeshore Manufacturing Quiet communities Temperate climate, lack of pollution, reasonably good schools, and career center Sanilac County is not densely populated and has much undeveloped land area, which greatly aids the planning process Adjoins a major water source--lake Huron. Many development possibilities are generated by proximity to water The population is diverse and hard working; with few of the major problems facing more congested areas Better than average level and quality of health care available in Sanilac County Opportunity for shopping Fair level of employment opportunity for residents Small town atmosphere 36 miles of shoreline - two beautiful marinas (Lexington and Port Sanilac) with walkout fishing piers (Great Fall Salmon) Five Michigan highways for easy accessibility (M-19, 25, 46, 53 90) Trailer parks for weekends and/or season use Installation of water and sewer lines. Installation starting south and coming north. Worth and Lexington complete. Lexington to Port Sanilac in process. Recreational land uses Good agricultural base Employment New business Tax base not significant to install water and sewers to draw industry or businesses We still have the opportunity to keep Sanilac County a major agricultural area Recreation facilities Open space Just do a better job with the opportunities we have taken in transportation, health, etc . State should step up studies relating to bringing water and services to thumb area Help with improving traffic flow across Port Huron and up to the thumb Develop major marketing plan for Lake Huron scenic routes The major opportunity that I see is that north of M-46 we have sparcely populated townships, with productive soil that should be utilized for production agriculture. South of M-46 is already being heavily developed, but without an actual plan and more public services needed. Work on a water inlet from Lake Huron for the whole County to use as the ground water is not perfect - the cancer rate is very high in the County. Sanilac County Plan for Planning June 16, 2000 7 �• • • • • • • • • • • • • • • • • • • • • 3. More economic development for ag. related products would create value added . Rural setting for family living Business With a large agricultural base Sanilac County has opportunities for value added co-ops as this is a wave of the future for agriculture and would bring jobs to the County. With a large shoreline Lake Huron tourism and recreation have opportunities . Good work ethic in County Land available to develop State highways run through area Not too far off M-53 corridor for businesses that use it as a main truckline Available land Low taxes Brownfield development authority to reclaim contaminated sites Ethanol plant Productive and efficient farmers Providing opportunity for economic development Control the loss of valuable farmland (it is being lost at too high a rate) Some municipal controls must be in place to control orderly growth- more for some communities than others The location in the County makes a big difference on what the controls need to be . Controls need to be developed on a local level to best serve local needs. WHAT SPECIFIC PROJECTS OR ACTION STRATEGIES DO YOU MOST WANT TO SEE EMERGE FROM THE COUNTY'S EFFORT TO CREATE A PLAN FOR PLANNING? • • • • • • • • • • • • • • • • • • County-wide land use plan Control of farmland County-wide road plan County-wide emergency management team County-wide rivers plan County-wide solid waste plan Attract new industry to create better jobs Organized growth Farmland protection Regulation of high density living areas Plan to provide Police, Fire and Ambulance protection for high density areas Controls for exotic animals Farmland preservation Agricultural security areas Agricultural zoning and taxing Industries which will add value to raw agricultural products Sanilac County is growing in population and will grow logically according to a developed Master Plan. If no Master Plan is developed and approved, it will grow haphazardly. I think a plan should be developed as expeditiously as possible, and should be periodically updated. Strategy: Seek out and appoint interested, knowledgeable citizens County-wide who are willing to devote the time and effort necessary to the development of a master plan. Sanilac County Plan for Planning June 16, 2000 8 �• • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • Seek help from a consulting firm with wide experience in developing master plans . Attend seminars sponsored by such organizations as the Michigan Municipal League and Universities. Completion of water and sewer lines along M-25 lmprovement •of M-25 and M-53 to allow better travel conditions for farmers to get their product to market. This is also allow more visitors to enter our County With the approval of the Brownfield Commission I would like to see something in place to make the commercial and industrial people aware of this so they will give Sanilac County future considerations . The Planning Commission and the Economic Development Corp either work together or be combined to set up a committee to advertise our area to bring in new development. Designation of areas that are prime farm lands and a process put into place to make sure that these lands remain farm land Farmland preservation Growth opportunities Work closely with ag business and farmers More uniform approaches to zoning problems - maybe divide the County into several areas Increase degree of coordination and cooperation between and among village, city, township and County governments Increase pressure on state for more access to interstate highway system To try and keep farms in operations Try and entice more small industry to come in Aid the coast region in their effort to bring potable water to the area Bring governments of all villages & cities together to brainstorm ideas Become pro-active in bringing new ideas to small communities Land area's set aside for farming Tax base sharing with cities and townships Higher paying jobs and opportunities for our young people Everyone working together for the betterment of all the people of Sanilac County . Sharing of sewer and water The first action strategic as I see it would be to recruit qualified people with a desire to want to put a lot of time and thought into planning for growth in our County. Then strive to put a plan together that is workable. More jobs that are good paying, steady work and offer benefits like health insurance, retirement plan and paid vacation days. Diversity of jobs available Promote agricultural base businesses Coordination of plans Zoning of economic development Limitations to urban sprawl. Group housing starts to areas that have services Leave farmland as farmland Encourage tourism Outlet mall or major shopping within County Allow local flexibility An effort to save as much farmland as possible: agriculture is #1 in Sanilac County as for economic importance . Sanilac County Plan for Planning June 16, 2000 9 � 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 Sanilac-County_Plan-for-Planning_2000 Creator An entity primarily responsible for making the resource Planning & Zoning Center, Inc. Date A point or period of time associated with an event in the lifecycle of the resource 2000-06 Title A name given to the resource Sanilac County Plan for Planning Description An account of the resource The Sanilac County Plan for Planning was prepared by the Planning & Zoning Center, Inc. in June 2000. Subject The topic of the resource Municipal records Sanilac 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/5703dc70b0d2149c98a64ef4287fa468.pdf fe82d1bd2809a9943995d39cd18ba576 PDF Text Text Sanilac County Master Plan 2004-2024 Prepared by ROWE INCORPORATED & The Sanilac County Planning Commission Updated September 2011 �Sanilac County Master Plan 2004 - 2024 Table of Contents Map 1 – Sanilac County................................................................................................................. iii General Development Plan Participants ........................................................................................ iv Introduction ..................................................................................................................................... 1 Preparation of the Plan .................................................................................................................... 1 Statement Supporting Local Control of Land Use Planning .......................................................... 1 Sanilac County Profile .................................................................................................................... 3 The General Development Plan .................................................................................................. 3 Census ..................................................................................................................................... 4 Households .............................................................................................................................. 5 Age .......................................................................................................................................... 7 Population in Sanilac County.................................................................................................. 7 Education ................................................................................................................................ 8 Household Income and Employment ...................................................................................... 8 Agriculture .............................................................................................................................. 9 Michigan Society of Planning Officials Future Trend Report .............................................. 10 Economy and Industry .......................................................................................................... 11 Evaluation of Proposed Industries ........................................................................................ 12 Sanilac County Future Land Use Plan Recommendations ........................................................... 14 Land Use Classifications........................................................................................................... 15 Blue: Urban and General Service District ............................................................................ 15 Red: Rural Residential District ............................................................................................. 15 Yellow: Rural and Agricultural Conservation District. ........................................................ 16 Green: Parks .......................................................................................................................... 16 Features of Land Use Recommendations ................................................................................. 17 Open Space Corridor System ................................................................................................ 17 Mass Transit System ............................................................................................................. 18 Recommended Land Use Map for Sanilac County............................................................... 18 General Development Plan Recommendations ............................................................................ 21 Land Use Planning and Land Use Change. .............................................................................. 21 Preserving Environmental Quality............................................................................................ 23 Recommendations for the Economy. ........................................................................................ 24 Recommendations for Public Facilities/Services...................................................................... 27 Recommendations for Transportation....................................................................................... 29 Airport Plan Summary .................................................................................................................. 30 Appendices - Maps and Data Tables ............................................................................................ 32 i �Sanilac County Master Plan 2004 - 2024 Appendix A) Data Tables: 1. Household Income (1999). U.S. Census 2. Sanilac County Industry (1999). U.S. Census 3. Sanilac County Occupations (1999). U.S Census 4. Population Growth from 1960-2000 Appendix B) Maps: 1. Sanilac County: Recommended Land Use Map 2. Sanilac County: Bedrock Geology 3. Sanilac County: Soils with Severe Limitations for Basements 4. Sanilac County: Hydric Soils 5. Sanilac County: Soils with Severe Limitations to Commercial Development 6. Sanilac County: Public Facilities 7. Sanilac County: Quaternary Geology 8. Sanilac County: Soil with Severe Limitation for On-site Septic Systems 9. Sanilac County: Topography 10. Sanilac County: Prime Farmland Soils 11. Sanilac County: Land Cover Circa 1800 12. Sanilac County: Woodlots Circa 1978 13. Sanilac County: Transportation 14. Sanilac County: Wetlands 15. Sanilac County: Watersheds (Hydrography) Appendix C) Sandusky City Airport Improvement Data Appendix D) Models for Threshold Standards and Impact Assessment for All Site Plans and Site Plan Reviews ii �Sanilac County Master Plan 2004 - 2024 Map 1 – Sanilac County iii �Sanilac County Master Plan 2004 - 2024 General Development Plan Participants SANILAC COUNTY PLANNING COMMISSION Richard Cannon, Jr., Chairperson Kenneth Wimmer, Vice Chairperson Nancy Halifax, Secretary Donald Hunt, Board of Commissioners Liaison George Booms Carol Christensen Joe Osterhout SANILAC COUNTY BOARD OF COMMISSIONERS District 1 Robert Wood, Chairperson District 2 Gary C. Russell District 3 Robert C. Wood District 4 Norton Schramm District 5 William Walters District 6 Donald Hunt District 7 John Espinoza ADVISORY COMMITTEE MEMBERS Economy Donna Allen, Director, Material Recovery Facility, Sandusky Dale Benish, Executive Director, Sanilac County Economic Development Corporation Gary Blackwell, Farmer Rebecca Brown, Assistant Director, Sanilac County Economic Development Corporation Carol Christensen, Sanilac County Planning Commission Nancy Halifax, Sanilac County Planning Commission Bill Kmet, Owner, Marlette Golf Club Linda Kozfkay, Sanilac County Clerk David Kredell, Rep. Steve Ehardt’s Office Chuck Kunisch, Michigan Agricultural Commodities David McEwen, CEO, Marlette Community Hospital James Nichols, Farmer Dr. Tony Parker, Superintendent, Sanilac Intermediate School District Ellen Schippert, Architect Mike Steele, Manager, City of Croswell iv �Sanilac County Master Plan 2004 - 2024 Mike Sutter, Administrator, Sanilac County Eric Tubbs, Owner, Tubbs Brothers Keith Williams Environment Donna Allen, Director, Material Recovery Facility, Sandusky Jim Bowerman, Drain Commissioner, Sanilac County Eric Bowerman, Construction and Land Use, Sanilac County Grant Carman, Program Coordinator, Environmental Health, Sanilac County Bill Strickler, Soil and Sedimentation Control, Sanilac County Bob Gabler, President, Village of Lexington Marge Hoenicke, Clerk, Forester Township Richard Hug, Planning Commission, Worth Township Joe Kautz, USDA, Natural Resources Conservation Service Bill Kmet, Owner, Marlette Golf Club Jim Kneebone, Michigan State University Cooperative Extension Cathy Knoerr, Supervisor, Custer Township Martin Nagelkirk, Director, Michigan State University Cooperative Extension David Newkirk, Resource Conservationist, USDA, Natural Res. Conservation Service Mary Nichol, Advisor, USDA Farm Service Agency Jason Nielson, CREP/Groundwater Technician, Sanilac County Conservation District Harold Schlichting, Resource Recovery Advisory Norton Schramm, Sanilac County Commissioner Lucy Wayco. Resource Recovery Advisory Keith Williams Land Use Ronald Alexander, Township Zoning Dennis Alexander, Township Zoning Donna Allen, Director, Material Recovery Facility, Sandusky Jim Bowerman, Drain Commissioner, Sanilac County Richard Cannon, Chairperson, Sanilac County Planning Commission Jon & Renae Coon Sharon Doran Hattie Farley Karen Flanagan, Custer Township Zoning Administrator Bruce Gardner, Fremont Township Clerk Richard Hug, Worth Township Planning Commission v �Sanilac County Master Plan 2004 - 2024 Bill Kmet, Owner, Marlette Golf Club Cathy Knoerr, Supervisor, Custer Township Tom & Karen Kosal Connie Krueger Randy Messing Martin Nagelkirk, Director, Michigan State University Cooperative Extension Mary Nichol Lois Parent Sandy Pritchett, Administrator, Sanilac County Conservation District Orvel Roggenbuck, Moore Township Planning Commission David Thayer, Manager, Village of Lexington Bill Vandercook, Tri County Land Use Partners Jim Wilson, Supervisor, Fremont Township Public Facilities/Services Jim Beyer, Program Manager, Family Independence Agency Wayne Clarkson, Director, Lexington-Worth Township Utility Authority (LWUA) Dr. Roger Dean, Director, Sanilac County Mental Health Clint Holmes, Manager, City of Brown City Sharon Kasprzyk, Mayor, City of Sandusky Dale Kerbyson, Manager, City of Marlette David Marshall, Harbormaster Master, Village of Port Sanilac Jack Messer, Director, Emergency Management Dr. Tony Parker, Superintendent, Sanilac Intermediate School District Marv Pichla, Director, Thumb Area MichiganWorks! Linda Schramm, Resource Recovery Advisory Jerry Scott, Utilities Manager, LWUA John Stefan, Manager, Sanilac County Parks Virgil Strickler, Sheriff, Sanilac County Joe Sutherland, Principal, Carsonville Elementary School Mike Sutter, Administrator, Sanilac County Kenn Wimmer, Sanilac County Planning Commission Transportation Joe Allen, Manager, Sandusky Airport Mike Bobic, Huron and Eastern Railway George Booms, Sanilac County Planning Commission Jay Burton, Burton Aviation, LLC vi �Sanilac County Master Plan 2004 - 2024 Harold Donaghy, Sanilac County Road Commission Robert Downing, Moore Township Planning Commission Jerome Essenmacher, Sanilac County Road Commission Rob Falls, Engineer, Sanilac County Road Commission Gary Flynn, Moore Township Planning Commission Joyce Hagan, Sanilac County Road Commission Ted Huntoon, Owner, Huntoon Lumber Dave Kredell, Rep. Ehardt’s office Chuck Kunisch, Michigan Agricultural Commodities Onalee Pallas, Director, Sanilac Transportation Keith Williams Oliver Wood, Sanilac County Road Commission vii �Sanilac County General Development Plan 2004 - 2024 Introduction This general development plan has been created to assist the Sanilac County Board of Commissioners, Sanilac County Planning Commission and all municipal boards and planning commissions located within the county in making future decisions regarding land use, environment, economy, transportation, and community facilities. The primary land use within Sanilac County is agricultural (farming and agribusiness). Due to recent population increases, it was determined necessary to update the current plan that was created during the 1970's. Since 1960, the population of Sanilac County has increased by nearly 40% resulting in increased pressures due to development in some areas of the county. This plan is to provide a guide to decision makers to help ensure that development is directed where there are current or planned infrastructure improvements to support such development, and with the hope that development will occur at a pace that will have a predominantly positive impact on the residents, environment, land uses and economy of Sanilac County. Preparation of the Plan This general development plan was written by a professional planning consultant, with input from the Sanilac County Planning Commission, local municipal leaders and residents of Sanilac County. Through a process of several advisory planning committee and public meetings, the Sanilac County Planning Commission has prepared a series of recommendations focusing on five major areas including: 1) Land use 2) Environment 3) Economy 4) Transportation 5) Community Facilities Advisory Planning Committees, consisting primarily of county planning commission members and local municipal leaders, were created to prepare preliminary recommendations for each of the five interest areas. The final review of all recommendations and comments took place at a public meeting held at the Sanilac Career Center on September 10, 2003. This report is a culmination of the participation of municipal leaders and residents of Sanilac County, with input received from adjoining counties. Statement Supporting Local Control of Land Use Planning The Sanilac County General Development Plan is not intended to be a threat or an active barrier to the loss of local control of land use planning. Municipalities shall not be bound by any provision of the county’s General Development Plan unless specifically adopted by said municipality. It is not intended that either the county’s General Development Plan or any portion 1 �Sanilac County General Development Plan 2004 - 2024 thereof, be used as the basis for denying county funding to any municipality otherwise entitled to such funding. If P.A. 264 of 2001 is amended, repealed, or superceded by any legislation, the Sanilac County Planning Commission and Board of Commissioners shall review and amend the Plan if necessary after public notice and input as required by state law. Terms not defined in this document shall be interpreted under existing law as of the date of adoption of this plan. The Sanilac County General Development Plan (Plan), and any subsequent amendments to the Plan, will be submitted to the Board of Commissioners for final approval. Prior to approval, the final draft of the Plan, or any subsequent amendments, shall be posted on the Sanilac County Planning Commission's web site for public review for a minimum of two weeks. A copy shall also be forwarded to all municipalities located within the county and to planning commissions of adjacent counties for review and comment. The Planning Commission will conduct a public meeting to obtain public input on the final draft Plan, or amendments, prior to adoption of the Plan or amendments by the Planning Commission or the Board of Commissioners. The SCPC shall post copies of all documents related to the County’s General Development Plan, a schedule of meetings and minutes of all meetings on the SCPC's web site. The documents shall be organized in such a manner that citizens with internet access can review the latest plan, amendments and activities related to the Plan. The SCPC shall make such documents available for review by the general public at all normal hours of the Sanilac County Board of Commissioner’s office. Property taxes shall not be increased to support or subsidize any provision of the County General Development Plan unless approved by the Sanilac County Board of Commissioners or the voters of Sanilac County. 2 �Sanilac County General Development Plan 2004 - 2024 Sanilac County Profile The General Development Plan This Plan is more than a "Land Use Plan." It is a “General Development Plan” providing recommendations on how the County might make improvements to education, transportation, environment, public facilities, economy, and land use. Change is no longer gradual. One example is the dramatic change in the way that we communicate. In 1960, 13.9% of the households in the State of Michigan did not have a phone. By 1990 only 4.1% of the households did not have a phone. The 1960 Census included availability of a phone to the household, so it can be inferred that the number of households without a phone was much greater. The 1990 Census listed only households without a phone. In 1960, the internet and the cell phone were unheard of. By 1990, the internet and cell phones had very limited use to the general public. However, today we have the internet and the cell phone as a part of everyday life for many households. Today a "laptop computer" has more memory than the average commercial computer did ten years ago. A handheld amusement device for young people known as the "Game Boy" (retails for less than $70) has more memory than the mainframe computers (costing a few hundred thousand dollars) that were used only for large corporations during the 1970s. In addition, the "Game Boy" has audio and graphics that were unimaginable even 10 years ago. Whether we want it or like it, our culture is advancing forward at an ever increased pace, along with technology we could not have dreamed of 10 and 20 years ago. Communication is reshaping how we live and work. For some occupations it is no longer necessary to drive to a central place of work with others performing the same tasks. Today, many employees perform the same work from their residence via the internet and fax machines, with only an occasional need to physically travel to the company office. Workspaces and equipment are shared by time allotments. Only the people trained with the necessary marketable skills with this knowledge will be able to take advantage of this. There are now recognized Institutes of Higher Education that offer undergraduate and graduate programs on-line. Education and continuing education as well as accessibility to the "internet highway" will be important to higher paying jobs today and in the future. So, how Sanilac County plans for its future, will affect its quality of life. As can be seen in the above illustrations, changes in communication and technology in recent years has dramatically changed and affected our lives, transportation, work place structures, and the need for continuing education. These changes also affect the cost for the infrastructure to support these work place buildings with water, sewer, roads, heat, light etc. Only by preparing a "General Development Plan" can Sanilac County hope 3 �Sanilac County General Development Plan 2004 - 2024 to shape its destiny and improve the quality of life in the communities, in which residents live, work and play. Census Census geographic entities are organized by the U.S. Census Bureau into hierarchies for tabulating and reporting statistics. These entities include a range or geography from census blocks to an entity for the entire United States. States are subdivided into counties and counties in Michigan are further sub-divided into cities, villages and townships. Counties are also divided into census tracts, which are further divided into block groups and blocks. Census blocks are the smallest type of geographic entity identified by the Census Bureau. The demographics used in the report were obtained by the Bureau of the United States Census. Population refers to the number of people who live in a defined area and could include a State, County, Township, Village, City, Census Tract or a Block. Population is much more than just a "head count". An example of this is a 30 year old single mother of two, who is employed in a managerial profession, earning $60,000 annually, lives in an apartment, and drives 16 miles to work, one way, by herself, daily. From this the following information is provided, single person head of household, 2 children, income, type of employment, rental dwelling, daily trip generation of 32 miles. Since 1960, Sanilac County's population increased by nearly 38% from 32,314 in 1960 to 44,547 in 2000 as compared to the State of Michigan’s population that increased 27% from 7,823,194 in 1960 to 9,938,444 in 2000. It should also be noted that during one decade of this period, Sanilac County lost population, from 40,789 in 1980 to 39,928 in 1990. During this same period of 1980 to 1990, the State of Michigan continued to grow in population, so even with a loss in population during one ten year period, Sanilac County still grew at a faster rate than the rest of the State during the same overall time period. See Appendix A, 4) Chart on Population Growth for growth trends on lakeshore communities from 1960-2000. From 1990 to 2000, the State of Michigan's population only increased by 6.9%, from 9,295,297 to 9,938,444. However, the Sanilac County population increased dramatically by 11% during the same time frame from 1990 to 2000, from 39,928 to 44,547. Sanilac County’s land area is 963.9 square miles. In 1990, the population density for Sanilac County was 41.4 persons per square mile. In 2000, the population density increased to 46.2 persons per square mile. 4 �Sanilac County General Development Plan 2004 - 2024 As seen by the Census figures, Sanilac County in the past 40 years has grown at a faster rate than the rest of the State of Michigan. The greatest population increase in the ten-year period from 1990 to 2000 was in the townships that increased from 27,804 to 31,567 representing an increase of 13.5%. This was almost twice the growth rate of the State for the same period. Households The 2000 home ownership rate for Sanilac County of nearly 82% is quite a bit higher than that of the rest of the state, which was almost 74%. In 2000, there were 21,314 housing units in the County, of these 16,871 were occupied and 4,443 were vacant. This is 20.8% vacancy rate. However, on further examination of the 4,443 housing units that were vacant 3,243 of these were categorized as Seasonal housing, Recreational housing, or Occasional use housing or 72.9%. As can be seen by the way the Housing Units were categorized by the Census, the vacancy rate can be very misleading in areas along a major water area like Lake Huron. Of the numbers that are vacant in the following communities the largest percentage fall into the category of "Seasonal, Recreational, or Occasional Use". Of the 4,443 vacant housing units, 3,822 were in areas near Lake Huron and were in the following communities: Table 1: Household Occupancy for Sanilac County # of Occupied Housing Units # of Vacant Housing Units % of Vacant that are Seasonal, Recreational, or Occasional Use Delaware Township 359 284 87.0% Forestville Village 56 91 92.3% Forester Township 484 528 93.2% Lexington Village 550 510 90.6% Port Sanilac Village 319 118 70.3% Sanilac Township 1,969 1,132 82.9% Worth Township 1,619 1,159 89.0% County percentage of occupied housing units 79.2% 20.8 73.0% State of Michigan percentage of occupied housing units 89.4% 10.6% 52.1% Community 5 �Sanilac County General Development Plan 2004 - 2024 According to the 2000 Census, there are still a number of homes in the county lacking complete plumbing facilities, complete kitchen facilities and telephone service. According to the 2000 Census, of the 16,871 occupied housing units in Sanilac County, there are at least 330 lacking complete plumbing facilities, 318 lacking complete kitchen facilities and 580 with no telephone service. This includes both owner-occupied and renter-occupied. A partial listing from the Census 2000 lists the following areas and the corresponding number of occupied homes lacking complete plumbing and kitchen facilities and phone service: Table 2: Household Deficiencies for Sanilac County Community # Lacking Complete # Lacking Complete No Phone Plumbing Facilities Kitchen Facilities Service Argyle Township 4 7 22 Austin Township 18 16 8 Bridgehampton 2 5 16 Brown City 2 2 19 Buel Township 0 0 6 Croswell City 7 19 34 Custer Township 0 4 10 Delaware Township 18 14 27 Elk Township 4 4 21 Elmer Township 10 6 11 Evergreen Township 12 19 26 Flynn Township 18 20 31 Forester Township 36 34 16 Fremont Township 5 9 4 Greenleaf Township 15 16 10 Lamotte Township 3 2 19 Lexington Township 13 14 29 Maple Valley Township 19 21 29 Marion Township 5 4 25 Marlette City 6 4 25 Marlette Township 13 9 22 Minden Township 2 2 8 6 �Sanilac County General Development Plan Community 2004 - 2024 # Lacking Complete # Lacking Complete No Phone Plumbing Facilities Kitchen Facilities Service Moore Township 2 2 16 Sandusky 5 5 12 Sanilac Township 12 10 25 Speaker Township 4 2 16 Washington Township 8 2 36 Watertown Township 2 4 12 Wheatland Township 2 7 9 Worth Township 83 55 36 Total 330 318 580 Nearly 69% of the homes in the County use a well for their water supply and 70.7% of the homes have a septic tank or cesspool for the means of sewage disposal (1990 Census). Age The median age in Sanilac County in the 2000 Census was 37.8 years. There was a ten percent increase in persons over 65 years from 1990 to 2000. This was one per cent less than the overall growth of 11% for the total population of the County for the same period of time. There was a slightly higher growth rate (3.1%) of people over 65 in Sanilac County for the year 2000 than for the rest of the State. In 2000, 15.4% of the population in the County was over 65 while the percentage of the population over 65 for the State was 12.3%. Population in Sanilac County Table 3: Sanilac County Census Population 1990 2000 % Increase 39,928 44,547 11.5% Over 65 6223 6865 10.3% Over 65 - % of Pop 15% 15% 0% Population in State 9,295,297 9,938,444 6% Over 65 1,108,461 1,219,018 9% 12% 12% 0% Population in County Over 65 - % of Pop 7 �Sanilac County General Development Plan 2004 - 2024 Education In the year 2000, there were more persons in Sanilac County with a high school education than the rest of the State. Nearly 44% of the population in Sanilac County had a high school education as compared to 31.3% of the population in the State of Michigan having had a high school education. In the year 2000, 6.2% of the population of Sanilac County had a Bachelor's degree or higher, while at the same time, 13.7% of the population of the State of Michigan had a Bachelor's degree or higher. Education is an important foundation to attracting employers. There is a need in rural areas to provide career and skill training as well as an opportunity for advanced education. Persons with college degrees made up 24% of all high school graduates in metro counties in 1990, compared with 15.9% in rural counties. Youth represent the future of rural Michigan. The following table is from the 2000 Census. Table 4: Sanilac and Surrounding County Education High School Graduate Bachelors Degree Sanilac County 43.9% 6.2% Huron County 42.9% 7.4% Lapeer County 38.5% 8.8% St. Clair County 37.2% 8% Tuscola County 41.8% 7.1% State of Michigan 31.3% 13.7% Household Income and Employment Sanilac County has a wide range of income levels for households within each municipality. A majority of Sanilac County residents fall within the salary range from $35,000 per year to $49,999 per year. The average income for the entire county is $36,870. The two municipalities with the highest average income are Forestville at $45,625 per year and Fremont at $44,250 per year. The two municipalities with the lowest average incomes are the Village of Minden at $24,375 per year and the Village of Carsonville at $25,795 per year. As with income in Sanilac County, there is a wide range of employment within Sanilac County. The two employment fields that are most dominant in Sanilac County include work that is managerial or professional in nature serving 4,835 Sanilac County residents. Production, transportation, and moving of materials are the largest employment sectors serving 5,260 residents within Sanilac County. Agriculture makes up 1550 residents. 8 �Sanilac County General Development Plan 2004 - 2024 See Data Tables in Maps and Data Tables Section of Appendix for Complete details. Agriculture The publication "Farming on the Edge, Sprawling Development Threatens America's Best Farmland, American Farmland Trust 2002", identifies a portion of Sanilac County on a Michigan map as having high quality farmland (defined as "High Development" farmland) beginning at the southern edge of the County, creating the base of a pyramid, and forming a peak at the northern edge of the County. The rest of the County is identified at "Low Development" land. Michigan ranks ninth in the nation in farmland loss. While zoning cannot preserve farming, it is intended to preserve farmland. "Nearly any farmer will say that the best way to make farming viable is to increase farm profits. One way zoning can help is to promote "value added" measures in zoning districts where farming is encouraged. Examples of value added provisions include: easing of restrictions on roadside stands; allowing recreational activities, such as hayrides and other seasonal activities, or permitting retail outlets for farm activities."(Michigan Planner, March 2003) The agriculture and food industry is Michigan's second largest industry, contributing an estimated $40 billion to the state's economy annually. Cash receipts from the sale of crops and livestock accounted for $3.5 billion of that total in 2000. Approximately 10.4 million acres are used for farming, supporting about 52,000 farmers. Michigan farmers grow more than 100 commercial crops making the state second to California in crop variety. In 2000, the state ranked among the top three producers of over two dozen different crops. Michigan's "number one" crops included black beans, cranberry beans, navy beans, blueberries, tart cherries, pickling cucumbers, geraniums, budding petunias, flowering hanging baskets, light red kidney beans, Niagara grapes, hostas, impatiens, and marigolds. Michigan was the second-largest producer of dry beans (all), celery, dark red kidney beans, and small red beans. Finally, Michigan was the third largest producer of apples, asparagus, snap beans, fresh market carrots, concord grapes, radishes, and vegetable-type bedding plants (*SourceState of Michigan). Livestock and livestock products are Michigan's single-largest commodity group in terms of cash receipts, which totaled more than $1.34 billion in 2000. The state's inventory of livestock included 1.0 million head of cattle, 950,000 hogs and pigs, 71,000 sheep and lambs, and 6.2 million hens and pullets. Michigan's 300,000 dairy cows produced over 5.7 billion pounds of milk (*Source-State of Michigan). 9 �Sanilac County General Development Plan 2004 - 2024 Michigan is expected to urbanize land at 6 to 8 times the rate of population growth and will use as much land by 2020 for the next 1 million new residents as Michigan has used for 9 million people since the first settlement over 300 years ago. The population continues to shift from urban cities to rural areas, straining the sustainability of our core cities and putting additional pressures on the natural resource base, which is economically important to industries like agriculture, tourism, forestry and mining. According to the US Census of Agriculture, Michigan has lost over 1.2 million acres of farmland over the last fifteen years (1982-1997). Half of the Michigan's agricultural production comes from metropolitan influenced counties. As more people move out into rural areas, there are additional pressures placed on the remaining farm operations, which threaten the long-term business environment for Michigan's second largest industry. While development will occur, the need is to encourage more sustainable development without destroying the natural resource base in rural Michigan. Michigan Society of Planning Officials Future Trend Report Acreage of farmland in Sanilac County declined 3% from 444,294 in 1982 to 429,706 in 1997 as compared to the overall change in the State of Michigan from 10,942,172 in 1982 to 9,872,812 in 1997, or a decline of 10% for State. The number of farms in Sanilac county, adjacent counties and the State of Michigan have declined between 1982 and 1997 as shown in the table below: Table 5: Total Farms in Sanilac and Surrounding Counties 1982 1997 % of Decline Sanilac County 1846 1448 21.6% St Clair County 1302 940 27.8% Lapeer County 1361 1020 25% Huron County 1655 1184 28.5% State of Michigan 58661 46027 21.5% 10 �Sanilac County General Development Plan 2004 - 2024 The average size of farms from 1982 to 1997 in Sanilac County, adjacent counties and in Michigan has increased as shown below: Table 6: Average Farm Size for Sanilac and Surrounding Counties 1982 (Acres) 1997 (Acres) % of Increase Sanilac County 241 297 18.9% St. Clair County 158 173 8.7% Lapeer County 166 175 5.0% Huron County 263 358 26.5% State of Michigan 187 215 13.0% Economy and Industry Industries that Sanilac County communities might consider targeting for recruitment efforts are listed in the "Economic Development Target Industry Study" developed for the Sanilac County Economic Development Corporation (EDC) in February of 2001. The Sanilac County EDC's goal is to target those jobs that are primary or contributory in nature. This means that the source of revenues to pay wages must come from the sale of goods or services outside of Sanilac County economy. This imports money to the area, which then pushes the growth and consolidation of the reactive industries. Earnings per worker must meet or exceed the goal in the study in order to prevent dilution and to elevate the quality of the economy. To achieve the economic development goal, the economic development organizations working in Sanilac County must recruit new, contributory businesses to the area, which will pay a wage equal to, or higher than that set in the goal. Table 7: Sanilac County Target Industry Goals Through 2011 Year Jobs Wages Average % of Average 2001 182 31,633 23,844 133% 2002 188 32,762 24,571 133% 2003 194 33,933 25,325 134% 2004 201 35,164 26,108 135% 2005 208 36,403 26,920 135% 2006 267 38,832 27,888 139% 2007 278 40,308 28,896 139% 11 �Sanilac County General Development Plan 2004 - 2024 Year Jobs Wages Average % of Average 2008 289 41,840 29,945 140% 2009 300 43,432 31,038 140% 2010 313 45,086 32,177 140% 2011 325 46,804 33,362 140% Source: Sanilac County Target Industry Study (Policom, 2001). Some of the liabilities that this report addresses, that mirror other parts of advisory committee reports, are the need for sufficient educational resources for companies which require post secondary educational opportunities for its employees and research facilities for the company. Also, there is a need for high-speed fiber optic cable identified in the study. Another area that is listed as a liability is the lack of major airport. However there are two small airports in Sanilac County that could be upgraded to meet the needs of owners and those that charter small planes. If upgraded, these small airports could be an asset. Another liability listed in this report is the geographic location and highway access. At this time there is no four-lane roadway connecting the county to I-69 to the south. This presents a higher than normal transportation cost for shipping manufactured products, compared to counties in closer proximity to the interstate highway and population centers. This study also takes into account existing assets including industrial parks and zones, vacant buildings, relatively low wages and work force. If the national average wage for a specific industry is $45,000, a company, due to local market wage might have to pay $55,000 in one area while $35,000 in another. Since the market wages are lower in Sanilac County, a new business may be able to attract quality workers for less money than in other places in Michigan. Even though they will pay less than other areas, the wage will likely be equal to or greater than the required goal as outlined in the Economic Development Target Industry Study." The Study targets those smaller companies within the industries which fit Sanilac County and would most likely have a minimal impact on the current land usage, while providing economic growth and stability at the same time Evaluation of Proposed Industries The following section is to provide explanation and examples of how local communities can evaluate the potential impacts and benefits of proposed businesses. 12 �Sanilac County General Development Plan 2004 - 2024 Primary or contributory industries are those that import money to a local economy. Imported money circulates and flows from person to person, business to business, until it is fully consumed and leaves the local economy. Virtually every industry can serve a contributory function, based upon the type of business activity in that sector. The test of whether a business is contributory to a local economy is determining the source of the money used to pay the wages for the employees of the business. If the source is a result of the sale of goods or services geographically outside the local economy, then the business is primary or contributory. The money for the payroll is imported to the local economy. As an example, when an automobile is manufactured in one area and sold in another, the money paid for the automobile leaves the buyers area (consumed) and is sent to the area in which the car was manufactured. The payroll at the manufacturing plant is composed of imported dollars. If a local engineering firm designs a bridge in another state, its fees are imported to the local area and the ensuing wages paid enter the local economy. Conversely, the local insurance agent, retailer, and even local government are dependent upon the money flowing into an area and are consumptive and reactive in nature. The size of a local economy will grow in direct proportion to the amount of money entering the area year after year. The reactive-consumptive businesses will grow, or decline based upon this flow. The wage scale of the primary industries determines the economic health of an area. The quality of the local economy will seek the level of the wages paid by the primarycontributory industries in an area. If most of the jobs in the primary industries pay a high wage, then the overall quality of the economy will seek that wage level. The service and retail areas will almost always pay less than the primary industry jobs. The number of low paying primary jobs can significantly affect the economic quality of life for the area residents. The makeup of the workforce needs to lean as much as possible toward the higher paying positions, as the growth of low paying jobs disproportionate to the higher paying jobs can actually cause the economy to decline in quality. The saying any new job will help the economy is not true. As an example, suppose an economy is composed of 1,000 primary industry workers and has average earnings per worker of $30,000. In this economy, 300 workers earn $40,000 per 13 �Sanilac County General Development Plan 2004 - 2024 year and 700 workers earn $25,714, causing the average to be $30,000 for the primary industries. The workforce makeup is 30% high wage earners and 70% low wage earners. If 100 new low wage primary jobs are created during the course of a year, and no new high wage jobs are generated, the average earnings per worker for the area will fall to $29,610. The percentage of high wage jobs in the workforce drops to 27% and the percentage of low wage jobs grow to 73%. If this economy does not increase the percentage of high wage jobs, the overall economic quality of life for the residents in the area will gradually erode, as the remainder of the jobs will seek the level of the primary industries. As can be seen by the above illustration, the process of adding greater percentage of low wage jobs rather than higher wage jobs to an economy causes "dilution" in the economy. (*Source Sanilac County Goal Study- Sanilac County Economic Development Corporationprepared by the Policom Corporation) It is recommended that Sanilac County and local municipalities contact the Sanilac County Economic Development Corporation and the Sanilac County Planning Commission to review any proposed economic development projects and evaluate the impacts and benefits of the proposed development on the local economy. Sanilac County Future Land Use Plan Recommendations The Sanilac County Planning Commission has developed the following “Future Land Use Recommendations” for the people of Sanilac County to review. The overriding theme in developing these recommendations was the reality that the most appropriate place for future growth and development are areas that are already the locations of residential, commercial, and industrial activities. The overall intent was to limit sprawl, minimize future investments for infrastructure, and preserve open space for tourist and recreational purposes. The County has been divided into three distinct land use districts, which are defined in detail below. They can be summarized as follows: Urban and General Service District - areas of higher density residential, commercial, and industrial development, reserved for established cities and villages and the Lake Huron shoreline. Rural Residential District - areas of rural, low density residential development that are concentrated around Urban and General Service Districts and serve as a buffer between these high density zones and agricultural zones. 14 �Sanilac County General Development Plan 2004 - 2024 Rural and Agricultural Conservation District - areas of extremely low density devoted primarily for agricultural and farming activities. For purposes of simplicity and consistency, the definition of each classification was taken generally from the St. Clair County Master Plan (Spring 2000). The master plan developed by St. Clair County is a very valuable document given its proximity to Sanilac, and because the two Counties’ are facing very similar growth and development issues. Land Use Classifications Below is a general description of the land use classifications that are included in the land use map. For purposes of simplicity and consistency the definitions of each classification was taken from the St. Clair County Master Plan (Spring 2000). Blue: Urban and General Service District The areas of Sanilac County that are depicted in blue are generally located in and around two distinct areas: existing population and activity nodes such as Brown City, Croswell, Deckerville, Marlette, Sandusky, and the Lake Huron Shoreline. Sanilac County’s various population nodes and its shoreline are classified as Urban and General Service District for different reasons. Villages and cities are classified as such because they are areas of existing higher residential, commercial, and industrial land use densities. They also possess public infrastructure such as electricity, sewer, and water that can be extended and upgraded economically and efficiently. The Lake Huron Shoreline is classified as Urban and General Service at varying degrees because it is already the location of extensive residential development both seasonal and primary, and because it is critical to the County’s economy in terms of tourism and recreation. A concentration of development, especially residential and commercial, would allow the County to maximize the economic impact of these two activities as well as invest in the infrastructure necessary to provide for this growth and minimize its inevitable environmental impact. Future growth and development should be concentrated in these two general areas to minimize infrastructure investments, limit sprawl, and preserve open space. Red: Rural Residential District A majority of the designated Rural Residential Districts is concentrated around Urban and General Service Districts. They serve as a transition zone between the Urban and General Service Districts, located around established cities and villages and the Lake Huron 15 �Sanilac County General Development Plan 2004 - 2024 Shoreline, and Rural Agricultural Districts, which make up most of the County’s interior land area. The Rural Residential District provides for rural, low-density homes in areas of Sanilac in which the soil will support on-site septic systems. Zoning in this district should be on the magnitude of 10 acres, and homes should be arranged in a clustered manner, which will minimize any required infrastructure extensions and maximize open space (St. Clair County Master Plan 2000). The current pattern of development along Township borders and roads should be abandoned or at the very least discouraged in favor of clustering and infill development to limit further sprawl. Yellow: Rural and Agricultural Conservation District. A majority of the county is shaded yellow and classified as Rural and Agricultural Conservation District. The overall density would be very low under this classification, however, residences would be clustered together on a small parcel preserving large tracts of land for agricultural and farming uses (St. Clair County Master Plan 2000). While a majority of the County is designated as Rural and Agricultural there are many economic opportunities within the agriculture and farming industry. In addition to traditional agricultural activities such as raising crops and livestock, agri-businesses should be provided for and encouraged to help diversify Sanilac County’s farming economy. Sanilac County has begun this process with sod, truck, nursery and orchard farms, with some qualifying for the Organic label. Further diversification into Agri-businesses has great potential to expand the farm economy, “create jobs, generate income, produce support industries, and contain sprawl” (St. Clair County Master Plan 2000). Along with agri-businesses, community-farming operations like the ones that have sprung up in western Washtenaw County are encouraged and supported in Sanilac County. Community farms are an outgrowth of a ‘return to the earth’ movement in which people pay into a farm for a portion of the year’s crop. In addition to the membership fee people agree to work the farm for an agreed upon number of hours. Green: Parks The light green indicates public parks at the state, county and local level. The most unique of such sites are the Minden State Game Area and the Petroglyphs. The Minden State Game Area contains a rare upland bog and is available to different groups to enjoy, such as tourists, researchers, preservationists, and hunters. Personal safety and private property issues should be identified and addressed on both the County and Township level, with increased 16 �Sanilac County General Development Plan 2004 - 2024 communication with the State so that the Game Area may be safely and effectively utilized by Sanilac residents and tourists alike. The Petroglyphs also present an extraordinary site for attracting tourism and should be considered, along with the other public parks, in the broad County context rather than just a Township site. Public attractions such as the Minden State Game Area and the Petroglyphs should be examined and promoted along with other tourist and recreational attractions that are concentrated along the Lake Huron Shoreline. Features of Land Use Recommendations Open Space Corridor System A major feature of the recommended land use map is the Open Space Corridors System, which is outlined in green on the map. While these corridors strictly follow interior water features such as rivers, creeks, and lakes in the provided maps they could and would most likely also include land that is sensitive in nature such as wetlands, floodplains, and forests. The Corridors would assist in linking the Townships, Villages, and Cities throughout Sanilac County together and could connect natural areas such as parks and historic areas. In addition the Open Space Corridors would serve several related purposes. These include:  Providing access to inland water features for public recreational uses such as fishing and hunting.  Providing habitat connections for fish and wildlife.  Protecting rivers, lakes, and forested areas from further development and environmental degradation such as pollution from runoff and erosion. The most appropriate level at which to plan for such a system of greenways is at the county rather than the township, city, or village level because it ensures a measure of consistency and coordination that could not be provided for at the local level. Planning for greenways at the county ensures the integrity of such a system and defends the corridors from being implemented in a checkerboard fashion, which would render them as much less effective and valuable for the people of Sanilac County. The basis for such a system of greenways comes from two sources. The first is the 1974 Sanilac County Community Facilities Plan. While the words ‘greenways’ or ‘open space corridors’ are not specifically included in the report, the document does say that, “because of the absence of inland water bodies it is advisable that the county preserve the available inland water areas for recreation.” A system of greenways outlining the rivers in the county would be one way to accomplish this goal. 17 �Sanilac County General Development Plan 2004 - 2024 The second comes from St. Clair County, located immediately south of Sanilac County. In their recently completed master plan (Spring 2000) St. Clair County includes a system of open space corridors, environmental areas, and trails. A majority of this system follows rivers and creeks within St. Clair. A system of such Open Space Corridors in Sanilac would provide an attractive natural connection not only for various parts of the County itself, but with its sister county to the South as well. Additionally, in the land use map, the Lake Huron shoreline is marked with black dashes. These dashes indicate zones that are documented in the 1987 Sanilac County Environmental Features Report as areas that are at high risk for erosion. The report recommends that extreme local communities, in accordance with the Shoreline Protection and Management Act of 1970, enact special zoning regulations or other types of land use control and restrict development in these areas. Recommended setback and minimum setback distances are included in the Environmental Features Report. Mass Transit System The land use map also envisions a limited transit system indicated by the solid black line running from the city of Sandusky along M-46 to M-25 and then running north and south to tourist destinations along the Lake Huron Shoreline. Additionally, there are provisions for transit to run around to population centers such as Croswell and Applegate. Possible inter-connection transit lines could also be extended along M-46 to Tuscola County, M-25 to both Huron and St. Clair Counties, and M-53 to Huron and Lapeer Counties. A transit line of this nature would be primarily for tourists who fly into the airport at Sandusky and would allow them to then access tourist destinations without necessitating the use of a personal automobile. Such a limited service could easily be funded and operated by businesses heavily reliant on tourism in the county such as the airport, hotels, golf courses, and restaurants and would require a very short start up period. In addition, the map features a dashed black line that indicates a possible transit extension that would link the City of Marlette to the proposed transit route. Recommended Land Use Map for Sanilac County This plan will help preserve Sanilac County’s small-town and rural character and higher quality of life, while encouraging the preservation of the County’s farmland and open spaces. The Recommended Land Use Map concentrates future development along the Lake Huron shoreline and in existing cities and villages. Proposed development would be more commercial and residential in nature and would specifically be orientated toward preserving 18 �Sanilac County General Development Plan 2004 - 2024 the rural and small town quality of life while expanding tourism and recreational opportunities based around Forestville, Port Sanilac, and Lexington, which are established tourist and recreation nodes. The Land Use Map acknowledges the fact that people are attracted to bodies of water such as Lake Huron, and the shoreline presents an opportunity to draw commercial and residential development while preserving the interior of the county as farmland. Suggested strategies to encourage the preservation of the County’s small-town and rural character and higher quality of life include:  Encouraging retail/commercial development along the west side of M-25.  Encouraging low-density residential development along the east side of M-25 shoreline and developing strategies that preserve access to Lake Huron where possible.  Encouraging height restrictions for new residential construction in order to preserve a view of Lake Huron as much as possible.  Developing a variety of residential districts by desired density west of M-25 and defining at which point Agricultural Districts would begin west of the residential districts.  Enhancing “Main Street” programs in existing villages and cities. The Recommended Land Use Map encourages development along the shoreline to expand tourist opportunities in Sanilac County. This plan recognizes that tourism is a lucrative industry for the County because a majority of dollars spent by tourist and recreation are imported dollars, which is to say that they are earned elsewhere and then spent in the County where they then create jobs and other opportunities for Sanilac County residents. For tourism and recreation to realize their full economic potential in Sanilac County, it is recommended that the various sectors of this industry begin working together. Service providers such as airports, hotels, bed and breakfasts, theater, and golf courses, among others should share information and resources, and utilize tools and incentives to attract more visitors to tourist and recreation sites throughout the County. This process is also likely to encourage growth by attracting new residents. The Recommended Land Use Map also provides for growth around the municipalities of Brown City, Croswell, Deckerville, Marlette and Sandusky. In addition to residential and “Main Street” themed commercial development, the growth around these cities would include industrial development because they possess the necessary infrastructure such as airports, roads, rail lines, utility and sewer and water service. Future industrial development should be concentrated around these municipalities to minimize infrastructure and associated costs of such growth. The County could use its capacity to assist municipalities in accessing redevelopment and Brownfield programs, inventory available land in proximity to 19 �Sanilac County General Development Plan 2004 - 2024 established cities and villages, and assist in the recruiting and locating of potential businesses in Sanilac County. The area around the City of Croswell is particularly favorable for development and has been emphasized for several reasons:  “Renaissance Zone” development status.  Its close proximity to Metro-Detroit   The presence of infrastructure assets such as roads, electricity, and sewer and water. It’s growing population and status as an employment node within Sanilac County. This Plan recommends that the majority of the county would be preserved as agriculture to limit sprawl, concentrate development in municipalities with existing infrastructure, provide businesses with a concentrated labor pool, and maintain the rural character and lifestyle for the majority of Sanilac County. It is not anticipated that zoning and planning will eliminate development of agricultural land for other uses. However, to preserve farmland and open space it is recommended that local townships:  Implement a Clustering Ordinance and take a proactive stance to preserve farmland and open space by providing density bonuses to prospective developers and encouraging cluster development in agricultural and lower density residential areas.  Create a number of agriculture district categories in official zoning and land use maps to create more separation between agricultural and residential lands. Discourage Concentrated Animal Feeding Operations (CAFO) unless they are allowed in an agricultural zoning classification that is different from general agriculture.   All townships should consider ag/industrial districts and develop zoning ordinances to address their needs.  Work with prospective developers and existing technical resources so that all existing agricultural development tools can be utilized to preserve farmland and open space including, but not limited to, P.A. 116, P.A. 237, Property Development Rights (PDR) and Transfer of Development Rights (TDR).  Encourage business opportunities that can support economics of farming.  Discourage new residential construction in agriculture areas but allowing for current homes to be sold off. It is also recommended that the County explore federal and state level programs designed for farm preservation, assist willing farmers and interested townships in accessing these 20 �Sanilac County General Development Plan 2004 - 2024 programs, and collect soil and other data to locate the most productive and appropriate agricultural land to protect from future development. General Development Plan Recommendations Land Use Planning and Land Use Change. A) Sanilac County will work to provide all county municipalities with tools and strategies for managing growth where desired by local municipal governments. This shall include making recommendations to local governments, if requested, as a part of their general development planning process at the local municipal level. Recommendations include Sanilac County: 1) Encouraging new development of industry, but recommending that it be confined to areas that are previously fit with utilities including water, sewer, and electrical, and roadways. 2) Encouraging county residents and municipalities to preserve or maintain farmland in the agricultural industry. This can be achieved in a number of different ways including, but not limited to: a) Planning future residential development sites in areas that are fit with infrastructure such as water, gas, electrical, and sewer. b) Plan future residential development so that it can maximize development opportunities while limiting the overall impact on open space. This can be done by creating “Cul-de-sac” or cluster development. c) Promoting educational workshops on the impacts of urban sprawl and the overdevelopment of open farmland resources, and economical methods for preserving farmland without losing a profit in the agricultural industry. d) Encouraging farmers and landowners to consider putting their land into P.A. 260, which will fix property taxes on agricultural land. This will allow farmers and landowners the opportunity to continue to work the land at a tax rate that cannot increase more then 5% or the rate of inflation, while continuing to work for profit. e) Encouraging farmers and landowners to consider entering their land into P.A. 262, this is also known as the State of Michigan farmland preservation fund. This fund has been created to enable counties and municipalities to purchase the development rights from farmers and landowners in order to ensure that a tract of land will remain free from development and in the agricultural sector. The decision to participate in P.A. 116, P.A. 260 or P.A. 262 is for the landowner to make. f) Promoting public educational sessions to teach the importance of land use policies and to answer any questions that the public may have concerning state programs to preserve farmland and open space. 21 �Sanilac County General Development Plan 2004 - 2024 g) Passing enabling legislation allowing municipalities to participate in state-legislated open space and farmland preservation programs. B) Sanilac County to help facilitate communication among municipalities and provide assistance for future municipal land use planning decisions. Recommendations include Sanilac County: 1) Creating a full or part-time planning position at the county level to provide qualified planning support and assistance to all municipalities in Sanilac County upon request. 2) Collecting all county land use and zoning information to be up-loaded into Geographical Information Systems (GIS) to provide information and mapping assistance to all municipalities to aid in future land use and development decisions. Sanilac County has purchased GIS software and is currently using the program for Emergency Services. Many people, businesses and other county departments could benefit by expanding the program into a county-wide GIS system. The formation of a GIS committee is recommended, with representation from relevant county departments, to develop policies to compile information on current data, equipment, training, personnel, housing sites and other resources already in-house, and to share current information, databases or to communicate these information assets. C) Encourage cooperation among governmental units and opportunities for dialogue with governmental units on the impacts of assessing, planning, and zoning for future land use at the boundaries of two or more municipal governmental units. Recommendations include Sanilac County: 1) Creating a systematic checklist outlining a process that could be used when assessing, planning, zoning, and developing along municipal governmental boundaries. 2) Facilitating a series of governmental forums on the possibility of creating a development impact assessment. The decision to impose an impact assessment would be the decision of each individual municipal government. Municipalities are strongly encouraged to weigh the cost and benefits of proposed development projects to ensure that the costs of adverse impacts are not unknowingly paid by local taxpayers. 3) Creating countywide development guidelines for municipal border development. D) Sanilac County to promote compliance with the Michigan Medical Marihuana Act in a manner that protects the needs of qualifying patients and primary caregivers but prevents illegal commercial operations from establishing themselves in county. 1) Serve as an information clearinghouse for sample ordinance and reports that local communities can use in drafting local regulations to prevent illegal activities 2) Encourage the County Prosecutor and Sheriff to work with local communities in developing a consistent interpretation of the Medical Marihuana Act that reflects any ongoing changes in the law’s provisions and court decisions. (Updated September 2011) 22 �Sanilac County General Development Plan 2004 - 2024 E) Sanilac County to promote responsible development of the wind and other alternative energy resource of the county 1) Serve as an information clearinghouse for sample ordinance and reports that local communities can use in drafting local regulations to permit development of wind and other alternative energy facilities in a responsible manner 2) Review locally adopted ordinances related to wind and other alternative energy in order to encourage the maximum level of consistency between local regulations; particularly those dealing with large facilities that may spread over multiple jurisdictions. (Updated September 2011) Preserving Environmental Quality A) Sanilac County to promote alternative uses to waste disposal methods, and encourage the use of a wide range of recycling methods and operations. Recommendations include Sanilac County: 1) Creating countywide development guidelines for municipal border development. 2) Facilitating education of residents on the importance of recycling and provide directions to the nearest recycling facility upon request from the county residents. 3) Educating and encouraging residents on the proper way to safely recycle or dispose of waste automobile, tractor, or machinery oil, so that oil cannot create harmful impacts to the environment as a result of carelessness. 4) Encouraging residents to reduce the amount of trash that they are sending to the landfill by way of recycling, and encouraging educational seminars to inform the public about the expected life of landfills, and how to increase the expected life of current landfills through best management practices of waste reduction. 5) Promoting and facilitating education of ISO 14001 standards for industry, business, schools, hospitals, and government units regarding end-use, package reduction, and scrap reduction. B) Manage natural resources to maintain good air, land, and water quality in Sanilac County. Recommendations include Sanilac County: 1) Facilitating development and implementation of watershed protection plans including erosion controls, and storm water run-off abatement plans. 2) Working to eliminate or reduce all possible identifiable sources of pollution. This includes promoting education and implementation of environmentally friendly nutrient and pesticide practices. 3) Researching the possibility of providing a special disposal center for household hazardous wastes, such as cleaners and other bio-wastes. 23 �Sanilac County General Development Plan 2004 - 2024 4) Encouraging inspections and enforcement to address negative environmental impacts created by septic system failures and storm water run-off problems including cities, villages, and agriculture. It is recommended that each municipality also create a storm water abatement plan to act as a reference guide along with the county for future land use development decisions. C) Sanilac County Board of Commissioners to review and update on a regular basis, the Sanilac County Solid Waste Plan. Recommendations for the Economy. A) Sanilac County to support and promote initiatives that strengthen the county’s economy. Recommendations include Sanilac County: 1) Expanding and promoting all possible tourism opportunities. This may include, but is not limited to: a) Development of a farm park and other agriculturally related sites. b) Encouragement of cooperation between local Chambers of Commerce to promote local and countywide tourism. c) Sanilac County offers 36 miles of Lake Huron shoreline to attract an array of outdoor water activities such as fishing, and fishing charters, boating, and camping. Currently there are 238 acres of recreational land within the county that could be expanded to increase the possibilities of expanding tourism. 2) Promoting other tourist activities within the county that could include hunting, camping and hiking, golfing, use of state and local parks, agricultural fairs, entertainment, events pertaining to agriculture or other county resources, dining and activities that encourage overnight stays. The goal for these activities is to create jobs generating revenue for local communities and Sanilac County by increasing the base of tourists visiting the county. 3) Encouraging the creation of local historic museums within its municipalities, and enhancing the countywide agricultural and countywide historical museums. B) Sanilac County will develop and implement a plan to identify, attract, and retain businesses that pay higher "living standard" wages. Recommendations include Sanilac County: 1) Working with its residents to promote a positive and inviting image of Sanilac County. 2) Promoting research of the possibility of bringing secondary education and vocational training opportunities to the county. 3) Maintaining and expanding existing air transportation infrastructure to attract private business market for possible activities that will attract and promote local public business expansion. 24 �Sanilac County General Development Plan 2004 - 2024 4) Working with the Sanilac County Economic Development Corporation (EDC) to research business and economic opportunities as recommended in the Sanilac County Target Industry Report (February 2001 Policom Corporation). 5) Support the promotion and coordination between schools and businesses to ensure that workforce training is provided that meets the needs of existing and emerging businesses. 6) Support the promotion and coordination of investment by business, schools and government to promote green businesses including forestry products and alternative energy. 7) Encourage responsible expansion of the electric distribution grid and upgrade it to a “smart grid” to accommodate wind energy farms, recognizing first, responsible placement in the agricultural areas. C) Sanilac County to support the business community to help improve overall availability and quality of goods and services in the county. Recommendations include Sanilac County EDC: 1) Promoting education of the business community as far as workforce development programs. 2) Encouraging the use of existing economic incentives to attract new business. 3) Developing support programs for small businesses and local municipalities to promote development of new businesses. D) Sanilac County to help strengthen the viability of the agricultural sector. Recommendations include Sanilac County: 1) Encouraging education and the development of new concepts, tools, and funding for farmland and open space preservation. 2) Supporting State and Federal legislation to protect farms that are smaller than 400 acres in size. 3) Promoting a purchase of development rights or transfer of development rights program and encouraging application for funding from the State and possibly non-profit land trust organizations to support such programs. 4) Working to support new business within the county that will benefit the agricultural industry. 5) Other activities to consider include: a) Utilizing the local landfill for energy by converting methane gas from the landfill into electricity to be sold for profit to the local utility provider. b) Encouraging farmers and landowners to consider putting their land into P.A. 260 that would re-cap property taxes on agricultural land. This would allow farmers and landowners the opportunity to continue to work the land at a tax rate that cannot increase more then 5% or the rate of inflation, while continuing to work for profit. 25 �Sanilac County General Development Plan E) F) G) H) I) J) 2004 - 2024 c) Encouraging farmers and landowners to consider entering their land in P.A. 262, also known as the State of Michigan farmland preservation fund. This fund has been created to enable counties and municipalities to purchase the development rights from farmers and landowners in order to ensure that a tract of land will remain free from development and in the agricultural sector. Sanilac County to help to preserve the rural and small town character of municipalities that give Sanilac County its unique rural character and appeal. Recommendations include Sanilac County: 1) Promoting the use of programs and tools to maintain the rural county character and appearance. This can include the creation of a fund to support “Main Street” theme development within the county municipalities. This would include an old main street look, and an emphasis on historical restoration and preservation. 2) Encouraging streetscape and infrastructure improvements that enhance the small town rural character. 3) Researching the possibility of joining the Rural Development Council of Michigan, or forming a rural partnership with other rural counties across Michigan. 4) Encouraging support of small town programs through a countywide Chamber of Commerce. 5) Investigating housing development as an economic development tool. Sanilac County to encourage increasing the capacity of M-53 to meet increased traffic demands for people traveling within Sanilac County. Sanilac County to consider support of new rail development in areas that might be helpful to new industry. Sanilac County to encourage development or expansion of water and sewer capacity in and around existing facilities and municipalities when current capacity can no longer meet population and industry demands. 1) Encourage responsible expansion of the electric distribution grid and upgrade it to a “smart grid” to accommodate wind energy farms, recognizing first, responsible placement in the agricultural areas. Sanilac County to encourage the expansion of current industrial parks in and around existing municipalities to attract new industry to the county. This can also include expanding utilities and rail if needed for new industry. Sanilac County supports the development of sign regulations that promote the use of digital signs in a manner that address the potential safety, nuisance and aesthetic problems associated with their use. (Updated September 2011) 26 �Sanilac County General Development Plan 2004 - 2024 Recommendations for Public Facilities/Services. A) Sanilac County to expand educational and training opportunities for residents in the county to meet current and anticipated future needs. Recommendations include Sanilac County: 1) Promoting a post-secondary education program to provide daytime classes and to include technological training. This could include attracting a community college to Sanilac County. 2) Implementing an alternative education at the secondary level including technical training and adult education. 3) Supporting education of new technological advances to the residents of Sanilac County. 4) Promoting access to high speed or cable Internet capabilities to all educational centers throughout Sanilac County. B) Sanilac County along with municipalities to prepare and update regularly a plan for maintaining and expanding county and municipal facilities to meet population demands as required. Recommendations include Sanilac County Board of Commissioners: 1) Encouraging the Building Committee to develop a comprehensive maintenance and enhancement program for County buildings, facilities, and use functions. Building Committee recommendations to be reviewed by the County Planning Commission before being submitted to the Board of Commissioners for consideration. C) Sanilac County to prepare, update on a regular basis and keep on file with the State of Michigan a Five –Year County Parks Recreational Plan, that is developed with the input received at public meetings, outlining goals and strategies for increasing recreational, camping and hiking opportunities for residents and attracting tourism trade opportunities in the county. Recommendations include Sanilac County: 1) Pursuing the continued development and expansion of the county’s park system to provide for additional camping, hiking and day use opportunities along with associated programs and enhancements allowing access to, and protection of the County’s natural resources. 2) Supporting the development of Delaware Park into a campground facility that maintains public access for day use operations for non-campers. 3) Supporting the Sanilac County Parks Commission in exploring other enhancements to the county’s park system including, but not limited to a travel / nature center, fishing dock or peer combined with a marina or Harbor of Refuge, or acquisition of added land for camping, hiking or winter recreational opportunities. 4) Supporting the Sanilac County Parks Commission in seeking funding through a Parks Millage Ballot Proposal and other federal, state and private funding sources for park development projects. 27 �Sanilac County General Development Plan 2004 - 2024 5) Encouraging the Sanilac County Parks Commission to conduct a park user survey at least once every five years and include survey results, comments or suggestions within County’s Five-Year Parks Recreational Plan. 6) Expanding public access to Lake Huron by preserving public ownership and improving existing parks and public access sites. 7) Promoting and supporting coordination of joint recreational facility opportunities, festivals, agricultural fairs and other entertainment events with agencies like local Chambers of Commerce and the Sanilac County Economic Development Corporation. 8) Promoting water safety education programs in partnership with lakeshore municipalities. D) Sanilac County to maintain and expand countywide emergency service systems including but not limited to: 1) Supporting a full time emergency management coordinator position at the county level. 2) Supporting a program for the training and retaining of emergency service personnel. 3) Supporting the public education of unified emergency services. 4) Identifying and obtaining the proper funding for emergency service equipment to be updated, maintained at a high level, and routinely enhanced to meet the needs of the county, particularly the communication equipment. E) Sanilac County to research the possibility of expanding medical services and facilities to meet the needs of families, especially children, elderly, and disabled residents of the County. This could include, but is not limited to: 1) Supporting the development of Air-Med, and Helipad facilities for emergency medical purposes. 2) Supporting the Thumb Area Health Needs Assessment and their recommendations. 3) Promoting the development of assisted living and additional senior housing. 4) Supporting the efforts of the medical community to provide respite care for family caregivers. 5) Promoting of the recruitment and retention of healthcare professionals. 6) Supporting the discount prescription program for the residents of Sanilac County. F) Sanilac County supports the development of the proposed fiber optic connection through collaboration under the American Reinvestment and Recovery Act (ARRA), providing collaborative purchasing of network devices and services such as servers, backup devices, firewalls, content filters, telephone systems, Internet bandwidth and shared student and financial management packages. It will also make other capabilities such as distance learning through high definition video conferencing units possible. (Updated September 2011) 28 �Sanilac County General Development Plan 2004 - 2024 Recommendations for Transportation. A) Sanilac County to support improving the conditions of the major roads throughout the county including: 1) Sanilac County to work to improve intra-county roads and trunk lines to connect all existing commercial centers and to continue repair, maintain and upgrade the county primary road network. Recommendations include the Sanilac County Road Commission: a) Annually reviewing and updating the primary road maintenance, repair, and upgrade plan. Good engineering practices dictate the development of a plan that focuses on providing a balance between road durability, total cost, and miles maintained. b) Communicating and educating all communities on the primary road plan. c) Developing a road improvement strategy with the goal of attaining all-season (Class A) status for all county primary roads. d) Communicating with neighboring counties and State agencies on general plans and projects that border Sanilac County. 2) Encourage municipalities to include best practices as it relates to Road Access Management. a) When determining zoning, setback regulations and future developments, Access Management should be a priority. b) Inventory driveways and traffic crashes along commercial corridors. The Michigan State Police and the Michigan Department of Transportation have access to traffic crash data and may be able to assist with compiling information. c) Identify priority corridors. During planning stages, the municipality should identify corridors that have access issues or potential access issues. Areas planned for future development should be a priority. 3) Sanilac County to improve the public transit service for county residents with no other means of transportation including: a) Increasing the promotion of services already available. b) Supporting investigation of a charter service option to support tourism goals with existing transit infrastructure. c) Supporting education of public transportation consumers on sharing services with a diverse community. d) Supporting possible coordination of transit schedule to run during work commute hours to save costs. e) Supporting investigation of car pool facilities and other transportation demand programs with transportation specialists with the East Central Michigan Planning and Development Region. 4) Support improving and coordinating shuttle services with adjacent counties to include: 29 �Sanilac County General Development Plan 2004 - 2024 a) Investigate possible multi-county partnership. b) Investigating a charter service with direct destinations to adjacent counties if demanded. Airport Plan Summary Currently, Marlette Twp. Airport has a master land use plan. This plan includes zoning recommendations from the Michigan Department of Transportation’s (MDOT) Bureau of Aeronautics: Airport Division, for the health and safety of all pilots, passengers, and residents living within a certain distance from the airport. Because the Sanilac County Planning Commission has opted to plan for updates at Marlette Township Airport and the Sandusky City Airport, this plan will be added to the Sanilac County General Development Plan (SCGDP) as a reference for updates to any or all airport structures at these airports, and for future development that may occur near and around these airports. Plans that are currently within the Sanilac General Development Plan for Marlette Township and Sandusky City Airports include, but are not limited to, as stated in the SCGDP:  To improve the capacity and services of the existing airports to serve the growing needs of Sanilac County residents and businesses.  To support the expansion of facilities and runways and the acquisition of required technology to increase the capacity and services of the three existing airports in Sanilac County.  Supporting the lengthening of all runways an additional 4,000-5,000 feet and acquiring GPS technology at Sandusky City Airport to allow for the expansion of commercial and private air traffic.  To support the expansion of all runways to 7,000 feet to overcome use barriers at the Marlette Township Airport.  Work toward an international license at Marlette Township and Sandusky City Airports.  To support educating the communities of Sanilac County on the positive economic impacts of a successful airport on a region.  To support establishing compatible land use for an airport zone.  To use the services of the Sanilac County Economic Development organization to survey business leaders on their air/cargo needs. A determination of demand is critical in supporting funding requests for airport expansions/improvements. Appendix C includes a land use and specification map for the Marlette Township Airport along with the MDOT recommendations for development in the airport zone. Also included are maps of the Sandusky City Airport and Arnold Field with specifications for each airport. (Arnold 30 �Sanilac County General Development Plan 2004 - 2024 Field is located in Lexington Township and is privately owned. Not enough data is available to make recommendations on future use for Arnold Field). 31 �Sanilac County General Development Plan 2004 - 2024 Appendices - Maps and Data Tables Appendix A) Data Tables: 1. Household Income (1999). U.S. Census 2. Sanilac County Industry (1999). U.S. Census 3. Sanilac County Occupations (1999). U.S Census 4. Population Growth from 1960-2000 Appendix B) Maps: 1. Sanilac County: Recommended Land Use Map 2. Sanilac County: Bedrock Geology 3. Sanilac County: Soils with Severe Limitations for Basements 4. Sanilac County: Hydric Soils 5. Sanilac County: Soils with Severe Limitations to Commercial Development 6. Sanilac County: Public Facilities 7. Sanilac County: Quaternary Geology 8. Sanilac County: Soil with Severe Limitation for On-site Septic Systems 9. Sanilac County: Topography 10. Sanilac County: Prime Farmland Soils 11. Sanilac County: Land Cover Circa 1800 12. Sanilac County: Woodlots Circa 1978 13. Sanilac County: Transportation 14. Sanilac County: Wetlands 15. Sanilac County: Watersheds (Hydrography) Appendix C) Sandusky City Airport Improvement Data Appendix D) Models for Threshold Standards and Impact Assessment for All Site Plans and Site Plan Reviews Appendix E) Excerpts from “Chasing the Past or Investing in the Future 32 �Sanilac County General Development Plan 2004 - 2024 Appendix F) Sanilac County Census Data 1. 2009 American Community Survey date for Sanilac County 2. 2010 Decennial Census data for Sanilac County and component Municipalities (Updated September 2011) R:\sdsk\Proj\01c0226\Final Plan\Sanilac County Final Plan.doc 33 �Appendix A: Census Data for Sanilac County �Less than $10,000 Cities & Villages Applegate % $10,000 to $14,999 % $15,000 to $24,999 % $25,000 to $34,999 % $35,000 to $49,999 % $50,000 to $74,999 % Houshold Income - 1999 $75,000 to $100,000 to $99,999 % $149,999 Median Income % $150,000 to $199,999 % $200,000 or more % 1990 2000 6 50 5.9 13 12.7 14 13.7 20 19.6 24 23.5 19 18.6 5 4.9 1 1.0 0 0.0 0 0.0 32188 Brown City 9.7 38 7.4 68 13.2 115 22.4 95 18.5 92 17.9 36 7.0 17 3.3 1 0.2 2 0.4 33906 Carsonville 21 10.3 24 11.8 53 26.1 16 7.9 41 20.2 41 20.2 2 1.0 2 1.0 3 1.5 0 0.0 25795 123 13.7 97 10.8 158 17.6 122 13.6 177 19.7 174 19.3 31 3.4 16 1.8 0 0.0 2 0.2 30379 Deckerville 50 13.9 31 8.6 74 20.5 51 14.1 53 14.7 59 16.3 18 5.0 17 4.7 2 0.6 6 1.7 30083 Forestville 8 14.8 7 13.0 7 13.0 2 3.7 6 11.1 16 29.6 6 11.1 2 3.7 0 0.0 0 0.0 45625 Lexington 58 10.9 50 9.4 90 16.9 102 19.1 92 17.3 75 14.1 42 7.9 17 3.2 0 0.0 7 1.3 30792 Marlette 77 9.9 79 10.2 154 19.8 122 15.7 147 18.9 117 15.1 43 5.5 31 4.0 0 0.0 6 0.8 30938 Melvin 7 12.1 5 8.6 11 19.0 20 34.5 3 5.2 9 15.5 2 3.4 1 1.7 0 0.0 0 0.0 28333 Minden 10 10.4 19 19.8 20 20.8 13 13.5 13 13.5 13 13.5 4 4.2 4 4.2 0 0.0 0 0.0 24375 Peck 25 10.5 21 8.9 60 25.3 31 13.1 44 18.6 35 14.8 16 6.8 5 2.1 0 0.0 0 0.0 29063 Port Sanilac 28 9.2 42 13.8 61 20.1 50 16.4 57 18.8 36 11.8 13 4.3 11 3.6 4 1.3 2 0.7 28409 157 14.5 125 11.5 162 14.9 114 10.5 212 19.6 202 18.6 74 6.8 17 1.6 9 0.8 12 1.1 33667 Argyle 21 7.7 19 7.0 37 13.7 57 21.0 38 14.0 59 21.8 18 6.6 15 5.5 6 2.2 1 0.4 35341 Austin 25 9.9 10 4.0 40 15.8 51 20.2 40 15.8 64 25.3 11 4.3 9 3.6 3 1.2 0 0.0 35139 Buel 41 8.9 22 4.8 55 12.0 69 15.0 102 22.2 96 20.9 52 11.3 18 3.9 2 0.4 3 0.7 39828 Custer 34 8.9 28 7.3 64 16.8 65 17.0 79 20.7 71 18.6 36 9.4 3 0.8 0 0.0 2 0.5 35000 Deleware 31 10.0 27 8.7 55 17.7 43 13.8 67 21.5 67 21.5 15 4.8 0 0.0 4 1.3 2 0.6 35568 Elk 21 6.4 20 6.1 32 9.7 34 10.3 84 25.5 89 27.0 33 10.0 11 3.3 2 0.6 4 1.2 38550 Elmer 14 5.2 9 3.4 43 16.0 42 15.7 70 26.1 61 22.8 23 8.6 4 1.5 2 0.7 0 0.0 41563 Evergreen 14 4.0 26 7.4 56 16.0 66 18.9 72 20.6 69 19.8 28 8.0 15 4.3 1 0.3 2 0.6 36202 Flynn 38 11.5 22 6.6 44 13.3 35 10.6 68 20.5 89 26.9 24 7.3 5 1.5 4 1.2 2 0.6 40850 Forester 49 9.9 32 6.5 129 26.2 47 9.5 84 17.0 93 18.9 29 5.9 20 4.1 3 0.6 7 1.4 32614 Fremont 15 4.9 19 6.2 41 13.4 46 15.0 67 21.8 74 24.1 32 10.4 13 4.2 0 0.0 0 0.0 44250 Greenleaf 20 7.2 17 6.1 51 18.3 53 19.1 49 17.6 56 20.1 24 8.6 8 2.9 0 0.0 0 0.0 34643 Lamotte 42 11.6 21 5.8 46 12.7 41 11.3 73 20.1 81 22.3 38 10.5 17 47.0 0 0.0 4 1.1 42614 Lexington 29 2.8 61 6.0 136 13.3 163 15.9 211 20.6 191 18.7 157 15.3 55 5.4 3 0.3 17 1.7 39241 Maple Valley 37 9.6 21 5.5 46 11.9 65 16.9 66 17.1 77 20.0 39 10.1 27 7.0 7 1.8 0 0.0 41058 Marion 17 5.4 22 7.0 50 15.8 45 14.2 74 23.4 70 22.2 15 4.7 12 3.8 8 2.5 3 0.9 34803 Marlette 35 4.9 68 9.5 75 10.5 85 11.9 137 19.2 180 25.2 85 11.9 35 4.9 2 0.3 12 1.7 44907 Minden 15 10.9 8 5.8 25 18.1 25 18.1 22 15.9 22 15.9 15 10.9 4 2.9 2 1.4 0 0.0 30227 Moore 43 9.7 36 8.1 49 11.0 56 12.6 93 20.9 90 20.3 56 12.6 10 2.3 1 0.2 10 2.3 39792 Sanilac 76 9.0 48 5.7 145 17.1 83 9.8 202 23.8 199 23.5 68 8.0 13 1.5 0 0.0 3 0.4 37180 Speaker 27 6.1 19 4.3 66 15.0 66 15.0 63 14.3 125 28.3 52 11.8 9 2.0 10 2.3 4 0.9 Watertown 36 7.1 22 4.3 81 16.0 77 15.2 109 21.5 97 19.2 49 9.7 30 5.9 0 0.0 5 1.0 40000 Wheatland 7 4.0 13 7.3 18 10.2 57 32.2 30 16.9 33 18.6 9 5.1 8 4.5 2 1.1 0 0.0 33750 198 1535 11.6 9.1 71 1264 4.3 7.5 273 2715 16.5 16.1 206 2456 12.4 14.5 392 3410 23.7 20.2 287 3326 17.3 19.7 148 1388 8.9 8.2 60 572 3.6 3.4 21 106 1.3 0.6 6 130 0.4 0.8 37129 36870 1417 1392 4424 1398 9.7 4.5 7.1 6.5 1224 1332 3413 1318 8.4 4.3 5.5 6.1 2275 3138 7398 3207 15.6 10.2 11.9 14.9 2305 3411 7183 3151 15.8 11.1 11.6 14.7 2830 5381 11035 4233 19.4 17.5 17.7 19.7 2740 7345 13995 4655 18.8 23.9 22.5 21.6 1065 4518 7882 2062 7.3 14.7 12.7 9.6 473 3225 4988 1204 3.2 10.5 8.0 5.6 137 635 909 153 0.9 2.1 1.5 0.7 116 402 961 127 0.8 1.3 1.5 0.6 35315 51717 46313 40174 313905 8.3 219133 5.8 469100 12.4 470419 12.4 624326 16.5 778755 20.6 432681 11.4 324966 8.6 79291 2.1 76204 2.0 44667 Croswell Sandusky Townships Bridgehampton 32604 Washington Worth Sanilac County Huron County Lapeer County St. Clair County Tuscola County State of Michigan 41250 Change % Change �Industry Construction Cities & Villages Applegate % Manuf. % Wholesale trade % Retail trade % Transp., wearehousing & utilities % Information % Finance, insurance, real estate & rental & leasing % Profess., scientific, mgt., admin, & waste mgt. % educational, health & soc. Services % Arts, ent., rec, accommodation & food svc. % Other svc (except public admin) % Public admin. % 6 5.5 48 44.0 4 3.7 15 13.8 8 7.3 0 0.0 4 3.7 4 3.7 7 6.4 7 6.4 2 1.8 4 3.7 Brown City 60 10.3 178 30.6 9 1.5 65 11.2 12 2.1 3 0.5 22 3.8 24 4.1 110 18.9 49 8.4 32 5.5 3 0.5 Carsonville 23 10.4 71 32.1 8 3.6 19 8.6 13 5.9 3 1.4 6 2.7 7 3.2 36 16.3 2 0.9 12 5.4 11 5.0 Croswell 76 7.2 364 34.6 16 1.5 156 14.8 30 2.9 23 2.2 37 3.5 58 5.5 167 15.9 52 4.9 50 4.8 15 1.4 Deckerville 16 3.6 134 30.4 8 1.8 55 12.5 14 3.2 8 1.8 4 0.9 17 3.9 113 25.6 19 4.3 27 6.1 13 2.9 Forestville 5 8.9 27 48.2 0 0.0 0 0.0 9 16.1 0 0.0 4 7.1 0 0.0 9 16.1 2 3.6 0 0.0 0 0.0 Lexington 27 6.0 127 28.2 12 2.7 45 10.0 13 2.9 4 0.9 24 5.3 18 4.0 118 26.2 31 6.9 14 3.1 13 2.9 Marlette 53 6.0 279 31.7 11 1.3 106 12.0 39 4.4 0 0.0 16 1.8 34 3.9 167 19.0 36 4.1 78 8.9 27 3.1 Melvin 4 8.2 17 34.7 0 0.0 5 10.2 0 0.0 0 0.0 4 8.2 0 0.0 14 28.6 5 10.2 0 0.0 0 0.0 Minden 8 8.2 25 25.5 2 2.0 7 7.1 8 8.2 0 0.0 3 3.1 4 4.1 20 20.4 7 7.1 2 2.0 0 0.0 Peck 31 12.3 73 29.0 5 2.0 33 13.1 13 5.2 7 2.8 9 3.6 4 1.6 57 22.6 9 3.6 5 2.0 2 0.8 Port Sanilac 17 7.0 38 15.6 7 2.9 51 21.0 8 3.3 7 2.9 16 6.6 6 2.5 41 16.9 12 4.9 17 7.0 18 7.4 Sandusky 49 4.2 291 25.0 37 3.2 168 14.4 38 3.3 42 3.6 37 3.2 32 2.8 272 23.4 74 6.4 44 3.8 64 5.5 Townships Argyle 41 11.6 138 39.2 6 1.7 30 8.5 6 1.7 6 1.7 9 2.6 3 0.9 39 11.1 8 2.3 5 1.4 8 2.3 Austin 16 5.1 107 34.4 3 1.0 28 9.0 12 3.9 2 0.6 6 1.9 14 4.5 42 13.5 20 6.4 8 2.6 4 1.3 Buel 42 7.6 195 35.3 19 3.4 68 12.3 18 3.3 9 1.6 17 3.1 21 3.8 79 14.3 21 3.8 20 3.6 15 2.7 Custer 30 6.1 100 20.4 25 5.1 70 14.3 31 6.3 5 1.0 11 2.2 9 1.8 103 21.0 17 3.5 15 3.1 30 6.1 Deleware 40 11.7 80 23.5 2 0.6 19 5.6 21 6.2 0 0.0 17 5.0 13 3.8 43 12.6 3 0.9 15 4.4 5 1.5 Elk 33 8.0 136 32.8 12 2.9 57 13.7 13 3.1 4 1.0 7 1.7 14 3.4 71 17.1 16 3.9 5 1.2 5 1.2 Elmer 17 4.5 82 21.5 13 3.4 52 13.6 8 2.1 6 1.6 11 2.9 6 1.6 72 18.9 13 3.4 24 6.3 9 2.4 Evergreen 38 8.5 132 29.4 12 2.7 29 6.5 10 2.2 6 1.3 6 1.3 14 3.1 65 14.5 22 4.9 34 7.6 10 2.2 Flynn 31 7.2 115 26.6 8 1.8 48 11.1 13 3.0 4 0.9 10 2.3 15 3.5 76 17.6 6 1.4 28 6.5 5 1.2 Forester 57 12.9 80 18.1 11 2.5 54 12.2 11 2.5 5 1.1 11 2.5 16 3.6 84 19.0 35 7.9 21 4.8 21 4.8 Fremont 36 8.4 103 24.1 15 3.5 66 15.5 17 4.0 5 1.2 18 4.2 12 2.8 69 16.2 15 3.5 17 4.0 5 1.5 Greenleaf 30 9.1 109 33.1 8 2.4 21 6.4 17 5.2 4 1.2 4 1.2 8 2.4 61 18.5 24 7.3 4 1.2 2 0.6 Lamotte 37 8.2 101 22.4 17 3.8 42 9.3 18 4.0 0 0.0 8 1.8 13 2.9 72 16.0 30 6.7 24 5.3 13 2.9 119 9.3 293 22.8 54 4.2 135 10.5 49 3.8 17 1.3 94 7.3 53 4.1 282 21.9 43 3.3 45 3.5 53 4.1 Maple Valley 53 11.2 141 29.7 8 1.7 39 8.2 15 3.2 5 1.1 15 3.2 14 2.9 83 17.5 14 2.9 11 2.3 8 1.7 Marion 35 7.9 110 24.8 17 3.8 27 6.1 11 2.5 10 2.3 19 4.3 11 2.5 102 23.0 15 3.4 15 3.4 8 1.8 Marlette 90 9.4 210 22.0 28 2.9 121 12.7 26 2.7 2 0.2 24 2.5 19 2.0 169 17.7 29 3.0 80 8.4 22 2.3 Minden 22 11.6 42 22.1 13 6.8 7 3.7 6 3.2 6 3.2 6 3.2 2 1.1 23 12.1 7 3.7 8 4.2 7 3.7 Moore 68 11.6 145 24.8 16 2.7 79 13.5 21 3.6 8 1.4 18 3.1 18 3.1 78 13.3 32 5.5 25 4.3 19 3.2 Sanilac 100 11.9 198 23.5 23 2.7 115 13.7 32 3.8 12 1.4 34 4.0 55 6.5 139 16.5 51 6.1 39 4.6 44 5.2 Speaker 65 11.2 169 29.2 10 1.7 85 14.7 14 2.4 10 1.7 6 1.0 21 3.6 86 14.9 30 5.2 25 4.3 16 2.8 Watertown 60 8.9 138 20.4 11 1.6 75 11.1 25 3.7 11 1.6 39 5.8 26 3.8 158 23.4 31 4.6 28 4.1 36 5.3 Wheatland 14 6.5 50 23.0 4 1.8 24 11.1 6 2.8 0 0.0 7 3.2 6 2.8 38 17.5 11 5.1 9 4.1 13 6.0 133 8.5 419 26.9 10 0.6 283 18.2 50 3.2 19 1.2 71 4.6 41 2.6 277 17.8 102 6.6 55 3.5 55 3.5 1633 8.4 5283 27.1 480 2.5 2390 12.2 703 3.6 257 1.3 671 3.4 656 3.4 3475 17.8 918 4.7 896 4.6 616 3.2 Huron County 913 5.9 4372 28.1 321 2.1 1679 10.8 615 3.9 319 2.0 605 3.9 516 3.3 2922 18.8 852 5.5 697 4.5 537 3.4 Lapeer County 3767 9.2 12237 29.8 767 1.9 4486 10.9 1433 3.5 655 1.6 1499 3.7 2537 6.2 7209 17.6 2298 5.6 2259 5.5 1255 3.1 Bridgehampton Lexington Washington Worth Sanilac County St. Clair County 6517 8.4 21820 28.0 1792 2.3 9497 12.2 4260 5.5 1436 1.8 2982 3.8 4061 5.2 13516 17.3 5300 6.8 3428 4.4 2658 3.4 Tuscola County 1955 7.6 6802 26.3 703 2.7 3333 12.9 1047 4.1 378 1.5 1037 4.0 944 3.7 5254 20.3 1729 6.7 1063 4.1 789 3.1 278079 6.0 1045651 22.5 151656 3.3 550918 11.9 191799 4.1 98887 2.1 246633 5.3 371119 8.0 921395 19.9 351229 7.6 212868 4.6 167731 3.6 State of Michigan �Occupation Mgt., professional & related % Service % Industry Sales & office % Farming, fishing & forestry % Construction, extraction & maint. % Production, transportation & material moving % Ag, forestry, fish & hunting & mining % Cities & Villages Applegate 5 4.6 17 15.6 25 22.9 0 0.0 7 6.4 55 50.5 0 0.0 Brown City 127 21.9 104 17.9 114 19.6 6 1.0 88 15.1 142 24.4 14 2.4 Carsonville 35 15.8 30 13.6 45 20.4 3 1.4 37 16.7 71 32.1 10 4.5 Croswell 168 16.0 157 14.9 188 17.9 7 0.7 110 10.5 421 40.1 7 0.7 Deckerville 106 24.0 78 17.7 92 20.9 5 1.1 34 7.7 126 28.6 13 2.9 Forestville 16 28.6 3 5.4 8 14.3 0 0.0 5 8.9 24 42.9 0 0.0 Lexington 145 32.2 59 13.1 111 24.6 0 0.0 47 10.4 89 19.7 5 1.1 Marlette 193 21.9 149 16.9 174 19.8 21 2.4 76 8.6 267 30.3 34 3.9 Melvin 5 10.2 14 28.6 10 20.4 0 0.0 9 18.4 11 22.4 0 0.0 Minden 10 10.2 21 21.4 12 12.2 10 10.2 12 12.2 33 33.7 12 12.2 Peck 59 23.4 39 15.5 51 20.2 0 0.0 32 12.7 71 28.2 4 1.6 Port Sanilac 75 30.9 27 11.1 67 27.6 3 1.2 25 10.3 46 18.9 5 2.1 Sandusky 305 26.2 214 18.4 254 21.8 9 0.8 25 5.0 323 27.8 15 1.3 Argyle 72 20.5 38 10.8 61 17.3 10 2.8 44 12.5 127 36.1 53 15.1 Austin 62 19.9 41 13.2 65 20.9 15 4.8 28 9.0 100 32.2 49 15.8 Buel 109 19.7 79 14.3 103 18.7 2 0.4 68 12.3 191 34.6 28 5.1 Custer 136 27.8 57 11.6 88 18.0 9 1.8 59 12.0 141 28.8 44 9.0 Deleware 92 27.0 38 11.1 53 15.5 32 9.4 49 14.4 77 22.6 83 24.3 Elk 105 24.6 59 13.8 73 17.1 9 2.1 55 12.9 126 29.5 42 10.1 Elmer 115 30.2 45 11.8 73 19.2 9 2.4 49 12.9 90 23.6 68 17.8 Evergreen 118 26.3 52 11.6 79 17.6 14 3.1 56 12.5 130 29.0 71 15.8 Flynn 92 21.2 68 15.7 73 16.9 27 6.2 51 11.8 122 28.2 74 17.1 Forester 135 30.6 59 13.4 103 23.4 3 0.7 68 15.4 73 16.6 35 7.9 Fremont 102 23.9 59 13.8 94 22.0 13 3.0 51 11.9 108 25.3 49 11.5 Townships Bridgehampton Greenleaf 96 29.2 39 11.9 50 15.2 9 2.7 48 14.6 87 26.4 37 11.2 Lamotte 105 62 13.7 82 18.2 42 9.3 49 10.9 111 24.6 76 16.9 113 9.4 270 22.6 1 0.1 159 13.3 290 24.2 49 3.8 46 9.7 89 18.7 21 4.4 74 15.6 125 26.3 69 14.5 364 23.3 36400/1 197 Maple Valley 120 25.3 Marion 147 33.1 56 12.6 74 16.7 10 2.3 43 9.7 114 25.7 64 14.4 Marlette 272 28.5 120 12.6 183 19.2 37 3.9 117 12.3 224 23.5 133 14.0 Minden 47 24.7 19 10.0 47 24.7 9 4.7 34 17.9 34 17.9 41 21.6 Moore 138 23.6 83 14.2 141 24.1 7 1.2 80 13.7 136 23.2 58 9.9 Sanilac 228 24.9 109 11.9 203 22.1 29 3.2 115 12.5 233 25.4 75 8.9 Speaker 148 25.6 83 14.4 107 18.5 7 1.2 84 14.5 149 25.8 41 7.1 Watertown 202 29.9 98 14.5 155 22.9 7 1.0 76 11.2 138 20.4 38 5.6 Wheatland 61 28.1 40 18.4 34 15.7 4 1.8 31 14.3 47 21.7 35 16.1 Worth 362 23.3 222 14.3 371 23.8 16 1.0 199 12.8 386 24.8 41 2.6 Sanilac County 4835 24.8 2678 13.7 4004 20.5 425 2.2 2327 11.9 5260 26.9 1551 7.9 Huron County 4076 26.2 2189 14.1 3332 21.4 359 2.3 1526 9.8 4097 26.3 1231 7.9 Lapeer County 11043 26.9 5608 13.7 8581 20.9 165 0.4 5687 13.9 9928 24.2 610 1.5 St. Clair County 18708 24.0 11419 14.6 18215 23.4 237 0.3 10050 12.9 19337 24.8 699 0.9 Tuscola County 5976 23.1 4087 15.8 5479 21.2 245 0.9 3390 13.1 6646 25.7 789 3.1 1459767 31.5 687336 14.8 1187015 25.6 21120 0.5 425291 9.2 856932 18.5 49496 1.1 Lexington Washington State of Michigan �Delaware Twp. 1,150 1,100 Population 1,050 I1,000 950 900 1960 1970 1980 Year 1990 2000 Delaware Twp. �Forester Twp. 1200 1100 Population 1000 900 I800 700 600 500 1960 1970 1980 Year 1990 2000 Forester Twp. �Forestville Village 170 160 Population 150 140 I130 120 110 100 1960 1970 1980 Year 1990 2000 Forestville Village �Lexington Twp. 3,800 3,600 3,400 Population 3,200 3,000 I2,800 2,600 2,400 2,200 2,000 1960 1970 1980 Year 1990 2000 Lexington Twp. �Lexington Village 1150 1100 1050 1000 Population 950 900 Lexington Village 850 800 750 700 650 1960 1970 1980 Year 1990 2000 �Mapple Valley Twp. 1150 1100 1050 Population 1000 950 I900 850 800 750 700 1960 1970 1980 Year 1990 2000 Mapple Valley Twp. �Marlette Twp 4,000 3,500 Population 3,000 I2,500 2,000 1,500 1960 1970 1980 Year 1990 2000 Marlette Twp �Fremont Twp. 950 900 850 Population 800 750 I700 650 600 550 500 1960 1970 1980 Year 1990 2000 Fremont Twp. �Port Sanilac Village 700 650 Population 600 550 I500 450 400 350 1960 1970 1980 Year 1990 2000 Port Sanilac Village �Sanilac Twp. 2,800 2,600 2,400 Population 2,200 2,000 I1,800 1,600 1,400 1,200 1,000 1960 1970 1980 Year 1990 2000 Sanilac Twp. �Speaker Twp. 1500 1400 Population 1300 1200 Speaker Twp. 1100 1000 900 1960 1970 1980 Year 1990 2000 �Worth Twp. 4,500 4,000 3,500 Population 3,000 2,500 I2,000 1,500 1,000 500 0 1960 1970 1980 Year 1990 2000 Worth Twp. �Appendix B: Sanilac County Maps �SANILAC COUNTY RECOMMENDED LAND USE MAP □ & IIIIE ~ OPEN SPAa CORXR □ RUlAL R£S/DEN71AL DISTRICT - PROPOSED 1RANSIT S'1S1EJI □ • - lllBAN AMJ GENERAL .5E1Nl7' DISTRICT RUlAL AMJ AGHQLn.fiAL CONSERVATION DISTRICT □ PARKS AMJ li£0EATION • POSSIBLE 1RANSIT S'1S1EJI '?' -ctMIIM7ES a, ctJAS1LIE ARE IJ£NTIFED EROSla# ZaE JUNE 8, 2004 a\alryar" ~--UIII' �SANILAC COUNTY Bedrock Geology LEGEND MINDEN CITY Schock Parisville Ridley Minden Cumber -= - Patz Wetzel Morin Snay Kelley Palms Ridge Frieburger Gilbert W right D Charleston Tyre Spencer FORESTVILLE Potts Polk Holbrook Ritter Seeger Obee e Verona McMillan Hadley tvill Bay City Fores Maurer Huron Line Roads City Village Townships Bedrock Geology D Antrim Shale Bedford Shale D Beres SS & Bedford D Coldwater Shale D Marshall Formation Michigan Formation Sunbury Shale 1::1 D Cass City Russell Mills Robinson Mills Richmondville Pringle Banner re sho Lake Huron View Ruth Hyde Greening Derby Phipps Rowe Church Ruth Cash Fetting Fitch APPLEGATE Willis Roach Croswell Wixson Hall 8th Cullins Farr Shepherd LEXINGTON Harrington Union Baldwin Peck PECK Peck 6 Miles Date: 10/2002 St Clair File: bedrock_sm.apr 4 Vincent 2 Wildcat 0 Fisher Croswell Bullock Black River Parker Cade W ellman Line Todd Kilgore Arendt Cronin Bailey Galbraith Line MELVIN Salisbury Cribbins Brown Brockway Elm Gardner Line Mowerson Murray Brown City Jordan Melvin Brooks Duquette Stimson Bricker Stiles Cork Paldi Fargo Maple Valley Cargill Isles Carroll Aitken Babcock Brown Stilson Wagner Loeding Orchard Prentice Gosline Howard Butler Main Watson Sullivan Aitkins W iltsie Old M 51 Marlette Pritchett Kaylette Page Marlette W alker Townsend Applegate McGill Germania Isles Sandusky Hull Juhl Elmer Cooper Loree Wheeler W ashington Townline Decker Main Marton Boyne Ridge Wood Sandusky Sanilac County Bedrock Geology Church Fitch Elk Stringer Sanilac Sanilac Location Map PORT SANILAC Basler CARSONVILLE Eddy Wilcox e Lak O Connell Adams 1st Maple Grove Ruth Berkshire Davis Custer Smeckert Mayville Goetze Hunt Gates Snover Frenchline Nicol Day Forester Urban Moriarity Walker S Nichol Mushroom E DECKERVILLE Booth Ubly Downington Vatter Miller State W Rangeline Ridge Merriman Wheeler Arnold Leslie Van Dyke Hadley Decker Lamton Deckerville Innes N Shabbona Wheatland Sheldon Stone Severance Burgess Ruth Brady Argyle Argyle �SANILAC COUNTY Soils with Severe Limitations for Basements s LEGEND N Cln C, •- e::..- ......,... <?" location Map 1!!!!!!!!!!!!!!!!!!!!!!5;;;;;;;;;;;;;;;;;;;;;;;;;iil!!!!!!!!!!!!!!!!!!!!-8 M~N MAP PROJECTION: Michigan Georef projectia, • Oblique Mercator. NA083. meters DATA SOURCES: Suil Su1vl!y Gt!OQr:tplWc (SSUftGO) 0-dhl 8ast!! Ml Geograptic Frame.vork Base (v 1b) Road C enledine-s: Developed by IGRE/a.«J to· Emergency 91 1 Road Centerline Basemap Projecl 7/2002 For a detailed descriptions of t he MUSYM soil code symbol, please refer to pdf file named "basement_legend.pdf". Saml8c County SOds w,rr, Severe t.,m11a1,on to, Saseemen ts o.:. lnslitutc fo.- Geo.pallal Research and Educalion EA..nf:RN MIC tllC AN UN I VER.SI-.-V Phone: 734.487 .8487 1'1/1002 �SANILAC COUNTY Hydric Soils s LEG END Roads D OIY O Village - □ MCD Hymie Soils <?" location Map 1!!!!!!!!!!!!!!!!!!!!5i;;;;;;;;;;;;;;;;;;;;;;;;-,l!!!!!!!!!!!!!!!!-8 M~N MAP PROJECTION: Michigan Georef projectia, - Oblique Mercator. NA083. meters DATA SOURCES: Suil Su1vl!y Gt!OQr:tplWc (SSUftGO) 0-dhl 8ast!! Ml Geograptic Frame.vork Base (v1b) Road C enledine-s: Developed by IGRE/a.«J to· Emergency 91 1 Road Centerline Basemap Proj ecl 7/2002 For a detailed descriptions of the MUSYM soil code symbol, please refer to pelf file named "hydric_legend.pdf". Saml8c County - Hydr,c SoliS' lnslitutc fo,- Geo.pallal Research and Educalion EA..nf:RN MIC tllCAN UN I VER.SI-.-V Phone: 734.487 .8487 Dale 11/1002 �SANILAC COUNTY Soils with Severe Limitations to Commercial Development 1!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!5iiiiiiiiiiiiiiii--!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!~& M~N MAP PROJECTION: Michigan Georef projectia, • Oblique Mercator. NA083. meters DATA SOURCES: Suil Su1vl!y Gt!OQr:tplWc (SSUftGO) 0-dhl 8ast!! Ml Geograptic Frame.vork Base (v1b) Road C enledine-s: Developed by IGRE/a.«J to· Emergency 91 1 Road Centerline Basemap Project 7/2002 Fo r a detailed descriptions o f the MUSYM soil code symbol, please refer to pdf file named "comme rc ial_l egend.pdf'. lnslitutc fo,- Geo.pallal Research and Educalion EA..nf:RN MIC tllC AN UN I VER.SI-.-V Phone: 734.487 .8487 O..• 12/2-002 �SANILAC COUNTY Public Facilities å Ý MINDEN CITY Cass City Robinson Ý å Burgess Aitken Babcock Wixson åæÝ Ý Ý 8th Ý Ý Ý Elm Ý æ Vincent Croswell å W ellman Line Parker IGRE Fisher . 0 2 File: public_facilities_sm.apr 4 6 Miles Date: ' 10/2002 St Clair Black River å Wildcat å Union LEXINGTON Cribbins å Ý Æ̀ Wagner å Lake Old M 51 å Roach Croswell Fargo Æ̀ Todd MELVIN å Kilgore Arendt å Galbraith Line Æ̀ Brown Bricker å Greening Loree Phipps Rowe Church Ruth Brown Cork Ýå å Gardner Line åÝ Ridge Ruth Fitch å Duquette Brockway Jordan å Ý Bullock Sanilac County Public Facilities. Cullins Paldi å Mowerson Cronin Cade Salisbury Murray Brown City å Fetting Farr PECK Melvin Brooks Bailey Wilcox æ Peck Peck W iltsie Hall Harrington Stimson 1st æ Carroll Stiles Ý å Ý Ý å åÝ æ Derby å Loeding Stilson Ýæ W alker APPLEGATE å Ýæ Marlette Orchard Isles Shepherd Baldwin Maple Valley Cargill æå ÝÝ å Townsend Pritchett Prentice Gosline Howard Butler Main Watson æ Willis Cash Sandusky Isles åæ Aitkins Sullivan Page Ý Æ̀Ý å Ý Hyde W ashington Æ̀ Hull Elmer Juhl McGill Ñ Æ̀Ý Ý Townline Wheeler Germania Kaylette Mayville Marlette Sandusky Applegate Church Wood Decker Boyne Main Marton Frenchline Sanilac Huron View å Sanilac Walker re sho Elk Ñ Fitch Stringer Eddy å PORT SANILAC Basler CARSONVILLE Adams Cooper Day e Lak O Connell S Nicol åÝ Maple Grove Custer E U % Goetze Hunt Ruth Æ̀ å å Smeckert Miller State Ruth Snover Berkshire Davis Urban Location Map Rangeline Ridge Gates Forester W æ DECKERVILLE Nichol Mushroom Innes Ýæ Ý æÝ Booth å Vatter Moriarity N Ý Banner Downington æ å å Ý å å æ Ý Æ̀ æ æ å å å Ý å Ý æ å Ý Ý å æ Ý å Ý D Mills Shabbona Merriman å Deckerville Ubly Leslie Hadley Van Dyke Decker Arnold Lamton å Wheatland Ý å æ Ý Æ̀ æ æ Sheldon Wheeler Severance Russell Roads City Village Townships 6 CJ Kelley Richmondville Argyle Stone Snay Palms Mills Argyle æ Ý Morin Ý Ridley Brady å Pringle åÝ å æ Ridge U % Ý å æ Church Ý Cemetery Patz Wetzel Minden Cumber å æÝ U % Ý Schock Ý Spencer Frieburger Gilbert W right Parisville å Seeger Holbrook Public Facilities Ñ Hospital School FORESTVILLE Potts Charleston Tyre å Polk æ e Verona McMillan Ritter tvill Bay City Fores Obee Hadley å Maurer Huron Line Legend U % Parks Æ̀ Airports . I \ .ara'l~rMfft.n I YJlfu.fl'V l)ilrlnnl brGN.lf'l,ICW~ RN NIIC-11 1 • F......:. Phare } ~ c ,. �SANILAC COUNTY Quaternary Geology LEGEND MINDEN CITY t:. □ D D Coarse-Textured Glacial Till Dune Sand End Moraines of Coarse-Textured Till End Moraines of Fine-Textured Till End Moraines of Medium-Textured Till Fine-Textured Glacial Till Glacial Outwash Sand and Gravel Lacustrine Clay and Silt Lacustrine Sand and Gravel Medium-Textured Glacial Till Peat and Muck Village - Patz Wetzel D D D D D D D Morin Minden Ridley Snay Kelley Palms Ridge Frieburger Gilbert Cumber Schock Parisville Charleston Tyre Spencer W right Polk Holbrook Ritter Seeger Obee e FORESTVILLE Potts CJ Townships Quaternary Geology Verona McMillan Hadley tvill Bay City Fores Maurer Huron Line Roads City Cass City Russell Mills Robinson Mills Richmondville Pringle N Shabbona Rangeline Ridge Merriman Banner Arnold O Connell Lake Derby Phipps Rowe Ruth Church Fitch Fetting Cash Roach Croswell Wixson Hall 8th Cullins Farr Shepherd LEXINGTON Harrington Union Baldwin Peck PECK Peck 6 Miles Date: 10/2002 St Clair File: quaternary_sm.apr 4 Vincent 2 Wildcat 0 Fisher Croswell Bullock Black River Parker Cade W ellman Line Todd Kilgore Arendt Cronin Bailey Galbraith Line MELVIN Salisbury Cribbins Brown Brockway Elm Gardner Line Mowerson Murray Brown City Jordan Melvin Brooks Duquette Stimson Bricker Stiles Cork Paldi Fargo Maple Valley Cargill Isles Carroll Aitken Babcock Brown Wagner Loeding Orchard Sullivan Gosline Howard Butler Watson Main Prentice Pritchett Kaylette Page Stilson Willis W iltsie Old M 51 McGill Germania Isles Sandusky Hull Elmer Juhl APPLEGATE Marlette Aitkins Sanilac County Quaternary Geology W alker Townsend Applegate Marlette Location Map Greening Loree Wheeler Townline Decker Boyne Main Marton W ashington Cooper Wilcox Hyde Ridge Ruth Sandusky 1st Church Fitch Wood Sanilac Mayville Huron View Sanilac Stringer Elk Eddy Frenchline PORT SANILAC Basler CARSONVILLE Adams Walker re sho Custer Smeckert Miller Maple Grove Snover Ruth Berkshire Davis Urban Moriarity e Lak Day Forester Gates Mushroom Innes Nicol Nichol Vatter E S Goetze Booth Ubly Downington W DECKERVILLE Hunt Deckerville Leslie Van Dyke Hadley Decker Lamton Wheatland Sheldon Wheeler Severance State Argyle Stone Burgess Ruth Brady Argyle �SANILAC COUNTY Soil with Severe Limitation for On-site Septic Systems s LEGEN D g::; ~:!-...._ <?" location Map l!!!!!!!!!!!!!!!!!!!!!--iiiii i i i i i i i - 'il!!!!!!!!!!!!!!!!!!-8 M~N MAP PROJECTION: Michigan Georef projectia, • Oblique Mercator. NA083. meters DATA SOURCES: Suil Su1vl!y Gt!OQr:tplWc (SSUftGO) 0-dhl 8 ast!! Ml Geograptic Frame.vork Base (v1b) Road C enledine-s: Developed by IGRE/a.«J to· Emergency 91 1 Road Centerline Basemap Proj ect 7/2002 For a d etailed descriptions o f the MU SYM soil code symbo l, please refer to pdf file named "septic_legend.pd f ". Dale rmoo2 lnslitutc fo,- Geo.pallal Research and Educalion EA..nf:RN MIC t llCAN UN I VER.SI-.-V Phone: 734.487 .8487 �SANILAC COUNTY Topography LEGEND Schock Roads City Village Townships /V Contours t::J D 600 Parisville 790 620 0 Polk Patz 0 67 Wetzel D Morin Ridley Minden 0 79 79 Snay Kelley Palms 0 Ridge Russell 840 Mills 790 Cass City 780 700 Charleston Tyre Frieburger 0 Cumber 770 Gilbert 77 Obee 780 Spencer 780 Holbrook FORESTVILLE Potts 85 Maurer 0 Verona 77 0 730 W right 78 McMillan Hadley tville Bay City Fores Ritter Seeger MINDEN CITY 80 0 Huron Line Robinson Mills re sho 800 790 750 750 750 680 790 780 Greening 780 Rowe Ruth Phipps Derby 800 Aitken 650 Loeding 8th LEXINGTON 770 690 Vincent Croswell St Clair 800 W ellman Line Parker Bullock Fisher I ,G RE Location Map 0 2 4 6 Miles Contour Interval: 10 Meters File: Topography_sm.apr Date: 10/2002 610 Black River Todd Kilgore 780 Galbraith Line 0 85 590 Cribbins Brown Bricker Cork Duquette Brockway Arendt Cronin Bailey Cade MELVIN Salisbury -1 Elm Gardner Line Mowerson 800 Murray Jordan Melvin Brooks Wildcat Fargo 0 Paldi 81 Stimson Union 740 Farr Cullins Wixson Isles Shepherd Baldwin Maple Valley Cargill PECK 630 Roach Croswell Hall Peck Peck Babcock Wagner Brown Prentice Sullivan Gosline Howard Butler 0 86 Watson Main Orchard Pritchett Old M 51 McGill W iltsie Harrington Brown City Lake Huron View Rid 0 ge 73 APPLEGATE Church Fitch Fetting Cash Sandusky Isles Germania 780 e Lak 0 71 W alker 720 780 780 State Loree Townline Hull Juhl 7 90 Elmer 790 790 Wheeler 790 Kaylette Page Carroll Stiles Sanilac County Topography 830 Ruth 790 770 Decker Boyne Main 0 n 80Marto Stilson Willis Wilcox Hyde Marlette Aitkins 1st PORT SANILAC Townsend Applegate Marlette 0 820 Wood Sandusky W ashington Cooper Mayville Church Fitch Stringer Elk 760 Frenchline Basler Sanilac Sanilac Walker Maple Grove O Connell CARSONVILLE Eddy Miller Goetze Hunt Smeckert Adams 87 Ruth Custer Innes 0 75 Berkshire Davis Gates Snover Nicol Day Forester Urban Moriarity E DECKERVILLE 800 Ubly 7 60 Mushroom W S Nichol Vatter 60 abbona 7Sh Booth 0 Downington 660 Ruth Rangeline Ridge Banner Merriman nd Wheatla 790 Sheldon 770 78 Deckerville Leslie Van Dyke Hadley Decker Arnold 0 Stone 0 78 750 Lamton 78 0 77 78 0 Wheeler 740 Burgess 810 Brady 780 Argyle Argyle 730nce Severa N Richmondville 790 Pringle �SANILAC COUNTY Prime Farmland Soils s LEGEND N R.... □ Cly - □ -II< 0 MCO Prime Faml-and Sols <?" location Map l!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!-a-a-a-a-a-a;;;;;-i!!!!!!!!!!!!!!!!!!!!!!!!!!!!= • w.., MAP PROJECTION: Michigan Georef projectia, - Oblique Mercator. NA083. meters DATA SOURCES: Suil Su1vl!y Gt!OQr:tplWc (SSUftGO) 0-dhl 8ast!! Ml Geograptic Frame.vork Base (v1b) Road Cenledine-s: Developed by IGRE/a.«J to· Emergency 91 1 Road Centerline Basemap Proj ecl 7/2002 For a detailed descriptions of the MUSYM soil code symbol. please refer t o pdf file named ..f annland_legend.pdf'. Saml8c County - Pnm& Faunliltttl So,ts Da:. 11/2002 lnslitutc fo,- Geo.pallal Research and Educalion EA..nf:RN MICtllCAN UNIVER.SI-.-V Phone: 734.487 .8487 �SANILAC COUNTY Land Cover Circa 1800 LEGEND MINDEN CITY Schock Parisville Ridley Minden Cumber Patz Wetzel Morin Snay Kelley Palms Ridge Frieburger Gilbert W right Charleston Tyre Spencer FORESTVILLE Potts Polk Holbrook Ritter Seeger Obee e Verona McMillan Hadley tvill Bay City Fores Maurer Huron Line Roads City Village Townships Land Cover Circa 1800 Beech-Sugar Maple Forest Beech-Sugar Maple-Hemlock Forest Black Swamp Cedar Swamp Hemlock-White Pine Forest Lake/River Mixed Conifer Swamp Mixed Hardwood Swamp Muskeg/Bog Shrub Swamp/Emergent Marsh Wet Prairie White Pine-Mixed Hardwood Forest Cass City Russell Mills Robinson Mills Rangeline Ridge Merriman Wheeler Banner Arnold DECKERVILLE Lake Greening Loree W alker Derby Phipps Rowe Ruth Church Fitch Fetting Cash Marlette Willis Roach Croswell Wixson Hall 8th Cullins Farr Shepherd LEXINGTON Harrington Union Baldwin Peck PECK Peck Date: 10/2002 6 Miles St Clair 4 Vincent File: Land_cover_sm.apr 2 Wildcat 0 Fisher Croswell Bullock Black River Parker Cade W ellman Line Todd Kilgore Arendt Cronin Bailey Galbraith Line MELVIN Salisbury Cribbins Brown Brockway Elm Gardner Line Mowerson Murray Brown City Jordan Melvin Brooks Duquette Stimson Bricker Stiles Cork Paldi Fargo Maple Valley Cargill Isles Carroll Aitken Babcock Brown Stilson Wagner Loeding Orchard Sullivan Gosline Howard Butler Watson Main Prentice Pritchett Kaylette Page Aitkins W iltsie Old M 51 McGill Germania Isles Sandusky Hull Elmer Juhl APPLEGATE Townsend Applegate Marlette Sanilac County Land Cover Circa 1800 Huron View Ruth Wheeler Townline Decker Boyne Main Marton W ashington Cooper Location Map Hyde Ridge Wood Sandusky Wilcox Church Fitch Elk Stringer Sanilac Sanilac 1st PORT SANILAC Basler CARSONVILLE Eddy Mayville re sho O Connell Adams Frenchline e Lak Custer Smeckert Walker Maple Grove Snover Ruth Berkshire Davis Urban Moriarity Miller Goetze Hunt Day Forester Gates Mushroom Innes Nicol Nichol Vatter E S Booth Downington Ubly Leslie Van Dyke Hadley Decker Lamton Deckerville W State Shabbona Wheatland Sheldon Stone Burgess Ruth Brady Argyle Argyle Severance N Richmondville Pringle �SANILAC COUNTY Woodlots Circa 1978 LEGEND Roads City Village Townships Woodlots D Aspen, Birch D Central Hardwood D Christmas Tree Plantation D Lowland Conifer Lowland Hardwood D Northern Hardwood Other Upland Conifer D Pine Wooded Wetland 1::1 D MINDEN CITY 'D 'a I Morin Minden Ridley Snay Kelley Palms Ridge Cass City Mills "6 Mills Pringle DECKERVILLE e Lak re sho Lake Huron View Ruth Sandusky Hyde Greening Loree Wheeler W ashington Derby Phipps Rowe Church Ruth Cash Fetting Fitch APPLEGATE Willis Roach Croswell Wixson Hall 8th Cullins Farr Shepherd LEXINGTON Harrington Union Baldwin Peck PECK Peck 6 Miles Date: 10/2002 St Clair File: woodlots_sm.apr 4 Vincent 2 Wildcat 0 Fisher Croswell Bullock Black River Parker Cade W ellman Line Todd Kilgore Arendt Cronin Bailey Galbraith Line MELVIN Salisbury Cribbins Brown Brockway Elm Gardner Line Mowerson Murray Brown City Jordan Melvin Brooks Duquette Stimson Bricker Stiles Cork Paldi Fargo Maple Valley Cargill Isles Carroll Aitken Babcock Brown Stilson Wagner Loeding Orchard Prentice Gosline Howard Butler Main Watson Sullivan Aitkins W iltsie Old M 51 Marlette Pritchett Kaylette Page Marlette W alker Townsend Applegate McGill Germania Isles Sandusky Hull Juhl Elmer Townline Decker Main Marton Boyne Ridge Wood Church Fitch Elk Stringer Sanilac Sanilac Cooper Sanilac County Woodlots PORT SANILAC Basler CARSONVILLE Eddy Wilcox Maple Grove O Connell Adams Location Map Ruth Berkshire Davis Custer Smeckert 1st Goetze Hunt Booth Gates Snover Mayville Nicol Day Forester Urban Moriarity E S Nichol Mushroom Frenchline W State Banner Ubly Downington Vatter Walker ~ ii Rangeline Ridge Merriman Wheeler Arnold Leslie Van Dyke Hadley Decker Lamton Deckerville Miller N Shabbona Wheatland Sheldon Stone Burgess Ruth Brady Argyle • Richmondville .., Argyle Innes ""' Russell Robinson Severance -- Patz Wetzel " Frieburger Gilbert Cumber Schock Parisville Charleston Tyre Spencer W right Polk Holbrook Ritter Seeger ) Obee e Verona McMillan Hadley tvill Bay City Fores Maurer Huron Line □ FORESTVILLE Potts �SANILAC COUNTY Transportation LEGEND MINDEN CITY Schock Parisville Patz Wetzel Ridley Minden Cumber Railroads Airports Roads City Village Townships Morin Snay Kelley Palms Ridge Frieburger Gilbert W right Charleston Tyre Spencer FORESTVILLE Potts Polk Holbrook Ritter Seeger Obee e Verona McMillan Hadley tvill Bay City Fores Maurer Huron Line Cass City Russell Mills Robinson N Mills Richmondville Pringle Rangeline Ridge Merriman Wheeler Banner Arnold Lake Huron View Ruth Greening Loree Wheeler Derby Phipps Rowe Church Ruth Cash Fetting Fitch APPLEGATE Willis Roach Croswell Wixson Hall 8th Cullins Farr Shepherd LEXINGTON Harrington Union Baldwin Peck PECK Peck 6 Miles Date: 10/2002 St Clair File: transportation_sm.apr 4 Vincent 2 Wildcat 0 Fisher Croswell Bullock Black River Parker Cade W ellman Line Todd Kilgore Arendt Cronin Bailey Galbraith Line MELVIN Salisbury Cribbins Brown Brockway Elm Gardner Line Mowerson Murray Brown City Jordan Melvin Brooks Duquette Stimson Bricker Stiles Cork Paldi Fargo Maple Valley Cargill Isles Carroll Aitken Babcock Brown Stilson Wagner Loeding Orchard Prentice Gosline Howard Butler Main Watson Sullivan Aitkins W iltsie Old M 51 Marlette Pritchett Kaylette Page Marlette W alker Townsend Applegate McGill Germania Isles Sandusky Hull Juhl Elmer Townline Decker Boyne Main Marton W ashington Cooper Sanilac County Transportation Hyde Ridge Wood Sandusky Location Map Church Fitch Elk Stringer Sanilac Sanilac Wilcox PORT SANILAC Basler CARSONVILLE Eddy 1st re sho O Connell Adams Mayville e Lak Custer Smeckert Frenchline Maple Grove Snover Ruth Berkshire Davis Urban Moriarity Walker Goetze Hunt Day Forester Gates Mushroom Miller Nicol Nichol Vatter Innes S DECKERVILLE Booth Downington Ubly Leslie Van Dyke Hadley Decker Lamton Deckerville E State Shabbona Wheatland Sheldon Stone Severance W Burgess Ruth Brady Argyle Argyle �SANILAC COUNTY Wetlands LEGEND MINDEN CITY Schock Parisville Ridley Snay Kelley Palms Ridge Cass City Russell Mills Robinson Mills ,,,. Rangeline Goetze Hunt e Lak re sho Maple Grove Ruth Berkshire i. PORT SANILAC Basler Lake Huron View Sandusky Hyde Greening Ridge Ruth Church Fitch Stringer Sanilac Sanilac Townline Derby Phipps Rowe Church APPLEGATE Townsend Babcock Brown Roach Croswell Wixson 8th LEXINGTON Union Harrington Peck Wildcat Vincent Croswell 2 I ,G RE Fisher 4 Date: 10/2002 6 Miles St Clair Black River Parker Cade File: wetlands_sm.apr .er; W ellman Line Bullock 0 Todd Kilgore Arendt Cronin Bailey Galbraith Line MELVIN Salisbury Cribbins Brown Duquette Brockway Elm Gardner Line Mowerson Murray Brown City Jordan Melvin Brooks Bricker Cork Paldi Fargo PECK Peck Stimson Wilcox Aitken Hall Cullins Farr Shepherd Baldwin Maple Valley Cargill Isles Carroll Stiles 1st Wagner Loeding Orchard Prentice Gosline Howard Butler Watson Main Stilson Willis W iltsie Old M 51 Marlette Aitkins Sullivan Page Marlette oD Pritchett - Sanilac County Wetlands Ruth .. -0 Location Map W alker 0 Applegate McGill Kaylette Mayville Fitch cl'' Fetting D b Cash Isles Germania Frenchline . d ~ Sandusky , Hull Elmer 'lf=s:;} 0 Loree ~-. W ashington ,o u Juhl SJ MilDler Wheeler Decker (! Walker 0 0 ~-: Cooper Elk "'~ Wood Boyne Main Marton ·('. 0 "' Nicol CARSONVILLE Eddy ,- Cc,, O Connell ,, _ ~~ • Smeckert ~ ~ 0 :.. Forester er' Custer Innes ~ Ridge = Snover k:> Adams Davis Cl I Moriarity S Day D53 0 E DECKERVILLE 0 a ban Ura= W - --+-- ~ + - h+-~---e'I. a Gates cy \l D Nichol Vatter Shabbona ,:1.+--+____;f---+~i----+ Booth Downington "' Ubly Leslie Hadley Van Dyke ~~" 4"' or;,. ,. Mushroom Banner ·, Deckerville ~ ""'- Merriman Wheeler ~ ~ Q, • Arnold ·,..,. c;J Decker Lamton I\. Wheatland Sheldon Stone State Argyle N Burgess Ruth Brady Argyle ..,. ;r · Richmondville Pringle Severance -D Patz Wetzel Minden Cumber 1::1 D Morin Frieburger Gilbert W right Charleston Tyre Spencer Roads City Village Townships Wetlands Beach/Bar C J Emergent D Forested Open Water C J Scrub-Shrub FORESTVILLE Potts Polk Holbrook Ritter Seeger Obee e Verona McMillan Hadley tvill Bay City Fores Maurer Huron Line �SANILAC COUNTY Watersheds (Hydrography) LEGEND County Line Creek rain Paris D River South Fork Cass River River Mill Creek Benhke Creek rain tin D Cass Branch North ass Fork C Rivers Lakes Drains Roads City Village Townships Rivers Lakes Watersheds Birch-Willow Cass Flint Pigeon-Wiscoggin ST. Clair FORESTVILLE Aus South MINDEN CITY Martell Creek Elk Creek r G nm ee an Cr k ee Big Gulley Creek Indian Creek ck R Bla tin Drain Evergreen and Aus Bishop Drain iver Middle Branc h Cass Riv N Big Cre ek reek Big C W u So er c ran th B DECKERVILLE Cherry Creek S ek ter Cre F ores Sherman Creek er Riv Black River as s hC rth No Creek Miller ite Wh Daunt nch Bra Branch E Tu rtl ek Cre e k ree rd C wfo Cra Cr ee k k CreeSANILAC iens LPORT CARSONVILLE Herron Creek Bl ac k Sou th Smalldon Drain Bran c E lk h Ca ss R iver Cre ek Sandusky n Dr ai n in Dr a Ri ve r rain ett D M Rick Riv er Ca ss Drain ran ch ain Dr Potts So uth B ld na Do Mc k r Black Rive Marlette Cree APPLEGATE ul le Hale enzie Mc K Arnot Creek Colu eek Drain Spring Cr Taylor Drain Croswell m bus Fletcher Drain kR Blac iver Setter Drain Black River Mu llan ey Brown City Seym our C reek Cork Drain Drain Macklem Drain Elk Creek Dra i Bla ck Cre ek Mason Drain in Dra an Tom MELVIN D lair St C and c ila San York Drain 0 Mill C reek n Varney Drain Location Map Sanilac County Watersheds (Hydrography) LEXINGTON PECK Lapeer and San ilac Drain Scott Mill Creek Drain Mills Creek 2 File: watersheds_sm.apr rain Jacks on Creek 4 6 Miles Date: 10/2002 Birch C reek �Appendix C: Sanilac County Airport Plan Maps �MARLETTE TOWNSHIP (77G) FREQ CTAF/U (UNMON) 895' ELEV 122.8 CLEVELAND CTR 127.7 N t 2 SCALE IN MILES 5-03 RwY 01 / 19 3500 ' X 75 ' (I067M X 23M) RwY 09 / 27 3800' X 75' <1l59M X 23M) 10062.llA 74-12 L □ CATI □ N 3 ~ -50 ' / ~ +2P ~ +24' -- g +()IS' POND 19 ® CULTI VA TED D ~- o:: B ir, +40 ' - § +25' 0 0 ts· ~ CE METERY (') 8 CULTI VA TED +IS' §.so·O 800 S~ET SKETCH RWY LENGTH BEYOND DISPLACED THR 01/ –– * 09/ –– 19/ –– * 27/ –– COORDINATES 43° 18.71'N 083° 05.45'W FM CITY: 1.0 mi SW LGT: ROTG BCN. MIRL, REIL, PAPI–STD PCL CTAF. MGR: Ted Huntoon Richard Long, Asst PH: 989-635-3431 (Res Eve) 989-635-3596 (Asst day) FBO: Burton Aviation 989-635-3500 ATND: M-F, 0800 - 1700 RDO NAV AIDS: IAP, 114.0 (ECK) 289° 16.7 NM to fld. FUEL: 100LL** RPR: Major A & P WX: FSS LAN 800-992-7433, DTN SNW RMVL: Yes TRNSP: None* MEALS: In town, 1.0 mi RON: B&B 0.3 mi l Coml lndg fee $10.00. l Admin bldg access—depress V, then simultaneous III-II, then I. l Glider opns. l TPA- 1695' MSL (800' AGL). l **Self serve credit card 24 hrs. - 151 - A B C D E F G H I J K L M N O P R S T V W Y Z License General Utility �r/c-·? .:· __ . ..;)i 0 1000 2000 3000 SCALE 1"=1 000' ~- ass-~, ~ ..:l \ 0 . c:i::: 1~b ~ ?.4 MICHIGAN AERONAUTICS COMMISSION ._MDOT ' 8~1 - \ , • 8-7 2 . > t --~-,_..,....- - I ..... - c-:-- ·-\t:: I q;<r-1. ~ ' I fr . . ~-:.~. ~ -,. . ~ r A75} ;I I r 19 ~ _,~~- ,-rI 86 1 LAND USE ZONING Marlette Township MICHIGAN ~OEl'-"""1-JITCl'~•rv- ........ c : , ~ ----t;--..0, DEPARTMEN T Of TRAN SP ORTATION BUREAU Of AERONAU TI CS LANSING, MICHIGAN ""' ---=- Af V IS IOh S ZONING 74-12 �ACCIDENT SAFETY ZONES, LAND USE GUIDELINES AND PLANNING STRATEGIES FOR NEW DEVELOPMENT Accident Safety Zone Zone 1 (See Special Note) Land Use Characteristics Land .Use Guidelines Land Use Planning Strategies *All aviation uses are acceptable Population Density Residential vs. Non-Residential Land Use Avoid land uses which concentrate people indoors or outdoors. Prohibit all residential land uses. All nonresidential land uses permitted outright subject to the Population Density and Special Function Land Use guidelines. I. 0-5 people/acre. 2. Airport sponsor should purchase property if possible. 3. Zone land uses, which by their nature, will be relatively unoccupied by people (i.e. mini-storage, small parking lots). 1. Create a height hazard overlay ordinance 2. 3. 4. 5. 6. 7. 8. Special Function Land Use around the airport. Airport sponsor should purchase property if possible. Airport sponsor should obtain avigation and obstruction easements. During the site development pr()cess, shift all structures away from the runway centerlines if possible. Landscaping requirements shall establish only low growing vegetation. Prohibit high overhead outdoor lighting. Require downward shading of lighting to reduce glare. Evaluate all possible permitted conditional uses to assure compatible land use. I. Prohibit overhead utilities and all noise sensitive land uses. 2. Zone land for uses other than for schools, play fields, hospitals, nursing homes, daycare facilities and churches. 3. Limit storage of large quantities of hazardous or flammable material. 4. Ensure permitted uses will not create large areas of standing water, or generate smoke/steam, etc. Special Note: Since the dimensions of Zone 1 correspond to the dimensions of the Runway Protection Zone (RPZ), those airports receiving federal grant dollars from the FAA's Airport Improvement Program, shoul.p-sfro.ngly consider purchas~g the RPZ or otherwise acquire rights to the property for the RPZ.. ·· �- - - - - - - ------ - COMPATIBLE LAND USE MATRIX Land Use Guidelines Land Use Planning Strategies Accident Safety Zone Land Use Characteristics Zone2 Population Density Avoid land uses which concentrate people indoors or outdoors. 1. 0-5 people/acre. 2. .zone land uses, which by their nature, will be relatively unoccupied by people (ie. mini-storage, small parldng lots). Residential vs. Non-Residential Land fie Prohibit all residential land uses. All nonresidential land uses permitted outright subject to the Population Density and Special Ftmction Land Use guidelines. 1. Create a height hazard overlay ordinance around the airport. 2. Obtain avigation and obstruction easements. 3. During site development process, shift all structures away from the runway centerlines if possible. 4. Prohibit mobile home parks. 5. Landscaping requirements shall establish only low growing vegetation 6. Prohibit high overhead outdoor lighting. 7. Require downward shading of lighting to reduce glare. 8. Evaluate all possible permitted conditional uses to assure compatible land use. Special Function Land Use *All aviation uses are acceptable 1. Prohibit overhead utilities and all noise sensitive land uses. 2. 2.one land for uses other than for schools, play fields, hospitals, nursing homes, daycare facilities and churches. 3. Limit storage of large quantities of hazardous or flamnable material 4. Fnsure pennitted uses will not create large areas of standing water, or generate smoke/steam, etc. �COMPATIBLE LAND USE MATRIX Land Use Planning Strategies Land Use Guidelines Accident Safety Zone Land Use Characteristics Zone3 Population Density Avoid land uses which concentrate people indoors or outdoors. Residential vs. Non-Residential Land Use I. Create a height hazard overlay ordinance around the airport. 2. Obtain avigation and obstruction easements. 3. During site development process, shift all structures away from the runway All non-residential centerlines if possible. land uses permitted 4. Prohibit mobile home parks. outright subject to the Special Function 5. Landscaping requirements shall establish only low growing vegetation. Land Use 6. Prohibit high overhead outdoor lighting. guidelines. 7. Require downward shading of lighting to reduce glare. 8. Evaluate all possible permitted conditional uses to assure compatible land use. *All aviation uses are acceptable 1. < 25 people/acre. 2. Z.one land uses, which by their nature, will be relatively unoccupied by people (i.e. mini-storage, srmll parlcing lots). Limit residential development to Low Density housing standards. ·- Special Function Land Use 1. Prohibit overhead utilities and all noise sensitive land uses. 2. Z.one land for uses other than for schools, play fields, hospitals, nursing homes, daycare facilities and churches. 3. Limit storage of large quantities of hazardous or flammable material. ,I - 1 ----- ... :11 __ ... ___ ... .., 1--- �COMPATIBLE LAND USE MATRIX Land Use Planning Strategies Land Use Guidelines AccJdent Safety Zone Land Use Characteristics Zone4 Population Density Limit population concentrations. Residential vs. Non-Residential Land Use 1. Create a height hazard overlay ordinance Limit residential around the airport. development to Low 2. Obtain avigation easemmts. Density housing 3. Clustered development to maintain density standards. as long as open space remains unbuilt. Place clustered development away from ex All non-residential tended runway centerline. land uses permitted 4. Prohibit mobile home parks. outright subject to the Special Function 5. Require downward shading of lighting to reduce glare. Land Use 6. Evaluate all possible permitted conditional guidelines. uses to assure compatible land use. "'All aviation uses are acceptable \ Special Function Land Use 1. < 40 people/acre in buildings, < 75 persons/acre outside buildings. 1. Evaluate noise sensitive land uses in light of aircraft noise contour lines (if available) when establishing new zoning. 2. Prohibit high overhead utilities and all noise sensitive land uses. 3. Z.One land for uses other than for schools, play fields, hospitals, nursing homes, daycare facilities and churches. 4. Limit storage of large quantities of hazardous or flammable material. " Rn<:lnrp- ., 11<:lf><:l u.1m nnt ~rP~tP 1,,,.,_ �- - - - - - - - -- - COMPATIBLE LAND USE MATRIX Land Use Guidelines Land Use Planning Strategies Accident Safety Zone Land Use Characteristics Zone 5 Population Density Avoid land uses which concentrate people indoors or outdoors. 1. 0-5 people/acre. 2. Z.one land uses, which by their nature, will be relatively unoccupied by people (ie. mini-storage, small parldng lots). Residential vs. Non-Residential Land Use Prohibit all residential land uses. All nonresidential land uses permitted outright subject to the Population Density and Special Function Land Use guidelines. 1. Airport sponsor should purchase property if possible. 2. Create a height hazard overlay ordinance around the airport. 3. Obtain avigation and obstruction easements. 4. During site development process, shift all structures away from the runway centerlines if possible. 5. Landscaping requirements shall establish only low growing vegetation. 6. Prohibit high overhead outdoor lighting. 7. Require downward shading of lighting to reduce glare. 8. Evaluate all possible permitted conditional uses to assure compatible land use. *All aviation uses are acceptable ._ Special Function Land Use - 1. Prohibit overhead utilities and all noise sensitive land uses. 2. Z.one land for uses other than for schools, play fields, hospitals, nursing homes, daycare facilities and churches. 3. Limit storage of large quantities of hazardous or flammable material. 4. Ensure permitted uses will not create large areas of standing water, or generate smoke/steam, etc. I i �A B C D E F G H I J K L M N O P R S T V W Y Z IL IN OH WI ON SANDUSKY CITY (Y83) FREQ CTAF/U (UNMON) SANDUSKY CITY AIRPORT 122.8 776' ELEV 2 t 3 SCALE IN MILES 06-03 R\./Y 09/27 3000' X 75' (915M X 23c) R\./Y 18/36 2300' X 150' (701M X 46ri) 10323.!A 74-9 L □ CATI □ N CULTIVATED CULTIVATED 3000' X 75' Q IE] 0 '.'j_-, ~ 0+60' 7\ ~ ~cu', CULTIVATED ,, 7\~ CULTIVATED I V +60' ' -;\~ -;\~ 'i 'L (/) :::J co O --36~~ j3 z q EMBANKMENT 0 ■ ■ __ - ~ 6 3 T-T\_ >- ~DITCH -10' CUSTER V) RD o• _1T~-,~-,~-,~-,~-, +40 +20 '>~~AT~-,~-,~-,---,~ +30' wW +51' I 600 SCALE IN FEET SKETCH RWY LENGTH BEYOND DISPLACED THR 09/ –– * 18/ –– 27/ –– * 36/ 1917' COORDINATES 43° 27.33'N 082° 50.49'W FM CITY: 2.5 mi N LGT: ROTG BCN RIEL, MIRL, PAPI rwy 9/27 key mic 5X CTAF. MGR: Joe Allen PH: 810-648-4194 810-648-4444 (City Hall) 810-648-9894 (Unatnd Arpt) FBO: Sandusky Svc 810-710-0080 ATND: Ireg NAV AIDS: 114.0 (ECK) 341° 13.2 NM to fld. FUEL: 100LL* RPR: Major A&P ireg or by arngmt** WX: FSS LAN 800-992-7433, DTN SNW RMVL: Yes–call ahead TRNSP: Rntl car 810-648-2848 (prior req), taxi 810-679-4090, bus sys 810-657-9311. CC call ahead MEALS: In town RON: In town l l l l *For fuel 810-648-4194, 810-710-0080 or 810-648-2000 (Sheriff). Birds & deer on & invof arpt. 3 ft embankment 50' from Rwy 36 thr. ** For A&P service call 810-648-4194. - 220 - License General Utility �CROSWELL, ARNOLD FIELD (55G) FREQ CTAF/U UNMON 780' 122.8 N t ELEV 2 3 SCALE IN MILES 11-03 09699,02A 74-10 LOCATION 2570' X 75' RwY 07/25 (783M X 23M) CULTIVATED 2585' X 140' RwY 18/36 (788M X 43M) ~ cj C "' +20' u 0 L 0 +15' T 0 _J _J I V w ::, A (/) □ T 0 "'u +20' E D 0 0 CULTIVATED +25' g-r--r--r--r ROACH CULTIVATED RD, 500 SCALE IN FEET SKETCH RWY LENGTH BEYOND DISPLACED THR 07/ 2030' * 18/ 2085' 25/ –– * 36/ 2115' COORDINATES 43° 17.86'N 082° 36.44'W FM CITY: 2.0 mi NE LGT: LIRL not for pub use. MGR: Bart Perry PH: 810-679-2487 810-679-8010 (Eve) FBO: None ATND: Unatnd NAV AIDS: 114.0 (ECK) 079° 5.0 NM to fld. FUEL: None RPR: None WX: FSS LAN 800-992-7433 SNW RMVL: No TRNSP: Taxi 810-679-4090 MEALS: In town RON: In town, 2.0 mi CC l Winter opns skis only. Arpt clsd Nov-Mar l Admin bldg access—depress V, then simultaneous III-II, then I. - 47 - License Basic Utility A B C D E F G H I J K L M N O P R S T V W Y Z ■ �Appendix D: Models for Threshold Standards and Impact Assessment for All Site Plans And Site Plan Reviews �Development of Threshold Standards and Obtaining Impact Assessment for Review of Proposed Projects Threshold standards and impact assessments are important devices to help municipalities ensure and maintain a good quality of life within a given municipality. Threshold standards are developed as a checklist to coincide with the master plan and provide a guideline as to how individual processes of a municipality shall be coordinated and executed. When threshold standards are executed properly, processes and functions within a municipality will work efficiently, and should improve the quality of living within a given community. Impact assessment standards should be required to be provided by -all prospecting developers for any new development plan. An impact assessment is a written statement from a developer providing information regarding the projected environmental impacts of the proposed development. Within the impact assessment should also be a statement of remediation intent for any and all natural environments that will be disturbed such as a wetland, throughout the course of the development project Impact Assessment Standards Fiscal - evaluation of impact on County operations, capital improvements and development impact fee revenues and expenditures. Standards to be applied in three ways 1. Ensure quality of life objectives be met over the Plans life �2. Standards could be used in evaluation of individual development projects to determine the possible impacts of the project and to apply appropriate conditions and requirements in order to mitigate those impacts. 3. All standards to be monitored on a yearly basis to ensure cumulative impacts of new growth did not result in a deterioration of quality of life, as measured by these standards. These can be County Standards, Local Standards and/or Site Specific Standards These can be residential and non-residential Possible Community Threshold Standards ( To be determined by local Government Units). Threshold standards Air Quality Annual report on Air Pollution- impact of growth on air quality Fiscal Annual report to evaluate impacts of growth on government operations, capital improvements, and development impact fee revenues and expenditures. Police Respond to 84% of Priority I emergency calls within ___ minutes and maintain average response time of ____ minutes. Respond to Priority II urgent calls within? minutes and maintain average response time of ___ minutes. Fire/EMS Respond to calls within ___ minutes for 85% of the calls. �Schools Annual report required to evaluate school districts ability to accommodate new growth. Library Provide 500 square feet of library space adequately equipped and staffed Per 1,000 population. Parks and Maintain ___acres of neighborhood and community parkland with Recreation appropriate facilities per____ residents. Tourism along the Lake and in other areas to meet projected Load. Sidewalks and trails can be in this area or in Transportation Water Annual report from water service agencies on impact of growth and future water availability. Sewer Sewage flows and volumes shall not exceed____ standards. Annual report reviewing performance on impact of sewer capacity. Drainage report Sewage flows and volumes shall not exceed____ standards. Annual reviewing performance of storm drain systems. Transportation Maintain Level of Service (LOS)____ or better as measured by observed average travel speed on all class____ roads, gravel, paved, rural and on signalized arterial roads, except that during peak hours, an LOS____ can occur for no more than any 2 hours of the day. LOS varies from rural or agricultural to tourism and/or second home areas. Those signalized intersections that do not meet the above standard may continue to operate at their current LOS but shall not worsen. Sidewalks and trails can be in this area or in Parks and Recreation �Health Maintain needed health services. Annual reports on health care needs. ANNUAL GROWTH Adequate public facilities requirements are a major growth management tool. Set standards and specify analysis that determine adequacy for transportation, public schools, water and sewer, drainage, police, fire/ems, parks and recreation, libraries, and health. TIERED DEVELOPMENT REVIEW PROCESS TIER I TIER II TIER III GENERAL DEVELOPMENT PLAN SECTIONAL PLANNING AREA PLAN & PUBLIC FACILITIES FINANCE PLAN TENTATIVE MAP Tests feasibility of project per threshold standards Demonstrates consistency of each phase with threshold standards Project must guarantee conformance to threshold standard prior to building Allocates project share of Public Facilities Requirements Locates & describes public facilities needed for each Phase Construction of public facilities guaranteed Identifies financing Options Identifies cost, financial responsibility & proposed financing method for each public facility Specific financing mechanisms established �Excerpts from “Chasing the Past or Investing in the Future” by the Land Policy Institute Some of the recommendations for Non-metro Areas:             Recognize the structural disadvantage faced by non-metro communities and the possibility that economic growth may be more favorable to metropolitan areas. Furthermore, factor into decision-making the possibility that it may become increasingly difficult for non-metro areas to compete for the drivers of growth in the New Economy. Recognize the more limited marginal impacts of such growth drivers as knowledge workers, college graduates, 25- to 34-year-olds and colleges and universities in non-metro areas. Employ other creative strategies. Recognize that non-metro communities are still generally more dependent upon traditional industries, such as agriculture. Nurture such industries in order to maintain the economic base they currently afford. Champion a national initiative to thoroughly examine the role of agriculture and manufacturing activities that currently anchor economic activity in non-metro areas. Recognize that the New Economy may be more difficult to leverage in non-metro areas, explore the concept of “New Agriculture.” For example, agriculture can be better tied to emerging opportunities in information and telecommunication technology, financial services and renewable energy. Pursue opportunities for gray infrastructure investments that would result in job creation. In fact, non-metropolitan places were shown to have a high potential for per capita income growth as a result of gray infrastructure investment. The 2009 ARRA legislation presents opportunities for nonmetro areas to redefine themselves. Pursue opportunities to connect the rural economy to those of nearby metro areas. Rural bedand breakfasts, farm-based recreational facilities, non-metro hunting and fishing facilities, outdoor recreation facilities, non-metro roadside stands, well-advertised rural fairs, prepared packaged foods production on farms, assisted-living facilities in rural areas, marinas, horse parks, use of barns as storage facilities, rural business incubators and rural winter amenities that connect rural and metro areas have been pursued successfully by many. Urban farmers’ markets and food fairs may also offer opportunities. Recognize that the infrastructure needs of non-metro areas may be different than those in nonmetro areas. In addition to traditional gray infrastructure, the facilities mentioned above may well be necessary for non-metro communities. The fact that favorable tax strategies potentially result in population attraction may offer an opportunity to repopulate non-metro areas. Non-metro communities should, however, note that unless job opportunities are created, such population growth may not bring meaningful benefits. Recognize the fact that service activities and manufacturing yield significantly better returns with respect to employment and income. Explore service activities that are synergistic with the asset base of non-metro communities. Pursue a national initiative to investigate the New Economy elements that tie in better with nonmetro economies. Pursue opportunities for partnerships with foundations and others committed to the issue of rural poverty to address rural poverty and prevent further downward spiral in rural economies. �U.S. Census Bureau AMERICA1 FactFinder DP-1 Profile of General Population and Housing Characteristics: 2010 2010 Demographic Profile Data NOTE: For more information on confidentiality protection, nonsampling error, and definitions, see http://www.census.gov/prod/cen2010/profiletd.pdf. GEO: Sanilac County, Michigan Subject SEX AND AGE Total population Under 5 years 5 to 9 years 10 to 14 years 15 to 19 years 20 to 24 years 25 to 29 years 30 to 34 years 35 to 39 years 40 to 44 years 45 to 49 years 50 to 54 years 55 to 59 years 60 to 64 years 65 to 69 years 70 to 74 years 75 to 79 years 80 to 84 years 85 years and over Median age (years) 16 years and over 18 years and over 21 years and over 62 years and over 65 years and over Male population Under 5 years 5 to 9 years 10 to 14 years 15 to 19 years 20 to 24 years 25 to 29 years 30 to 34 years 35 to 39 years 40 to 44 years 45 to 49 years 50 to 54 years 55 to 59 years 60 to 64 years 65 to 69 years 70 to 74 years 75 to 79 years 80 to 84 years 85 years and over 1 of 4 Number 43,114 2,513 2,749 2,944 3,008 2,169 2,112 2,178 2,372 2,749 3,277 3,550 3,179 2,735 2,285 1,848 1,415 1,063 968 42.8 34,269 32,926 31,455 9,160 7,579 21,315 1,285 1,398 1,413 1,558 1,096 1,104 1,106 1,183 1,354 1,650 1,798 1,616 1,342 1,110 871 645 452 334 Percent 100.0 5.8 6.4 6.8 7.0 5.0 4.9 5.1 5.5 6.4 7.6 8.2 7.4 6.3 5.3 4.3 3.3 2.5 2.2 (X) 79.5 76.4 73.0 21.2 17.6 49.4 3.0 3.2 3.3 3.6 2.5 2.6 2.6 2.7 3.1 3.8 4.2 3.7 3.1 2.6 2.0 1.5 1.0 0.8 09/19/2011 �Subject Median age (years) 16 years and over 18 years and over 21 years and over 62 years and over 65 years and over Female population Under 5 years 5 to 9 years 10 to 14 years 15 to 19 years 20 to 24 years 25 to 29 years 30 to 34 years 35 to 39 years 40 to 44 years 45 to 49 years 50 to 54 years 55 to 59 years 60 to 64 years 65 to 69 years 70 to 74 years 75 to 79 years 80 to 84 years 85 years and over Median age (years) 16 years and over 18 years and over 21 years and over 62 years and over 65 years and over RACE Total population One Race White Black or African American American Indian and Alaska Native Asian Asian Indian Chinese Filipino Japanese Korean Vietnamese Other Asian [1] Native Hawaiian and Other Pacific Islander Native Hawaiian Guamanian or Chamorro Samoan Other Pacific Islander [2] Some Other Race Two or More Races White; American Indian and Alaska Native [3] White; Asian [3] White; Black or African American [3] White; Some Other Race [3] Race alone or in combination with one or more other races: [4] White Black or African American American Indian and Alaska Native 2 of 4 Number 41.9 16,875 16,189 15,435 4,171 3,412 21,799 1,228 1,351 1,531 1,450 1,073 1,008 1,072 1,189 1,395 1,627 1,752 1,563 1,393 1,175 977 770 611 634 43.6 17,394 16,737 16,020 4,989 4,167 Percent (X) 39.1 37.5 35.8 9.7 7.9 50.6 2.8 3.1 3.6 3.4 2.5 2.3 2.5 2.8 3.2 3.8 4.1 3.6 3.2 2.7 2.3 1.8 1.4 1.5 (X) 40.3 38.8 37.2 11.6 9.7 43,114 42,600 41,649 150 195 144 35 32 42 9 12 2 12 7 0 3 0 4 455 514 211 65 99 107 100.0 98.8 96.6 0.3 0.5 0.3 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 1.1 1.2 0.5 0.2 0.2 0.2 42,148 269 419 97.8 0.6 1.0 09/19/2011 �Subject Asian Native Hawaiian and Other Pacific Islander Some Other Race HISPANIC OR LATINO Total population Hispanic or Latino (of any race) Mexican Puerto Rican Cuban Other Hispanic or Latino [5] Not Hispanic or Latino HISPANIC OR LATINO AND RACE Total population Hispanic or Latino White alone Black or African American alone American Indian and Alaska Native alone Asian alone Native Hawaiian and Other Pacific Islander alone Some Other Race alone Two or More Races Not Hispanic or Latino White alone Black or African American alone American Indian and Alaska Native alone Asian alone Native Hawaiian and Other Pacific Islander alone Some Other Race alone Two or More Races RELATIONSHIP Total population In households Householder Spouse [6] Child Own child under 18 years Other relatives Under 18 years 65 years and over Nonrelatives Under 18 years 65 years and over Unmarried partner In group quarters Institutionalized population Male Female Noninstitutionalized population Male Female HOUSEHOLDS BY TYPE Total households Family households (families) [7] With own children under 18 years Husband-wife family With own children under 18 years Male householder, no wife present With own children under 18 years Female householder, no husband present With own children under 18 years 3 of 4 Number Percent 222 11 577 0.5 0.0 1.3 43,114 1,439 1,110 89 24 216 41,675 100.0 3.3 2.6 0.2 0.1 0.5 96.7 43,114 1,439 797 8 38 19 0 436 141 41,675 40,852 142 157 125 7 19 373 100.0 3.3 1.8 0.0 0.1 0.0 0.0 1.0 0.3 96.7 94.8 0.3 0.4 0.3 0.0 0.0 0.9 43,114 42,548 17,132 9,472 12,326 9,217 1,673 724 267 1,945 240 109 1,071 566 311 165 146 255 120 135 100.0 98.7 39.7 22.0 28.6 21.4 3.9 1.7 0.6 4.5 0.6 0.3 2.5 1.3 0.7 0.4 0.3 0.6 0.3 0.3 17,132 11,885 4,620 9,472 3,292 740 392 1,673 936 100.0 69.4 27.0 55.3 19.2 4.3 2.3 9.8 5.5 09/19/2011 �Subject Nonfamily households [7] Householder living alone Male 65 years and over Female 65 years and over Households with individuals under 18 years Households with individuals 65 years and over Average household size Average family size [7] HOUSING OCCUPANCY Total housing units Occupied housing units Vacant housing units For rent Rented, not occupied For sale only Sold, not occupied For seasonal, recreational, or occasional use All other vacants Homeowner vacancy rate (percent) [8] Rental vacancy rate (percent) [9] HOUSING TENURE Occupied housing units Owner-occupied housing units Population in owner-occupied housing units Average household size of owner-occupied units Number 5,247 4,526 2,094 639 2,432 1,434 5,098 5,307 2.48 2.97 Percent 30.6 26.4 12.2 3.7 14.2 8.4 29.8 31.0 (X) (X) 22,725 17,132 5,593 435 29 414 167 3,568 980 2.9 11.3 100.0 75.4 24.6 1.9 0.1 1.8 0.7 15.7 4.3 (X) (X) 17,132 13,739 34,308 2.50 100.0 80.2 (X) (X) Renter-occupied housing units Population in renter-occupied housing units Average household size of renter-occupied units 3,393 8,240 2.43 19.8 (X) (X) X Not applicable. [1] Other Asian alone, or two or more Asian categories. [2] Other Pacific Islander alone, or two or more Native Hawaiian and Other Pacific Islander categories. [3] One of the four most commonly reported multiple-race combinations nationwide in Census 2000. [4] In combination with one or more of the other races listed. The six numbers may add to more than the total population, and the six percentages may add to more than 100 percent because individuals may report more than one race. [5] This category is composed of people whose origins are from the Dominican Republic, Spain, and Spanish-speaking Central or South American countries. It also includes general origin responses such as "Latino" or "Hispanic." [6] "Spouse" represents spouse of the householder. It does not reflect all spouses in a household. Responses of "same-sex spouse" were edited during processing to "unmarried partner." [7] "Family households" consist of a householder and one or more other people related to the householder by birth, marriage, or adoption. They do not include same-sex married couples even if the marriage was performed in a state issuing marriage certificates for same-sex couples. Same-sex couple households are included in the family households category if there is at least one additional person related to the householder by birth or adoption. Same-sex couple households with no relatives of the householder present are tabulated in nonfamily households. "Nonfamily households" consist of people living alone and households which do not have any members related to the householder. [8] The homeowner vacancy rate is the proportion of the homeowner inventory that is vacant "for sale." It is computed by dividing the total number of vacant units "for sale only" by the sum of owner-occupied units, vacant units that are "for sale only," and vacant units that have been sold but not yet occupied; and then multiplying by 100. [9] The rental vacancy rate is the proportion of the rental inventory that is vacant "for rent." It is computed by dividing the total number of vacant units "for rent" by the sum of the renter-occupied units, vacant units that are "for rent," and vacant units that have been rented but not yet occupied; and then multiplying by 100. Source: U.S. Census Bureau, 2010 Census. 4 of 4 09/19/2011 �Sanilac County, Michigan - ACS Demographic and Housing Estimates: 2005-2009 U.S. Census Bureau . . -:, "k ~ c . Page 1 of 3 • Sanilac County, Michigan ACS Demographic and Housing Estimates: 2005-2009 Data Set: 2005-2009 American Community Survey 5-Year Estimates Survey: American Community Survey NOTE. Although the American Community Survey (ACS) produces population, demographic and housing unit estimates, it is the Census Bureau's Population Estimates Program that produces and disseminates the official estimates of the population for the nation, states, counties, cities and towns and estimates of housing units for states and counties. For more information on confidentiality protection, sampling error, nonsampling error, and definitions, see Survey Methodology. ACS Demographic and Housing Estimates SEX AND AGE Total population Male Female Estimate Margin of Error Percent Margin of Error Under 5 years 5 to 9 years 10 to 14 years 15 to 19 years 20 to 24 years 25 to 34 years 35 to 44 years 45 to 54 years 55 to 59 years 60 to 64 years 65 to 74 years 75 to 84 years 85 years and over Median age (years) I 43,291 21,581 21,710 ***** +/-73 +/-73 43,291 49.9% 50.1% (X) +/-0.2 +/-0.2 2,630 2,520 3,341 3,195 2,424 4,222 5,749 6,766 2,893 2,485 3,786 2,349 931 +/-52 +/-147 +/-143 +/-58 +/-47 +/-68 +/-55 +/-47 +/-164 +/-168 +/-35 +/-126 +/-134 6.1% 5.8% 7.7% 7.4% 5.6% 9.8% 13.3% 15.6% 6.7% 5.7% 8.7% 5.4% 2.2% +/-0.1 +/-0.3 +/-0.3 +/-0.1 +/-0.1 +/-0.2 +/-0.1 +/-0.1 +/-0.4 +/-0.4 +/-0.1 +/-0.3 +/-0.3 41.0 I +/-0.4 I (X) I (X) 18 years and over 21 years and over 62 years and over 65 years and over 32,743 31,086 8,441 7,066 +/-34 +/-111 +/-157 +/-41 75.6% 71.8% 19.5% 16.3% +/-0.1 +/-0.3 +/-0.4 +/-0.1 18 years and over Male Female 32,743 16,118 16,625 +/-34 +/-49 +/-43 32,743 49.2% 50.8% (X) +/-0.1 +/-0.1 65 years and over Male Female 7,066 3,106 3,960 +/-41 +/-23 +/-30 7,066 44.0% 56.0% (X) +/-0.2 +/-0.2 RACE Total population One race Two or more races 43,291 42,775 516 ***** +/-95 +/-95 43,291 98.8% 1.2% (X) +/-0.2 +/-0.2 One race White Black or African American American Indian and Alaska Native Cherokee tribal grouping Chippewa tribal grouping 42,775 41,758 143 265 6 89 +/-95 +/-143 +/-32 +/-63 +/-8 +/-48 98.8% 96.5% 0.3% 0.6% 0.0% 0.2% +/-0.2 +/-0.3 +/-0.1 +/-0.1 +/-0.1 +/-0.1 http://factfinder.census.gov/servlet/ADPTable?_bm=y&-geo_id=05000US26151&-qr_nam... 11/3/2011 �Sanilac County, Michigan - ACS Demographic and Housing Estimates: 2005-2009 Page 2 of 3 ACS Demographic and Housing Estimates Estimate Margin of Error Percent Margin of Error Navajo tribal grouping 0 +/-109 0.0% +/-0.1 Sioux tribal grouping 0 +/-109 0.0% +/-0.1 Asian 156 +/-13 0.4% +/-0.1 Asian Indian 8 +/-12 0.0% +/-0.1 Chinese 76 +/-57 0.2% +/-0.1 Filipino 7 +/-9 0.0% +/-0.1 Japanese 10 +/-18 0.0% +/-0.1 Korean 39 +/-39 0.1% +/-0.1 Vietnamese 5 +/-12 0.0% +/-0.1 Other Asian 11 +/-11 0.0% +/-0.1 Native Hawaiian and Other Pacific Islander 4 +/-5 0.0% +/-0.1 Native Hawaiian 4 +/-5 0.0% +/-0.1 Guamanian or Chamorro 0 +/-109 0.0% +/-0.1 Samoan 0 +/-109 0.0% +/-0.1 Other Pacific Islander 0 +/-109 0.0% +/-0.1 Some other race 449 +/-140 1.0% +/-0.3 Two or more races 516 +/-95 1.2% +/-0.2 White and Black or African American 175 +/-35 0.4% +/-0.1 White and American Indian and Alaska Native 224 +/-71 0.5% +/-0.2 White and Asian 33 +/-32 0.1% +/-0.1 Black or African American and American Indian and Alaska Native 0 +/-109 0.0% +/-0.1 Race alone or in combination with one or more other races Total population White Black or African American American Indian and Alaska Native Asian Native Hawaiian and Other Pacific Islander Some other race 43,291 42,274 324 499 199 10 517 ***** +/-152 +/-16 +/-41 +/-33 +/-10 +/-142 43,291 97.7% 0.7% 1.2% 0.5% 0.0% 1.2% (X) +/-0.4 +/-0.1 +/-0.1 +/-0.1 +/-0.1 +/-0.3 HISPANIC OR LATINO AND RACE Total population Hispanic or Latino (of any race) Mexican Puerto Rican Cuban Other Hispanic or Latino Not Hispanic or Latino White alone Black or African American alone American Indian and Alaska Native alone Asian alone Native Hawaiian and Other Pacific Islander alone Some other race alone Two or more races Two races including Some other race Two races excluding Some other race, and Three or more races 43,291 1,304 1,158 20 3 123 41,987 41,031 134 245 156 4 13 404 15 389 ***** ***** +/-76 +/-17 +/-5 +/-73 ***** +/-27 +/-31 +/-59 +/-13 +/-5 +/-15 +/-67 +/-18 +/-62 43,291 3.0% 2.7% 0.0% 0.0% 0.3% 97.0% 94.8% 0.3% 0.6% 0.4% 0.0% 0.0% 0.9% 0.0% 0.9% (X) ***** +/-0.2 +/-0.1 +/-0.1 +/-0.2 ***** +/-0.1 +/-0.1 +/-0.1 +/-0.1 +/-0.1 +/-0.1 +/-0.2 +/-0.1 +/-0.1 22,154 +/-190 (X) (X) Total housing units Source: U.S. Census Bureau, 2005-2009 American Community Survey Data are based on a sample and are subject to sampling variability. The degree of uncertainty for an estimate arising from sampling variability is represented through the use of a margin of error. The value shown here is the 90 percent margin of error. The margin of error can be interpreted roughly as providing a 90 percent probability that the interval defined by the estimate minus the margin of error and the estimate plus the margin of error (the lower and upper confidence bounds) contains the true value. In addition to sampling variability, the ACS estimates are subject to nonsampling error (for a discussion of nonsampling variability, see Accuracy of the Data). The effect of nonsampling error is not represented in these tables. Notes: ·For more information on understanding race and Hispanic origin data, please see the Census 2000 Brief entitled, Overview of Race and Hispanic Origin, issued March 2001. (pdf format) ·The ACS questions on Hispanic origin and race were revised in 2008 to make them consistent with the Census 2010 question wording. Any changes in estimates for 2008 and beyond may be due to demographic changes, as well as factors including questionnaire changes, differences in ACS population controls, and methodological differences in the population estimates, and therefore should be used with caution. For a summary of questionnaire changes see http://www.census.gov/acs/www/methodology/questionnaire_changes/. For more information about changes in the estimates see http://www.census.gov/population/www/socdemo/hispanic/reports.html. ·While the 2005-2009 American Community Survey (ACS) data generally reflect the November 2008 Office of Management and Budget (OMB) definitions of metropolitan and micropolitan statistical areas; in certain instances the names, codes, and boundaries of the principal cities shown in ACS tables may differ from the OMB definitions due to differences in the effective dates of the geographic entities. ·Estimates of urban and rural population, housing units, and characteristics reflect boundaries of urban areas defined based on Census 2000 data. Boundaries for urban areas have not been updated since Census 2000. As a result, data for urban and rural areas from the ACS do not necessarily reflect the results of ongoing urbanization. http://factfinder.census.gov/servlet/ADPTable?_bm=y&-geo_id=05000US26151&-qr_nam... 11/3/2011 �Sanilac County, Michigan - ACS Demographic and Housing Estimates: 2005-2009 Page 3 of 3 Explanation of Symbols: 1. An '**' entry in the margin of error column indicates that either no sample observations or too few sample observations were available to compute a standard error and thus the margin of error. A statistical test is not appropriate. 2. An '-' entry in the estimate column indicates that either no sample observations or too few sample observations were available to compute an estimate, or a ratio of medians cannot be calculated because one or both of the median estimates falls in the lowest interval or upper interval of an open-ended distribution. 3. An '-' following a median estimate means the median falls in the lowest interval of an open-ended distribution. 4. An '+' following a median estimate means the median falls in the upper interval of an open-ended distribution. 5. An '***' entry in the margin of error column indicates that the median falls in the lowest interval or upper interval of an open-ended distribution. A statistical test is not appropriate. 6. An '*****' entry in the margin of error column indicates that the estimate is controlled. A statistical test for sampling variability is not appropriate. 7. An 'N' entry in the estimate and margin of error columns indicates that data for this geographic area cannot be displayed because the number of sample cases is too small. 8. An '(X)' means that the estimate is not applicable or not available. r- http://factfinder.census.gov/servlet/ADPTable?_bm=y&-geo_id=05000US26151&-qr_nam... 11/3/2011 The letters PDF or symbol indicate a document is in the Portable Document Format (PDF). To view the file you will need the Adobe® Acrobat® Reader, which is available for free from the Adobe web site. \; ,_ �Sanilac County, Michigan - Selected Economic Characteristics: 2005-2009 U.S. Census Bureau . . -:, "k ~ c . Page 1 of 4 • Sanilac County, Michigan Selected Economic Characteristics: 2005-2009 Data Set: 2005-2009 American Community Survey 5-Year Estimates Survey: American Community Survey NOTE. Although the American Community Survey (ACS) produces population, demographic and housing unit estimates, it is the Census Bureau's Population Estimates Program that produces and disseminates the official estimates of the population for the nation, states, counties, cities and towns and estimates of housing units for states and counties. For more information on confidentiality protection, sampling error, nonsampling error, and definitions, see Survey Methodology. Selected Economic Characteristics EMPLOYMENT STATUS Population 16 years and over In labor force Civilian labor force Employed Unemployed Armed Forces Not in labor force Estimate Margin of Error Percent Margin of Error 34,047 20,414 20,407 17,901 2,506 7 13,633 +/-83 +/-376 +/-374 +/-378 +/-205 +/-7 +/-380 34,047 60.0% 59.9% 52.6% 7.4% 0.0% 40.0% (X) +/-1.1 +/-1.1 +/-1.1 +/-0.6 +/-0.1 +/-1.1 Civilian labor force Percent Unemployed 20,407 12.3% +/-374 +/-1.0 20,407 (X) (X) (X) Females 16 years and over In labor force Civilian labor force Employed 17,253 9,191 9,191 8,139 +/-79 +/-233 +/-233 +/-236 17,253 53.3% 53.3% 47.2% (X) +/-1.4 +/-1.4 +/-1.4 Own children under 6 years All parents in family in labor force 2,928 1,766 +/-98 +/-141 2,928 60.3% (X) +/-4.8 Own children 6 to 17 years All parents in family in labor force 7,065 4,975 +/-130 +/-326 7,065 70.4% (X) +/-4.3 17,504 13,793 1,661 96 644 250 1,060 +/-386 +/-399 +/-205 +/-53 +/-107 +/-63 +/-149 17,504 78.8% 9.5% 0.5% 3.7% 1.4% 6.1% (X) +/-1.4 +/-1.1 +/-0.3 +/-0.6 +/-0.4 +/-0.9 29.8 +/-1.1 (X) (X) 17,901 4,421 2,644 3,995 452 2,280 4,109 +/-378 +/-239 +/-206 +/-231 +/-82 +/-225 +/-283 17,901 24.7% 14.8% 22.3% 2.5% 12.7% 23.0% (X) +/-1.2 +/-1.1 +/-1.2 +/-0.5 +/-1.2 +/-1.5 COMMUTING TO WORK Workers 16 years and over Car, truck, or van -- drove alone Car, truck, or van -- carpooled Public transportation (excluding taxicab) Walked Other means Worked at home Mean travel time to work (minutes) OCCUPATION Civilian employed population 16 years and over Management, professional, and related occupations Service occupations Sales and office occupations Farming, fishing, and forestry occupations Construction, extraction, maintenance, and repair occupations Production, transportation, and material moving occupations INDUSTRY Civilian employed population 16 years and over 17,901 I +/-378 I 17,901 I (X) I http://factfinder.census.gov/servlet/ADPTable?_bm=y&-geo_id=05000US26151&-qr_nam... 11/3/2011 �Sanilac County, Michigan - Selected Economic Characteristics: 2005-2009 Page 2 of 4 Selected Economic Characteristics Estimate Margin of Error Percent Margin of Error Agriculture, forestry, fishing and hunting, and mining 1,296 +/-138 7.2% +/-0.8 Construction 1,452 +/-165 8.1% +/-0.9 Manufacturing 4,192 +/-303 23.4% +/-1.6 Wholesale trade 414 +/-84 2.3% +/-0.5 Retail trade 2,203 +/-205 12.3% +/-1.1 Transportation and warehousing, and utilities 790 +/-107 4.4% +/-0.6 Information 252 +/-69 1.4% +/-0.4 Finance and insurance, and real estate and rental and leasing 569 +/-89 3.2% +/-0.5 Professional, scientific, and management, and administrative and waste management services 761 +/-154 4.3% +/-0.8 Educational services, and health care and social assistance 3,484 +/-217 19.5% +/-1.2 Arts, entertainment, and recreation, and accommodation and food services 1,079 +/-156 6.0% +/-0.9 Other services, except public administration 787 +/-125 4.4% +/-0.7 Public administration 622 +/-89 3.5% +/-0.5 CLASS OF WORKER Civilian employed population 16 years and over Private wage and salary workers Government workers Self-employed in own not incorporated business workers Unpaid family workers 17,901 13,814 2,045 1,921 121 +/-378 +/-362 +/-159 +/-158 +/-45 17,901 77.2% 11.4% 10.7% 0.7% (X) +/-1.2 +/-0.8 +/-0.9 +/-0.3 INCOME AND BENEFITS (IN 2009 INFLATION-ADJUSTED DOLLARS) Total households Less than $10,000 $10,000 to $14,999 $15,000 to $24,999 $25,000 to $34,999 $35,000 to $49,999 $50,000 to $74,999 $75,000 to $99,999 $100,000 to $149,999 $150,000 to $199,999 $200,000 or more Median household income (dollars) Mean household income (dollars) 16,951 1,431 1,120 2,461 2,371 3,011 3,449 1,743 1,001 218 146 40,146 48,729 +/-333 +/-162 +/-133 +/-180 +/-194 +/-214 +/-226 +/-171 +/-98 +/-48 +/-36 +/-1,257 +/-1,036 16,951 8.4% 6.6% 14.5% 14.0% 17.8% 20.3% 10.3% 5.9% 1.3% 0.9% (X) (X) (X) +/-1.0 +/-0.8 +/-1.0 +/-1.1 +/-1.2 +/-1.3 +/-1.0 +/-0.5 +/-0.3 +/-0.2 (X) (X) With earnings Mean earnings (dollars) With Social Security Mean Social Security income (dollars) With retirement income Mean retirement income (dollars) 12,328 49,353 5,789 15,220 3,777 16,921 +/-331 +/-942 +/-220 +/-355 +/-227 +/-957 72.7% (X) 34.2% (X) 22.3% (X) +/-1.3 (X) +/-1.1 (X) +/-1.2 (X) 638 9,002 511 2,484 2,254 +/-99 +/-784 +/-88 +/-394 +/-163 3.8% (X) 3.0% (X) 13.3% +/-0.6 (X) +/-0.5 (X) +/-0.9 Families Less than $10,000 $10,000 to $14,999 $15,000 to $24,999 $25,000 to $34,999 $35,000 to $49,999 $50,000 to $74,999 $75,000 to $99,999 $100,000 to $149,999 $150,000 to $199,999 $200,000 or more Median family income (dollars) Mean family income (dollars) 11,882 675 410 1,352 1,510 2,275 2,854 1,591 900 184 131 48,203 55,803 +/-295 +/-125 +/-81 +/-135 +/-153 +/-183 +/-227 +/-165 +/-102 +/-42 +/-34 +/-1,290 +/-1,334 11,882 5.7% 3.5% 11.4% 12.7% 19.1% 24.0% 13.4% 7.6% 1.5% 1.1% (X) (X) (X) +/-1.0 +/-0.7 +/-1.1 +/-1.3 +/-1.5 +/-1.8 +/-1.4 +/-0.8 +/-0.4 +/-0.3 (X) (X) Per capita income (dollars) 19,402 +/-415 (X) (X) Nonfamily households Median nonfamily income (dollars) Mean nonfamily income (dollars) 5,069 23,117 29,605 +/-252 +/-1,073 +/-1,443 5,069 (X) (X) (X) (X) (X) Median earnings for workers (dollars) 23,174 +/-907 (X) (X) With Supplemental Security Income Mean Supplemental Security Income (dollars) With cash public assistance income Mean cash public assistance income (dollars) With Food Stamp/SNAP benefits in the past 12 months http://factfinder.census.gov/servlet/ADPTable?_bm=y&-geo_id=05000US26151&-qr_nam... 11/3/2011 �Sanilac County, Michigan - Selected Economic Characteristics: 2005-2009 Selected Economic Characteristics Median earnings for female full-time, year-round workers (dollars) HEALTH INSURANCE COVERAGE Civilian Noninstitutionalized Population With health insurance coverage With private health insurance coverage With public health coverage No health insurance coverage Civilian Noninstitutionalized Population Under 18 years No health insurance coverage Page 3 of 4 Estimate Margin of Error Percent Margin of Error 37,173 +/-1,039 (X) (X) 27,213 +/-882 (X) (X) (X) (X) (X) (X) (X) (X) (X) (X) (X) (X) (X) (X) (X) (X) (X) (X) (X) (X) (X) (X) (X) PERCENTAGE OF FAMILIES AND PEOPLE WHOSE INCOME IN THE PAST 12 MONTHS IS BELOW THE POVERTY LEVEL All families 10.6% +/-1.3 With related children under 18 years 16.8% +/-2.4 With related children under 5 years only 22.4% +/-6.3 Married couple families 5.7% +/-0.8 With related children under 18 years 7.3% +/-1.5 With related children under 5 years only 7.2% +/-4.0 Families with female householder, no husband present 36.5% +/-5.6 With related children under 18 years 47.3% +/-6.8 With related children under 5 years only 52.7% +/-16.2 (X) (X) (X) (X) (X) (X) (X) (X) (X) (X) (X) (X) (X) (X) (X) (X) (X) (X) All people Under 18 years Related children under 18 years Related children under 5 years Related children 5 to 17 years 18 years and over 18 to 64 years 65 years and over People in families Unrelated individuals 15 years and over (X) (X) (X) (X) (X) (X) (X) (X) (X) (X) (X) (X) (X) (X) (X) (X) (X) (X) (X) (X) 14.2% 19.9% 19.6% 27.5% 16.9% 12.4% 13.1% 9.7% 11.8% 27.0% (X) (X) (X) (X) (X) (X) (X) +/-1.3 +/-2.9 +/-2.9 +/-5.1 +/-3.0 +/-1.0 +/-1.1 +/-1.8 +/-1.4 +/-2.3 Source: U.S. Census Bureau, 2005-2009 American Community Survey Data are based on a sample and are subject to sampling variability. The degree of uncertainty for an estimate arising from sampling variability is represented through the use of a margin of error. The value shown here is the 90 percent margin of error. The margin of error can be interpreted roughly as providing a 90 percent probability that the interval defined by the estimate minus the margin of error and the estimate plus the margin of error (the lower and upper confidence bounds) contains the true value. In addition to sampling variability, the ACS estimates are subject to nonsampling error (for a discussion of nonsampling variability, see Accuracy of the Data). The effect of nonsampling error is not represented in these tables. Notes: ·Employment and unemployment estimates may vary from the official labor force data released by the Bureau of Labor Statistics because of differences in survey design and data collection. For guidance on differences in employment and unemployment estimates from different sources go to Labor Force Guidance. ·Workers include members of the Armed Forces and civilians who were at work last week. ·Occupation codes are 4-digit codes and are based on Standard Occupational Classification 2000. ·Industry codes are 4-digit codes and are based on the North American Industry Classification System 2002 and 2007. The 2005, 2006 and 2007 ACS data are coded using NAICS 2002 while the 2008 and 2009 ACS data use NAICS 2007 codes. Categories that differ between 2002 and 2007 NAICS are aggregated so that the 5 years of data are consistent in display and reflect the NAICS 2007 codes. The Industry categories adhere to the guidelines issued in Clarification Memorandum No. 2, "NAICS Alternate Aggregation Structure for Use By U.S. Statistical Agencies," issued by the Office of Management and Budget. ·Selected earnings and income data are not available for certain geographic areas due to problems with group quarters data collection and imputation. See the ACS User Notes for details. ·Logical coverage edits applying a rules-based assignment of Medicaid, Medicare and military health coverage were added in 2009 -- please see http://www.census.gov/hhes/www/hlthins/publications/coverage_edits_final.pdf for more details. ·While the 2005-2009 American Community Survey (ACS) data generally reflect the November 2008 Office of Management and Budget (OMB) definitions of metropolitan and micropolitan statistical areas; in certain instances the names, codes, and boundaries of the principal cities shown in ACS tables may differ from the OMB definitions due to differences in the effective dates of the geographic entities. ·Estimates of urban and rural population, housing units, and characteristics reflect boundaries of urban areas defined based on Census 2000 data. Boundaries for urban areas have not been updated since Census 2000. As a result, data for urban and rural areas from the ACS do not necessarily reflect the results of ongoing urbanization. Explanation of Symbols: 1. An '**' entry in the margin of error column indicates that either no sample observations or too few sample observations were available to compute a standard error and thus the margin of error. A statistical test is not appropriate. 2. An '-' entry in the estimate column indicates that either no sample observations or too few sample observations were available to compute an estimate, or a ratio of medians cannot be calculated because one or both of the median estimates falls in the lowest interval or upper interval of an open-ended distribution. 3. An '-' following a median estimate means the median falls in the lowest interval of an open-ended distribution. 4. An '+' following a median estimate means the median falls in the upper interval of an open-ended distribution. 5. An '***' entry in the margin of error column indicates that the median falls in the lowest interval or upper interval of an open-ended distribution. A statistical test is not appropriate. 6. An '*****' entry in the margin of error column indicates that the estimate is controlled. A statistical test for sampling variability is not appropriate. 7. An 'N' entry in the estimate and margin of error columns indicates that data for this geographic area cannot be displayed because the number of http://factfinder.census.gov/servlet/ADPTable?_bm=y&-geo_id=05000US26151&-qr_nam... 11/3/2011 �Sanilac County, Michigan - Selected Economic Characteristics: 2005-2009 Page 4 of 4 sample cases is too small. 8. An '(X)' means that the estimate is not applicable or not available. The letters PDF or symbol indicate a document is in the Portable Document Format (PDF). To view the file you will need the Adobe® Acrobat® Reader, which is available for free from the Adobe web site. http://factfinder.census.gov/servlet/ADPTable?_bm=y&-geo_id=05000US26151&-qr_nam... 11/3/2011 �Sanilac County, Michigan - Selected Housing Characteristics: 2005-2009 U.S. Census Bureau . . -:, "k ~ c . Page 1 of 4 • Sanilac County, Michigan Selected Housing Characteristics: 2005-2009 Data Set: 2005-2009 American Community Survey 5-Year Estimates Survey: American Community Survey NOTE. Although the American Community Survey (ACS) produces population, demographic and housing unit estimates, it is the Census Bureau's Population Estimates Program that produces and disseminates the official estimates of the population for the nation, states, counties, cities and towns and estimates of housing units for states and counties. For more information on confidentiality protection, sampling error, nonsampling error, and definitions, see Survey Methodology. Selected Housing Characteristics HOUSING OCCUPANCY Total housing units Occupied housing units Vacant housing units Estimate Margin of Error Percent Margin of Error 22,154 16,951 5,203 +/-190 +/-333 +/-241 22,154 76.5% 23.5% (X) +/-1.1 +/-1.1 3.6 10.8 +/-1.0 +/-3.9 (X) (X) (X) (X) UNITS IN STRUCTURE Total housing units 1-unit, detached 1-unit, attached 2 units 3 or 4 units 5 to 9 units 10 to 19 units 20 or more units Mobile home Boat, RV, van, etc. 22,154 17,739 240 291 170 447 302 272 2,689 4 +/-190 +/-314 +/-71 +/-98 +/-60 +/-100 +/-80 +/-79 +/-199 +/-6 22,154 80.1% 1.1% 1.3% 0.8% 2.0% 1.4% 1.2% 12.1% 0.0% (X) +/-1.2 +/-0.3 +/-0.4 +/-0.3 +/-0.4 +/-0.4 +/-0.4 +/-0.9 +/-0.1 YEAR STRUCTURE BUILT Total housing units Built 2005 or later Built 2000 to 2004 Built 1990 to 1999 Built 1980 to 1989 Built 1970 to 1979 Built 1960 to 1969 Built 1950 to 1959 Built 1940 to 1949 Built 1939 or earlier 22,154 310 1,296 3,235 2,119 3,500 2,441 2,430 1,787 5,036 +/-190 +/-81 +/-160 +/-246 +/-185 +/-293 +/-223 +/-184 +/-210 +/-315 22,154 1.4% 5.8% 14.6% 9.6% 15.8% 11.0% 11.0% 8.1% 22.7% (X) +/-0.4 +/-0.7 +/-1.1 +/-0.8 +/-1.3 +/-1.0 +/-0.8 +/-0.9 +/-1.4 ROOMS Total housing units 1 room 2 rooms 3 rooms 4 rooms 5 rooms 6 rooms 7 rooms 8 rooms 9 rooms or more Median rooms 22,154 92 259 1,223 3,089 4,969 5,140 3,465 1,856 2,061 5.8 +/-190 +/-72 +/-73 +/-186 +/-241 +/-322 +/-294 +/-214 +/-209 +/-204 +/-0.1 22,154 0.4% 1.2% 5.5% 13.9% 22.4% 23.2% 15.6% 8.4% 9.3% (X) (X) +/-0.3 +/-0.3 +/-0.8 +/-1.1 +/-1.5 +/-1.3 +/-0.9 +/-0.9 +/-0.9 (X) Homeowner vacancy rate Rental vacancy rate http://factfinder.census.gov/servlet/ADPTable?_bm=y&-geo_id=05000US26151&-qr_nam... 11/3/2011 �Sanilac County, Michigan - Selected Housing Characteristics: 2005-2009 Selected Housing Characteristics I Estimate Page 2 of 4 I I Margin of Error Percent I Margin of Error BEDROOMS Total housing units No bedroom 1 bedroom 2 bedrooms 3 bedrooms 4 bedrooms 5 or more bedrooms 22,154 141 1,173 6,125 10,487 3,155 1,073 +/-190 +/-82 +/-146 +/-283 +/-328 +/-222 +/-144 22,154 0.6% 5.3% 27.6% 47.3% 14.2% 4.8% (X) +/-0.4 +/-0.7 +/-1.2 +/-1.5 +/-1.0 +/-0.7 HOUSING TENURE Occupied housing units Owner-occupied Renter-occupied 16,951 13,950 3,001 +/-333 +/-320 +/-255 16,951 82.3% 17.7% (X) +/-1.4 +/-1.4 2.55 2.40 +/-0.05 +/-0.13 (X) (X) (X) (X) YEAR HOUSEHOLDER MOVED INTO UNIT Occupied housing units Moved in 2005 or later Moved in 2000 to 2004 Moved in 1990 to 1999 Moved in 1980 to 1989 Moved in 1970 to 1979 Moved in 1969 or earlier 16,951 3,052 3,905 4,572 2,215 1,565 1,642 +/-333 +/-235 +/-243 +/-226 +/-199 +/-110 +/-154 16,951 18.0% 23.0% 27.0% 13.1% 9.2% 9.7% (X) +/-1.3 +/-1.4 +/-1.3 +/-1.1 +/-0.6 +/-0.9 VEHICLES AVAILABLE Occupied housing units No vehicles available 1 vehicle available 2 vehicles available 3 or more vehicles available 16,951 816 5,265 7,116 3,754 +/-333 +/-105 +/-269 +/-300 +/-230 16,951 4.8% 31.1% 42.0% 22.1% (X) +/-0.6 +/-1.4 +/-1.5 +/-1.3 HOUSE HEATING FUEL Occupied housing units Utility gas Bottled, tank, or LP gas Electricity Fuel oil, kerosene, etc. Coal or coke Wood Solar energy Other fuel No fuel used 16,951 7,231 5,150 1,484 1,576 7 1,142 0 291 70 +/-333 +/-305 +/-251 +/-177 +/-133 +/-6 +/-117 +/-109 +/-61 +/-30 16,951 42.7% 30.4% 8.8% 9.3% 0.0% 6.7% 0.0% 1.7% 0.4% (X) +/-1.6 +/-1.4 +/-1.0 +/-0.8 +/-0.1 +/-0.7 +/-0.2 +/-0.4 +/-0.2 SELECTED CHARACTERISTICS Occupied housing units Lacking complete plumbing facilities Lacking complete kitchen facilities No telephone service available 16,951 104 148 966 +/-333 +/-40 +/-52 +/-123 16,951 0.6% 0.9% 5.7% (X) +/-0.2 +/-0.3 +/-0.7 OCCUPANTS PER ROOM Occupied housing units 1.00 or less 1.01 to 1.50 1.51 or more 16,951 16,668 227 56 +/-333 +/-333 +/-56 +/-27 16,951 98.3% 1.3% 0.3% (X) +/-0.3 +/-0.3 +/-0.2 13,950 1,285 4,095 3,529 2,470 1,500 799 202 70 120,100 +/-320 +/-131 +/-226 +/-216 +/-195 +/-149 +/-105 +/-43 +/-29 +/-2,717 13,950 9.2% 29.4% 25.3% 17.7% 10.8% 5.7% 1.4% 0.5% (X) (X) +/-0.9 +/-1.4 +/-1.4 +/-1.3 +/-1.0 +/-0.8 +/-0.3 +/-0.2 (X) Average household size of owner-occupied unit Average household size of renter-occupied unit VALUE Owner-occupied units Less than $50,000 $50,000 to $99,999 $100,000 to $149,999 $150,000 to $199,999 $200,000 to $299,999 $300,000 to $499,999 $500,000 to $999,999 $1,000,000 or more Median (dollars) http://factfinder.census.gov/servlet/ADPTable?_bm=y&-geo_id=05000US26151&-qr_nam... 11/3/2011 �Sanilac County, Michigan - Selected Housing Characteristics: 2005-2009 Selected Housing Characteristics I Estimate MORTGAGE STATUS Owner-occupied units Housing units with a mortgage Housing units without a mortgage Page 3 of 4 I Margin of Error Percent I I Margin of Error 13,950 7,970 5,980 +/-320 +/-312 +/-233 13,950 57.1% 42.9% (X) +/-1.6 +/-1.6 SELECTED MONTHLY OWNER COSTS (SMOC) Housing units with a mortgage Less than $300 $300 to $499 $500 to $699 $700 to $999 $1,000 to $1,499 $1,500 to $1,999 $2,000 or more Median (dollars) 7,970 20 234 811 1,953 2,903 1,372 677 1,144 +/-312 +/-17 +/-59 +/-111 +/-184 +/-184 +/-160 +/-101 +/-27 7,970 0.3% 2.9% 10.2% 24.5% 36.4% 17.2% 8.5% (X) (X) +/-0.2 +/-0.7 +/-1.3 +/-1.9 +/-2.3 +/-1.8 +/-1.2 (X) Housing units without a mortgage Less than $100 $100 to $199 $200 to $299 $300 to $399 $400 or more Median (dollars) 5,980 34 540 1,322 1,301 2,783 384 +/-233 +/-16 +/-105 +/-130 +/-117 +/-166 +/-10 5,980 0.6% 9.0% 22.1% 21.8% 46.5% (X) (X) +/-0.3 +/-1.7 +/-1.9 +/-1.8 +/-2.4 (X) SELECTED MONTHLY OWNER COSTS AS A PERCENTAGE OF HOUSEHOLD INCOME (SMOCAPI) Housing units with a mortgage (excluding units where SMOCAPI cannot be computed) 7,923 Less than 20.0 percent 2,271 20.0 to 24.9 percent 1,310 25.0 to 29.9 percent 1,018 30.0 to 34.9 percent 764 35.0 percent or more 2,560 +/-310 +/-191 +/-151 +/-120 +/-110 +/-210 7,923 28.7% 16.5% 12.8% 9.6% 32.3% (X) +/-2.1 +/-1.8 +/-1.4 +/-1.3 +/-2.3 47 +/-32 (X) (X) 5,918 +/-236 5,918 (X) 1,921 1,184 882 487 388 216 840 +/-160 +/-115 +/-119 +/-75 +/-70 +/-57 +/-104 32.5% 20.0% 14.9% 8.2% 6.6% 3.6% 14.2% +/-2.2 +/-1.8 +/-2.0 +/-1.2 +/-1.2 +/-0.9 +/-1.7 62 +/-36 (X) (X) 2,490 118 98 665 865 567 171 6 581 +/-219 +/-46 +/-37 +/-118 +/-125 +/-129 +/-57 +/-9 +/-27 2,490 4.7% 3.9% 26.7% 34.7% 22.8% 6.9% 0.2% (X) (X) +/-1.8 +/-1.5 +/-4.1 +/-4.3 +/-4.4 +/-2.2 +/-0.3 (X) 511 +/-130 (X) (X) 2,429 284 218 316 268 319 1,024 +/-209 +/-76 +/-65 +/-85 +/-71 +/-92 +/-130 2,429 11.7% 9.0% 13.0% 11.0% 13.1% 42.2% (X) +/-2.8 +/-2.6 +/-3.3 +/-2.9 +/-3.5 +/-4.6 Not computed Housing unit without a mortgage (excluding units where SMOCAPI cannot be computed) Less than 10.0 percent 10.0 to 14.9 percent 15.0 to 19.9 percent 20.0 to 24.9 percent 25.0 to 29.9 percent 30.0 to 34.9 percent 35.0 percent or more Not computed GROSS RENT Occupied units paying rent Less than $200 $200 to $299 $300 to $499 $500 to $749 $750 to $999 $1,000 to $1,499 $1,500 or more Median (dollars) No rent paid GROSS RENT AS A PERCENTAGE OF HOUSEHOLD INCOME (GRAPI) Occupied units paying rent (excluding units where GRAPI cannot be computed) Less than 15.0 percent 15.0 to 19.9 percent 20.0 to 24.9 percent 25.0 to 29.9 percent 30.0 to 34.9 percent 35.0 percent or more I I I I http://factfinder.census.gov/servlet/ADPTable?_bm=y&-geo_id=05000US26151&-qr_nam... 11/3/2011 �Sanilac County, Michigan - Selected Housing Characteristics: 2005-2009 Selected Housing Characteristics Not computed Source: U.S. Census Bureau, 2005-2009 American Community Survey Estimate 572 Page 4 of 4 Margin of Error Percent +/-135 (X) I I Margin of Error (X) Data are based on a sample and are subject to sampling variability. The degree of uncertainty for an estimate arising from sampling variability is represented through the use of a margin of error. The value shown here is the 90 percent margin of error. The margin of error can be interpreted roughly as providing a 90 percent probability that the interval defined by the estimate minus the margin of error and the estimate plus the margin of error (the lower and upper confidence bounds) contains the true value. In addition to sampling variability, the ACS estimates are subject to nonsampling error (for a discussion of nonsampling variability, see Accuracy of the Data). The effect of nonsampling error is not represented in these tables. Notes: ·Caution should be used when comparing data for Number of Rooms between 2008 and 2009. A data collection error was identified for 2008 impacting the "1 room" category. For more information please see Errata Note #54. ·Caution should be used when comparing data for Number of Bedrooms between 2008 and 2009. A data collection error was identified for 2008 impacting the "0 bedrooms" category. For more information please see Errata Note #54. ·The 2005-2009 plumbing data for Puerto Rico will not be shown. Research indicates that the questions on plumbing facilities that were introduced in 2008 in the stateside American Community Survey and the 2008 Puerto Rico Community Survey may not have been appropriate for Puerto Rico. ·Caution should be used when comparing data for Telephone Service Availability between 2008 and 2009. A data collection error was identified for 2008 impacting the "no" category and underreporting those who did not have telephone service available. For more information please see Errata Note #53. ·Caution should be used when comparing data for Occupants per Room between 2008 and 2009. A data collection error was identified for 2008 impacting the "1 room" category. For more information please see Errata Note #54. ·In prior years, the universe included all owner-occupied units with a mortgage. It is now restricted to include only those units where SMOCAPI is computed, that is, SMOC and household income are valid values. ·In prior years, the universe included all owner-occupied units without a mortgage. It is now restricted to include only those units where SMOCAPI is computed, that is, SMOC and household income are valid values. ·In prior years, the universe included all renter-occupied units. It is now restricted to include only those units where GRAPI is computed, that is, gross rent and household Income are valid values. ·The median gross rent excludes no cash renters. ·While the 2005-2009 American Community Survey (ACS) data generally reflect the November 2008 Office of Management and Budget (OMB) definitions of metropolitan and micropolitan statistical areas; in certain instances the names, codes, and boundaries of the principal cities shown in ACS tables may differ from the OMB definitions due to differences in the effective dates of the geographic entities. ·Estimates of urban and rural population, housing units, and characteristics reflect boundaries of urban areas defined based on Census 2000 data. Boundaries for urban areas have not been updated since Census 2000. As a result, data for urban and rural areas from the ACS do not necessarily reflect the results of ongoing urbanization. Explanation of Symbols: 1. An '**' entry in the margin of error column indicates that either no sample observations or too few sample observations were available to compute a standard error and thus the margin of error. A statistical test is not appropriate. 2. An '-' entry in the estimate column indicates that either no sample observations or too few sample observations were available to compute an estimate, or a ratio of medians cannot be calculated because one or both of the median estimates falls in the lowest interval or upper interval of an open-ended distribution. 3. An '-' following a median estimate means the median falls in the lowest interval of an open-ended distribution. 4. An '+' following a median estimate means the median falls in the upper interval of an open-ended distribution. 5. An '***' entry in the margin of error column indicates that the median falls in the lowest interval or upper interval of an open-ended distribution. A statistical test is not appropriate. 6. An '*****' entry in the margin of error column indicates that the estimate is controlled. A statistical test for sampling variability is not appropriate. 7. An 'N' entry in the estimate and margin of error columns indicates that data for this geographic area cannot be displayed because the number of sample cases is too small. 8. An '(X)' means that the estimate is not applicable or not available. http://factfinder.census.gov/servlet/ADPTable?_bm=y&-geo_id=05000US26151&-qr_nam... 11/3/2011 �Sanilac County, Michigan - Selected Social Characteristics in the United States: 2005-2009 Page 1 of 4 U.S. Census Bureau . . -:, "k ~ c . • Sanilac County, Michigan Selected Social Characteristics in the United States: 2005-2009 Data Set: 2005-2009 American Community Survey 5-Year Estimates Survey: American Community Survey NOTE. Although the American Community Survey (ACS) produces population, demographic and housing unit estimates, it is the Census Bureau's Population Estimates Program that produces and disseminates the official estimates of the population for the nation, states, counties, cities and towns and estimates of housing units for states and counties. For more information on confidentiality protection, sampling error, nonsampling error, and definitions, see Survey Methodology. Selected Social Characteristics in the United States HOUSEHOLDS BY TYPE Total households Family households (families) With own children under 18 years Married-couple family With own children under 18 years Male householder, no wife present, family With own children under 18 years Female householder, no husband present, family With own children under 18 years Nonfamily households Householder living alone 65 years and over Estimate Margin of Error Percent Margin of Error 16,951 11,882 4,985 9,672 3,587 677 411 1,533 987 5,069 4,354 1,899 +/-333 +/-295 +/-221 +/-330 +/-214 +/-104 +/-83 +/-161 +/-134 +/-252 +/-229 +/-138 16,951 70.1% 29.4% 57.1% 21.2% 4.0% 2.4% 9.0% 5.8% 29.9% 25.7% 11.2% (X) +/-1.3 +/-1.2 +/-1.5 +/-1.2 +/-0.6 +/-0.5 +/-1.0 +/-0.8 +/-1.3 +/-1.3 +/-0.8 5,385 4,829 +/-230 +/-169 31.8% 28.5% +/-1.3 +/-0.8 2.52 3.02 +/-0.04 +/-0.06 (X) (X) (X) (X) RELATIONSHIP Population in households Householder Spouse Child Other relatives Nonrelatives Unmarried partner 42,749 16,951 9,731 12,742 1,478 1,847 975 +/-370 +/-333 +/-316 +/-305 +/-282 +/-211 +/-138 42,749 39.7% 22.8% 29.8% 3.5% 4.3% 2.3% (X) +/-0.7 +/-0.7 +/-0.8 +/-0.7 +/-0.5 +/-0.3 MARITAL STATUS Males 15 years and over Never married Now married, except separated Separated Widowed Divorced 17,184 4,781 10,023 211 536 1,633 +/-46 +/-207 +/-294 +/-74 +/-89 +/-182 17,184 27.8% 58.3% 1.2% 3.1% 9.5% (X) +/-1.2 +/-1.7 +/-0.4 +/-0.5 +/-1.1 Females 15 years and over Never married Now married, except separated Separated Widowed Divorced 17,616 3,398 10,155 194 1,989 1,880 +/-45 +/-177 +/-317 +/-66 +/-123 +/-190 17,616 19.3% 57.6% 1.1% 11.3% 10.7% (X) +/-1.0 +/-1.8 +/-0.4 +/-0.7 +/-1.1 Households with one or more people under 18 years Households with one or more people 65 years and over Average household size Average family size FERTILITY I I I I http://factfinder.census.gov/servlet/ADPTable?_bm=y&-geo_id=05000US26151&-context... 11/3/2011 �Sanilac County, Michigan - Selected Social Characteristics in the United States: 2005-2009 Page 2 of 4 Selected Social Characteristics in the United States Estimate Margin of Error Percent Margin of Error Number of women 15 to 50 years old who had a birth in the past 12 months 520 +/-101 520 (X) Unmarried women (widowed, divorced, and never married) 190 +/-58 36.5% +/-9.3 Per 1,000 unmarried women 45 +/-14 (X) (X) Per 1,000 women 15 to 50 years old 54 +/-11 (X) (X) Per 1,000 women 15 to 19 years old 23 +/-10 (X) (X) Per 1,000 women 20 to 34 years old 135 +/-30 (X) (X) Per 1,000 women 35 to 50 years old 10 +/-5 (X) (X) GRANDPARENTS Number of grandparents living with own grandchildren under 18 years Responsible for grandchildren Years responsible for grandchildren Less than 1 year 1 or 2 years 3 or 4 years 5 or more years 551 269 +/-104 +/-65 551 48.8% (X) +/-9.8 71 50 43 105 +/-38 +/-27 +/-29 +/-44 12.9% 9.1% 7.8% 19.1% +/-6.9 +/-4.8 +/-4.8 +/-7.5 269 156 220 +/-65 +/-47 +/-62 269 58.0% 81.8% (X) +/-10.3 +/-9.5 SCHOOL ENROLLMENT Population 3 years and over enrolled in school Nursery school, preschool Kindergarten Elementary school (grades 1-8) High school (grades 9-12) College or graduate school 10,349 643 433 4,820 2,723 1,730 +/-267 +/-107 +/-92 +/-154 +/-145 +/-177 10,349 6.2% 4.2% 46.6% 26.3% 16.7% (X) +/-1.0 +/-0.9 +/-1.7 +/-1.2 +/-1.5 EDUCATIONAL ATTAINMENT Population 25 years and over Less than 9th grade 9th to 12th grade, no diploma High school graduate (includes equivalency) Some college, no degree Associate's degree Bachelor's degree Graduate or professional degree 29,181 1,490 3,291 12,944 6,145 2,142 1,863 1,306 +/-59 +/-245 +/-212 +/-394 +/-292 +/-163 +/-176 +/-139 29,181 5.1% 11.3% 44.4% 21.1% 7.3% 6.4% 4.5% (X) +/-0.8 +/-0.7 +/-1.3 +/-1.0 +/-0.6 +/-0.6 +/-0.5 Percent high school graduate or higher Percent bachelor's degree or higher 83.6% 10.9% +/-1.0 +/-0.8 (X) (X) (X) (X) VETERAN STATUS Civilian population 18 years and over Civilian veterans 32,736 3,453 +/-34 +/-181 32,736 10.5% (X) +/-0.6 DISABILITY STATUS OF THE CIVILIAN NONINSTITUTIONALIZED POPULATION Total Civilian Noninstitutionalized Population With a disability (X) (X) (X) (X) (X) (X) (X) (X) Under 18 years With a disability (X) (X) (X) (X) (X) (X) (X) (X) 18 to 64 years With a disability (X) (X) (X) (X) (X) (X) (X) (X) 65 years and over With a disability (X) (X) (X) (X) (X) (X) (X) (X) 42,821 37,790 4,993 3,309 1,684 1,383 301 38 +/-94 +/-604 +/-594 +/-522 +/-268 +/-248 +/-93 +/-21 42,821 88.3% 11.7% 7.7% 3.9% 3.2% 0.7% 0.1% (X) +/-1.4 +/-1.4 +/-1.2 +/-0.6 +/-0.6 +/-0.2 +/-0.1 Number of grandparents responsible for own grandchildren under 18 years Who are female Who are married RESIDENCE 1 YEAR AGO Population 1 year and over Same house Different house in the U.S. Same county Different county Same state Different state Abroad PLACE OF BIRTH http://factfinder.census.gov/servlet/ADPTable?_bm=y&-geo_id=05000US26151&-context... 11/3/2011 �Sanilac County, Michigan - Selected Social Characteristics in the United States: 2005-2009 Page 3 of 4 Selected Social Characteristics in the United States Native Born in United States State of residence Different state Born in Puerto Rico, U.S. Island areas, or born abroad to American parent(s) Foreign born Estimate Margin of Error Percent Margin of Error 43,291 ***** 43,291 (X) 42,703 +/-100 98.6% +/-0.2 42,402 +/-168 97.9% +/-0.4 38,412 +/-353 88.7% +/-0.8 3,990 +/-322 9.2% +/-0.7 301 +/-123 0.7% +/-0.3 588 +/-100 1.4% +/-0.2 U.S. CITIZENSHIP STATUS Foreign-born population Naturalized U.S. citizen Not a U.S. citizen 588 377 211 +/-100 +/-85 +/-55 588 64.1% 35.9% (X) +/-8.0 +/-8.0 YEAR OF ENTRY Population born outside the United States 889 +/-168 889 (X) Native Entered 2000 or later Entered before 2000 301 22 279 +/-123 +/-35 +/-109 301 7.3% 92.7% (X) +/-10.6 +/-10.6 Foreign born Entered 2000 or later Entered before 2000 588 42 546 +/-100 +/-21 +/-98 588 7.1% 92.9% (X) +/-3.5 +/-3.5 WORLD REGION OF BIRTH OF FOREIGN BORN Foreign-born population, excluding population born at sea Europe Asia Africa Oceania Latin America Northern America 588 281 120 0 0 56 131 +/-100 +/-75 +/-48 +/-109 +/-109 +/-31 +/-45 588 47.8% 20.4% 0.0% 0.0% 9.5% 22.3% (X) +/-8.5 +/-7.8 +/-4.6 +/-4.6 +/-5.0 +/-7.4 LANGUAGE SPOKEN AT HOME Population 5 years and over English only Language other than English Speak English less than "very well" Spanish Speak English less than "very well" Other Indo-European languages Speak English less than "very well" Asian and Pacific Islander languages Speak English less than "very well" Other languages Speak English less than "very well" 40,661 38,969 1,692 491 682 157 852 242 124 92 34 0 +/-52 +/-222 +/-215 +/-88 +/-90 +/-56 +/-203 +/-65 +/-43 +/-47 +/-20 +/-109 40,661 95.8% 4.2% 1.2% 1.7% 0.4% 2.1% 0.6% 0.3% 0.2% 0.1% 0.0% (X) +/-0.5 +/-0.5 +/-0.2 +/-0.2 +/-0.1 +/-0.5 +/-0.2 +/-0.1 +/-0.1 +/-0.1 +/-0.1 ANCESTRY Total population American Arab Czech Danish Dutch English French (except Basque) French Canadian German Greek Hungarian Irish Italian Lithuanian Norwegian Polish Portuguese Russian Scotch-Irish Scottish Slovak 43,291 3,064 106 149 269 1,050 5,768 2,620 1,104 13,927 65 388 5,542 1,692 60 208 4,695 27 492 850 1,934 51 ***** +/-390 +/-60 +/-45 +/-84 +/-188 +/-404 +/-355 +/-204 +/-587 +/-38 +/-81 +/-387 +/-325 +/-26 +/-66 +/-368 +/-20 +/-214 +/-135 +/-203 +/-25 43,291 7.1% 0.2% 0.3% 0.6% 2.4% 13.3% 6.1% 2.6% 32.2% 0.2% 0.9% 12.8% 3.9% 0.1% 0.5% 10.8% 0.1% 1.1% 2.0% 4.5% 0.1% (X) +/-0.9 +/-0.1 +/-0.1 +/-0.2 +/-0.4 +/-0.9 +/-0.8 +/-0.5 +/-1.4 +/-0.1 +/-0.2 +/-0.9 +/-0.7 +/-0.1 +/-0.2 +/-0.9 +/-0.1 +/-0.5 +/-0.3 +/-0.5 +/-0.1 http://factfinder.census.gov/servlet/ADPTable?_bm=y&-geo_id=05000US26151&-context... 11/3/2011 �Sanilac County, Michigan - Selected Social Characteristics in the United States: 2005-2009 Page 4 of 4 Selected Social Characteristics in the United States Swedish Swiss Ukrainian Welsh West Indian (excluding Hispanic origin groups) Source: U.S. Census Bureau, 2005-2009 American Community Survey Estimate Margin of Error Percent Margin of Error 24 +/-19 0.1% +/-0.1 414 +/-105 1.0% +/-0.2 212 +/-73 0.5% +/-0.2 181 +/-68 0.4% +/-0.2 214 +/-77 0.5% +/-0.2 13 +/-12 0.0% +/-0.1 Data are based on a sample and are subject to sampling variability. The degree of uncertainty for an estimate arising from sampling variability is represented through the use of a margin of error. The value shown here is the 90 percent margin of error. The margin of error can be interpreted roughly as providing a 90 percent probability that the interval defined by the estimate minus the margin of error and the estimate plus the margin of error (the lower and upper confidence bounds) contains the true value. In addition to sampling variability, the ACS estimates are subject to nonsampling error (for a discussion of nonsampling variability, see Accuracy of the Data). The effect of nonsampling error is not represented in these tables. Notes: ·Ancestry listed in this table refers to the total number of people who responded with a particular ancestry; for example, the estimate given for Russian represents the number of people who listed Russian as either their first or second ancestry. This table lists only the largest ancestry groups; see the Detailed Tables for more categories. Race and Hispanic origin groups are not included in this table because official data for those groups come from the Race and Hispanic origin questions rather than the ancestry question (see Demographic Table). ·The Census Bureau introduced a new set of disability questions in the 2008 ACS questionnaire. Because of contextual differences between the 20082009 disability data and disability data collected in prior years, the Census Bureau is unable to combine the 5 years of disability data in order to produce the multi-year estimate that would appear in this table. Multi-year estimates of disability status will become available once five consecutive years of data are collected. For more information about the differences between the 2008 and prior years' disability questions, see Review of Changes to the Measurement of Disability in the 2008 ACS. ·Data for year of entry of the native population reflect the year of entry into the U.S. by people who were born in Puerto Rico, U.S. Island Areas or born outside the U.S. to a U.S. citizen parent and who subsequently moved to the U.S. ·While the 2005-2009 American Community Survey (ACS) data generally reflect the November 2008 Office of Management and Budget (OMB) definitions of metropolitan and micropolitan statistical areas; in certain instances the names, codes, and boundaries of the principal cities shown in ACS tables may differ from the OMB definitions due to differences in the effective dates of the geographic entities. ·Estimates of urban and rural population, housing units, and characteristics reflect boundaries of urban areas defined based on Census 2000 data. Boundaries for urban areas have not been updated since Census 2000. As a result, data for urban and rural areas from the ACS do not necessarily reflect the results of ongoing urbanization. Explanation of Symbols: 1. An '**' entry in the margin of error column indicates that either no sample observations or too few sample observations were available to compute a standard error and thus the margin of error. A statistical test is not appropriate. 2. An '-' entry in the estimate column indicates that either no sample observations or too few sample observations were available to compute an estimate, or a ratio of medians cannot be calculated because one or both of the median estimates falls in the lowest interval or upper interval of an open-ended distribution. 3. An '-' following a median estimate means the median falls in the lowest interval of an open-ended distribution. 4. An '+' following a median estimate means the median falls in the upper interval of an open-ended distribution. 5. An '***' entry in the margin of error column indicates that the median falls in the lowest interval or upper interval of an open-ended distribution. A statistical test is not appropriate. 6. An '*****' entry in the margin of error column indicates that the estimate is controlled. A statistical test for sampling variability is not appropriate. 7. An 'N' entry in the estimate and margin of error columns indicates that data for this geographic area cannot be displayed because the number of sample cases is too small. 8. An '(X)' means that the estimate is not applicable or not available. The letters PDF or symbol indicate a document is in the Portable Document Format (PDF). To view the file you will need the Adobe® Acrobat® Reader, which is available for free from the Adobe web site. http://factfinder.census.gov/servlet/ADPTable?_bm=y&-geo_id=05000US26151&-context... 11/3/2011 �SEX AND AGE Total population Median age65 years and over RACE One Race Two or More Races HISPANIC OR LATINO RELATIONSHIP Total population Total population In households White Black or African Ameri American Indian and AAsian Some Other Race GEOGRAPHNumber Number Number Percent Number Percent Number Percent Number Percent Number Percent Number Percent Number Percent Number Percent Number Percent Number Percent Sanilac Cou 43114 42.8 7579 17.6 42600 98.8 41649 96.6 150 0.3 195 0.5 144 0.3 455 1.1 514 1.2 43114 100 42548 98.7 Argyle tow 759 40 96 12.6 756 99.6 740 97.5 2 0.3 8 1.1 4 0.5 2 0.3 3 0.4 759 100 759 100 Austin tow 665 43.2 118 17.7 665 100 664 99.8 0 0 1 0.2 0 0 0 0 0 0 665 100 665 100 Bridgeham 854 40.8 118 13.8 840 98.4 823 96.4 0 0 5 0.6 3 0.4 9 1.1 14 1.6 854 100 854 100 Brown City 1316 37.3 196 14.9 1290 98 1279 97.2 1 0.1 2 0.2 1 0.1 7 0.5 26 2 1316 100 1296 98.5 Buel towns 1265 42.6 243 19.2 1254 99.1 1238 97.9 0 0 3 0.2 1 0.1 12 0.9 11 0.9 1265 100 1259 99.5 Croswell cit 2447 38.8 348 14.2 2404 98.2 2243 91.7 12 0.5 18 0.7 5 0.2 126 5.1 43 1.8 2447 100 2436 99.6 Custer tow 1006 45.9 197 19.6 988 98.2 967 96.1 1 0.1 4 0.4 6 0.6 10 1 18 1.8 1006 100 996 99 Delaware t 856 49.1 191 22.3 852 99.5 847 98.9 2 0.2 2 0.2 0 0 1 0.1 4 0.5 856 100 856 100 Elk townsh 1526 42 242 15.9 1502 98.4 1472 96.5 6 0.4 16 1 1 0.1 7 0.5 24 1.6 1526 100 1500 98.3 Elmer town 806 44.1 117 14.5 800 99.3 767 95.2 2 0.2 2 0.2 9 1.1 20 2.5 6 0.7 806 100 806 100 Evergreen t 924 35.8 118 12.8 915 99 901 97.5 7 0.8 4 0.4 0 0 3 0.3 9 1 924 100 918 99.4 Flynn town 1050 35.8 128 12.2 1039 99 1032 98.3 0 0 1 0.1 0 0 6 0.6 11 1 1050 100 1043 99.3 Forester to 1011 52.4 269 26.6 1004 99.3 989 97.8 1 0.1 6 0.6 4 0.4 4 0.4 7 0.7 1011 100 1011 100 Fremont to 1051 38.9 113 10.8 1040 99 1012 96.3 1 0.1 7 0.7 3 0.3 17 1.6 11 1 1051 100 1051 100 Greenleaf t 781 41 131 16.8 780 99.9 769 98.5 0 0 9 1.2 0 0 2 0.3 1 0.1 781 100 781 100 Lamotte to 919 41.1 161 17.5 906 98.6 893 97.2 6 0.7 4 0.4 1 0.1 2 0.2 13 1.4 919 100 913 99.3 Lexington t 3658 49 892 24.4 3619 98.9 3545 96.9 9 0.2 5 0.1 9 0.2 51 1.4 39 1.1 3658 100 3647 99.7 Maple Valle 1221 35.8 142 11.6 1217 99.7 1207 98.9 3 0.2 4 0.3 3 0.2 0 0 4 0.3 1221 100 1221 100 Marion tow 1659 42 326 19.7 1637 98.7 1597 96.3 3 0.2 12 0.7 3 0.2 22 1.3 22 1.3 1659 100 1593 96 Marlette ci 1875 39.4 323 17.2 1835 97.9 1799 95.9 5 0.3 11 0.6 13 0.7 7 0.4 40 2.1 1875 100 1800 96 Marlette to 1763 42.8 276 15.7 1740 98.7 1704 96.7 6 0.3 5 0.3 2 0.1 23 1.3 23 1.3 1763 100 1763 100 Minden tow 545 43 79 14.5 539 98.9 532 97.6 0 0 3 0.6 1 0.2 3 0.6 6 1.1 545 100 545 100 Moore tow 1203 39 170 14.1 1194 99.3 1181 98.2 0 0 6 0.5 0 0 5 0.4 9 0.7 1203 100 1183 98.3 Sandusky c 2679 41.4 486 18.1 2641 98.6 2528 94.4 41 1.5 7 0.3 30 1.1 35 1.3 38 1.4 2679 100 2430 90.7 Sanilac tow 2431 50.9 594 24.4 2405 98.9 2371 97.5 5 0.2 8 0.3 13 0.5 8 0.3 26 1.1 2431 100 2413 99.3 Speaker tow 1483 41.6 192 12.9 1470 99.1 1440 97.1 10 0.7 10 0.7 1 0.1 7 0.5 13 0.9 1483 100 1476 99.5 Washingto 1659 40.5 273 16.5 1626 98 1589 95.8 10 0.6 6 0.4 15 0.9 6 0.4 33 2 1659 100 1644 99.1 Watertown 1320 42.4 183 13.9 1310 99.2 1289 97.7 5 0.4 1 0.1 8 0.6 7 0.5 10 0.8 1320 100 1315 99.6 Wheatland 488 40.6 90 18.4 476 97.5 455 93.2 0 0 8 1.6 0 0 13 2.7 12 2.5 488 100 488 100 Worth tow 3894 45.3 767 19.7 3856 99 3776 97 12 0.3 17 0.4 8 0.2 40 1 38 1 3894 100 3886 99.8 Applegate v 248 34.6 30 12.1 248 100 231 93.1 8 3.2 0 0 6 2.4 3 1.2 0 0 248 100 248 100 Brown City 1325 37.3 197 14.9 1299 98 1288 97.2 1 0.1 2 0.2 1 0.1 7 0.5 26 2 1325 100 1305 98.5 Carsonville 527 35.6 54 10.2 510 96.8 499 94.7 1 0.2 1 0.2 3 0.6 6 1.1 17 3.2 527 100 521 98.9 Croswell cit 2447 38.8 348 14.2 2404 98.2 2243 91.7 12 0.5 18 0.7 5 0.2 126 5.1 43 1.8 2447 100 2436 99.6 Deckerville 830 38.6 177 21.3 819 98.7 786 94.7 2 0.2 12 1.4 1 0.1 18 2.2 11 1.3 830 100 764 92 Forestville 136 55.5 34 25 135 99.3 132 97.1 0 0 2 1.5 0 0 1 0.7 1 0.7 136 100 136 100 Lexington v 1178 55.2 389 33 1163 98.7 1146 97.3 3 0.3 2 0.2 4 0.3 8 0.7 15 1.3 1178 100 1167 99.1 Marlette ci 1875 39.4 323 17.2 1835 97.9 1799 95.9 5 0.3 11 0.6 13 0.7 7 0.4 40 2.1 1875 100 1800 96 Melvin villa 180 36 19 10.6 177 98.3 173 96.1 1 0.6 3 1.7 0 0 0 0 3 1.7 180 100 180 100 Minden Cit 197 41.5 24 12.2 193 98 188 95.4 0 0 1 0.5 1 0.5 3 1.5 4 2 197 100 197 100 Peck village 632 37.1 90 14.2 623 98.6 601 95.1 4 0.6 14 2.2 1 0.2 3 0.5 9 1.4 632 100 626 99.1 Port Sanilac 623 51.1 158 25.4 612 98.2 606 97.3 1 0.2 2 0.3 2 0.3 1 0.2 11 1.8 623 100 605 97.1 Sandusky c 2679 41.4 486 18.1 2641 98.6 2528 94.4 41 1.5 7 0.3 30 1.1 35 1.3 38 1.4 2679 100 2430 90.7 Snover CDP 448 36.5 61 13.6 443 98.9 436 97.3 0 0 5 1.1 0 0 2 0.4 5 1.1 448 100 440 98.2 �HOUSEHOLHOUSING OCCUPANCY Total houseTotal housing units Average hoTotal housi Occupied housing unit Vacant housing units For rent For rent Number Number Number Percent Number Percent Number Percent 2.48 22725 17132 75.4 5593 24.6 435 1.9 2.67 370 284 76.8 86 23.2 7 1.9 2.65 302 251 83.1 51 16.9 0 0 2.54 409 336 82.2 73 17.8 2 0.5 2.49 583 520 89.2 63 10.8 14 2.4 2.56 567 491 86.6 76 13.4 2 0.4 2.51 1120 971 86.7 149 13.3 76 6.8 2.43 451 410 90.9 41 9.1 0 0 2.3 681 372 54.6 309 45.4 2 0.3 2.55 673 589 87.5 84 12.5 13 1.9 2.55 336 316 94 20 6 1 0.3 2.84 416 323 77.6 93 22.4 4 1 2.9 401 360 89.8 41 10.2 0 0 2.2 1092 459 42 633 58 4 0.4 2.94 400 358 89.5 42 10.5 1 0.3 2.78 352 281 79.8 71 20.2 9 2.6 2.64 389 346 88.9 43 11.1 10 2.6 2.26 2455 1617 65.9 838 34.1 42 1.7 2.94 467 416 89.1 51 10.9 1 0.2 2.49 758 640 84.4 118 15.6 18 2.4 2.43 864 742 85.9 122 14.1 60 6.9 2.67 742 661 89.1 81 10.9 16 2.2 2.45 282 222 78.7 60 21.3 0 0 2.68 508 441 86.8 67 13.2 8 1.6 2.16 1258 1124 89.3 134 10.7 45 3.6 2.19 1790 1100 61.5 690 38.5 61 3.4 2.7 616 546 88.6 70 11.4 8 1.3 2.6 755 632 83.7 123 16.3 15 2 2.53 561 520 92.7 41 7.3 1 0.2 2.53 239 193 80.8 46 19.2 0 0 2.41 2888 1611 55.8 1277 44.2 15 0.5 2.61 111 95 85.6 16 14.4 2 1.8 2.49 587 524 89.3 63 10.7 14 2.4 2.67 224 195 87.1 29 12.9 4 1.8 2.51 1120 971 86.7 149 13.3 76 6.8 2.46 388 311 80.2 77 19.8 17 4.4 2.34 164 58 35.4 106 64.6 1 0.6 1.95 1114 599 53.8 515 46.2 25 2.2 2.43 864 742 85.9 122 14.1 60 6.9 2.9 73 62 84.9 11 15.1 4 5.5 2.43 102 81 79.4 21 20.6 0 0 2.54 283 246 86.9 37 13.1 11 3.9 2.09 441 290 65.8 151 34.2 22 5 2.16 1258 1124 89.3 134 10.7 45 3.6 2.63 196 167 85.2 29 14.8 7 3.6 HOUSING TENURE Occupied housing units HomeowneRental vacaOwner‐occupied housing units Rented, no Rented, no For sale on For sale on Sold, not ocSold, not ocFor season For season All other vaAll other vacants Number Percent Number Percent Number Percent Number Percent Number Percent Number Number Number Percent 29 0.1 414 1.8 167 0.7 3568 15.7 980 4.3 2.9 11.3 13739 80.2 0 0 7 1.9 6 1.6 39 10.5 27 7.3 2.7 14.3 242 85.2 0 0 2 0.7 1 0.3 25 8.3 23 7.6 0.9 0 227 90.4 2 0.5 3 0.7 4 1 28 6.8 34 8.3 1.1 2.9 270 80.4 1 0.2 7 1.2 6 1 0 0 35 6 1.9 7.7 353 67.9 1 0.2 14 2.5 2 0.4 33 5.8 24 4.2 3.2 2.5 415 84.5 0 0 22 2 7 0.6 10 0.9 34 3 3.3 18.2 629 64.8 0 0 9 2 1 0.2 7 1.6 24 5.3 2.5 0 351 85.6 1 0.1 16 2.3 4 0.6 259 38 27 4 4.4 6.1 342 91.9 2 0.3 21 3.1 4 0.6 15 2.2 29 4.3 4.2 9.8 471 80 1 0.3 0 0 0 0 5 1.5 13 3.9 0 2 267 84.5 0 0 6 1.4 6 1.4 53 12.7 24 5.8 2 8.9 282 87.3 0 0 4 1 4 1 13 3.2 20 5 1.3 0 302 83.9 0 0 24 2.2 2 0.2 566 51.8 37 3.4 5.6 6.8 404 88 1 0.3 4 1 2 0.5 16 4 18 4.5 1.3 1.5 295 82.4 0 0 6 1.7 4 1.1 32 9.1 20 5.7 2.3 23.7 252 89.7 0 0 1 0.3 1 0.3 15 3.9 16 4.1 0.3 15.6 292 84.4 2 0.1 56 2.3 26 1.1 667 27.2 45 1.8 4 12.9 1335 82.6 0 0 5 1.1 4 0.9 9 1.9 32 6.9 1.4 1.7 359 86.3 0 0 26 3.4 4 0.5 25 3.3 45 5.9 5 10.6 488 76.3 3 0.3 14 1.6 10 1.2 4 0.5 31 3.6 3.1 16.1 433 58.4 0 0 14 1.9 13 1.8 11 1.5 27 3.6 2.4 14.7 568 85.9 1 0.4 7 2.5 3 1.1 25 8.9 24 8.5 3.4 0 195 87.8 0 0 9 1.8 1 0.2 9 1.8 40 7.9 2.3 12.1 383 86.8 3 0.2 29 2.3 8 0.6 13 1 36 2.9 4.6 7.7 588 52.3 3 0.2 40 2.2 8 0.4 514 28.7 64 3.6 4 28.1 947 86.1 0 0 6 1 2 0.3 20 3.2 34 5.5 1.2 13.1 493 90.3 2 0.3 18 2.4 19 2.5 37 4.9 32 4.2 3.2 12.6 530 83.9 0 0 4 0.7 4 0.7 3 0.5 29 5.2 0.9 1.3 442 85 1 0.4 1 0.4 0 0 22 9.2 22 9.2 0.6 0 172 89.1 5 0.2 39 1.4 11 0.4 1093 37.8 114 3.9 2.7 6.8 1412 87.6 0 0 5 4.5 1 0.9 4 3.6 4 3.6 6.3 8.7 74 77.9 1 0.2 7 1.2 6 1 0 0 35 6 1.9 7.6 354 67.6 0 0 5 2.2 4 1.8 3 1.3 13 5.8 3.4 6.5 137 70.3 0 0 22 2 7 0.6 10 0.9 34 3 3.3 18.2 629 64.8 0 0 22 5.7 3 0.8 4 1 31 8 9.6 13.6 203 65.3 0 0 7 4.3 0 0 96 58.5 2 1.2 11.3 25 55 94.8 1 0.1 11 1 7 0.6 459 41.2 12 1.1 2.4 13.8 444 74.1 3 0.3 14 1.6 10 1.2 4 0.5 31 3.6 3.1 16.1 433 58.4 0 0 1 1.4 1 1.4 1 1.4 4 5.5 1.8 30.8 53 85.5 1 1 6 5.9 2 2 5 4.9 7 6.9 8.2 0 65 80.2 1 0.4 13 4.6 2 0.7 2 0.7 8 2.8 6.6 14.7 183 74.4 1 0.2 9 2 2 0.5 102 23.1 15 3.4 3.8 25 225 77.6 3 0.2 29 2.3 8 0.6 13 1 36 2.9 4.6 7.7 588 52.3 0 0 1 0.5 0 0 1 0.5 20 10.2 0.7 20 139 83.2 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Sanilac-County_Master-Plan_2011 Creator An entity primarily responsible for making the resource Sanilac County Planning Commission, Sanilac County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2011-09 Title A name given to the resource Sanilac County Master Plan Description An account of the resource The Sanilac County Master Plan was prepared by the Sanilac County Planning Commission with the assistance of Rowe Incorporated and was updated in September 2011. Contributor An entity responsible for making contributions to the resource Rowe Incorporated (consultant) Subject The topic of the resource Master plan publiccations Sanilac 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/b3da7aee9498b3ffb741cf8a70d9c103.pdf ccf7c48236079bb78804af99739f6e42 PDF Text Text GEORGE ES T FRANDOR DEIBEL DR S I-675 TOWNE CENTRE BERL DR AL L M BAY MEYER PL HW WENMAR DR RE A N I-675 R NO RT FASHION SQUARE BLVD DR WI NDEME RE KENCLIFF DR DRAPER FOXBORO RD CRUTCHFIELD DR AVALON AVE WILSON AVE COOLIDGE AVE BENTON R D GRATIOT RD BELAIR DR CENT ER WOODS S DAVIS DR CANTERBURY DR BAINES DR W MICHIGAN B-2 CLUNIE ST PACELLI ST AUGUSTINE ST LEO ST JOSEPH ST S CENTER RD R-2 STARLITE DR D R MOONGLOW DR PLAINVIEW DR YOSEMITE RANIER WEXFORD DR CLAYBURN RD LUELLA AVE SEIDEL PL PILGRIM DR HARROW LN S FROST DR ER FOREST DR ST ANDREWS RD VANCOUVER DR DOVER PL FROMM DR N FROST DR D SEIDEL RD R BURROWS ST A-2 Created 9/2/2020 DIRK ER AUDUBON DR CENTURY DR N COLONY DR V RI µ WAVERLY RD WESTCHESTER FC-1 D HENRY DR GLENFIELD DR R-1A UNIVERSAL DR LUTHER RD M-1 SUNSET LN W STO KER DR ESSEX Zoning JAMESON ST GOLFVIEW DR DR S ALDORAN RD WILLOWBROOK DR Zoning S RT PO EN DAV E DELTA DR SAGE LN H LN EM INO L E LN BR OC KW AY R DATONA RD DEWHIRST DR M-1 CHRISTY WAY LOUISE ST S ULLIVAN DR WENON A DEER O F B-3 TR X NORM GLE N A NDY DR T HISTLE DR WAY N ANN ST HEMMET ER CT PASSOLT ST MARLOU C T MARY CT ADRIAN ST ALVIN DAVID ST DUANE DR VEAN ST KUHLMAN DR KATHERINE CT DALE RD GLENDALE AVE THREASA ST MANIST EE BRADFORD DR HEMMETER RD LESSANDRO ST ASHTON DR ON WEISS N WAYSIDE DR S WAYSIDE DR STATE ST R-1 CHRISTY NORT HWOOD PL SILVERWOOD DR COLUMBINE DR W WINTERGREEN DR ED R T EST ANDERS ON RD WIENEKE RD DARWIN LN N KEARNEY DR ARBUTUS DR HEPBURN PL CLYDESDALE LN CHEYENNE PL CATHEDRAL DR AMANDA DR R-1 TIFFTON DR CONCORD ST B-2 R-1A R-3 SHATTUCK RD BARBERRY LN B-4 ROSEWOOD DR B OCK RD N BERKSHIRE DR GRANADA LN DESERT DR MANNION RD REVERE DR WINSTON DR OVER HILL DR SL A B-2 B-1 MACKINAW LAWNDALE RD GUL F STREA M DR OAKLAWN PARK CHURCHILL LN D R DEL B-4 EL D CLEMENT DR DOGWOOD LN E SP K DEWBERRY DR LOGANBERRY DR W INTER A ST SCENIC DR E HOSPITAL RD LAMPLIGHTER DR EN BER M L A RY LN LAUER RD N CENTER RD IRIS ASHW O HACKETT RD LUM RING CARM SQ U AU R-3 M AYBROOK EVAN DR RD D SCHUST RD B-3 M AN S D WAY JONQUIL DR R-2 S S DR FO LA N OO N HER ID W O FC-1 R-1A LN MCCARTY RD HIC K M L AKECRESS DR S COTTAGE GROVE CT B-3A 5 I-6 7 ALEXAND R SPU R LAKEVIEW S W YELLOWCRESS DR OO D VISTA DR WILDOAK DR CB-1 Y DR FAS HIO POINSETTIA DR BA A-2 PARKWAY WEST T R D BARNARD RD E LECKIE M-1 W DR S HO R NBEA M LN OD LO C U W LECKIE TITTABAWASSEE RD GREEN ST EMERICK ST RING ST BURNHAM ST WOOD ST JOSLIN ST R-3 ------ A-2 Agricultural FC-1 Floodplain Conservation R-1 Low-Density Residential R-1A Low-Density Residential - Transitional R-2 Medium Density Residential R-3 Low Rise - High Density Residential R-4 High Rise Intensive Residential B-1 Office Business Commercial B-2 Neighborhood Commercial B-3 Community Commercial B-3A Highway Service Commercial B-4 General Commercial CB-1 Campus Business District M-1 Science & Industry � 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 Saginaw-Charter-Twp_Zoning-Map_2020 Creator An entity primarily responsible for making the resource Saginaw Area GIS Authority Date A point or period of time associated with an event in the lifecycle of the resource 2020-09-02 Title A name given to the resource Zoning Map Description An account of the resource The Saginaw Charter Township Zoning Map was prepared by the Saginaw Area GIS Authority on September 2, 2020. Subject The topic of the resource Zoning--Michigan Zoning--Maps Saginaw Charter Township (Mich.) Saginaw 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/f16c7ee4e680beb9496ab92ff8e8fd79.pdf 2c17b6c1372d9a6aeacb8a3b6eea03e2 PDF Text Text SAGINAW CHARTER TOWNSHIP Master Plan 2021 i �The Saginaw Charter Township Master Plan 2021 was adopted by resolution by the Saginaw Charter Township Planning Commission on September 15, 2021, and by the Saginaw Charter Township Board of Trustees on September 27, 2021, by authority of the Michigan Planning Enabling Act, Public Act 33 of 2008, after holding a public hearing for this Master Pim on September 15, 2021. ;6'~ BenGombar Planning Commission Chair Saginaw Charter Township iii �Saginaw Charter Township Master Plan 2021 An effort by Saginaw Charter Township Timothy Braun, Township Supervisor Shirley Wazny, Township Clerk Steven G. Gerhardt, Township Treasurer Peter C. Ryan, Trustee James S. Kelly, Trustee Lori L. Gorney, Trustee Jon R. Howell, Trustee Saginaw Charter Township Planning Commission Ben Gombar, Chairman Clayton Nolan, Vice Chairman Jon Howell, Township Trustee Barry Nelson, Secretary Matt Peterson Gary Fahndrich Susan McGraw James Wickman, Township Manager Bill Schutt, Director of Community Development Anthony Dier, Associate Planner Consultant: Spicer Group, Inc. 230 South Washington Avenue Saginaw, MI 48607 (989) 754-4717 www.spicergroup.com 127632SG2019 iv �Table of Contents Chapter 1: Introduction 1 An Introduction to Saginaw Charter Township 2 Process 3 Summary of Public Involvement 4 Building on the Past 5 Plan Vision and Guiding Principles 7 Chapter 2: Regional Framework and Marketplace 8 Introduction 9 Local Context 10 Economic Snapshot 11 Comparison Communities 14 Recommendation 16 Actions 17 Chapter 3: Neighborhoods and Land Use 18 Introduction 19 Issues 19 Retaining and Attracting Residents 20 Land Use and Character 22 Redevelopment Opportunities 25 Actions 31 Existing Land Use Map 33 Chapter 4: Transportation and Infrastructure Introduction 36 Transportation System 36 Transportation Management and Safety 41 Non-Motorized Transportation 43 Transit 46 Infrastructure 47 Actions 49 v 35 �Chapter 5: 50 Quality of Life Introduction 51 Cultural and Entertainment Resources 52 Education and Academic Institutions 53 Safety and Health 54 Parks and Natural Systems 56 Actions 60 Chapter 6: 61 Action Plan Implementation 62 Future Land Use and Zoning Plan 63 Action Tables 72 Future Land Use Map 78 Chapter 7: Appendices Detail of Community Input 80 Detailed Demographics 105 Top 40 Employers in Saginaw County 108 Comparison Communities 110 Adoption Documentation 113 vi 80 �INTRODUCTION Chapter 1 vii �An Introduction to Saginaw Charter Township Saginaw Charter Township is a community of over 40,000 people that live in an area of Michigan that is highly accessible to a variety of amenities that improve the quality of life for everyone. The Township has thriving neighborhoods, excellent schools, strong commercial corridors that offer a variety of goods and services, and provides easy access to parks, multi-use pathways, and the Tittabawassee River. Culture and entertainment revolve around the area’s schools, churches, local sports organizations, and Township-sponsored events. Because of its location within Saginaw County, Saginaw Charter Township residents benefit by being within close proximity of I-675 and other highways, MBS International Airport, Saginaw Valley State University, Delta College, and high-quality hospitals and healthcare institutions. Looking back almost 200 years, Saginaw Township was first organized in 1831, and it extended south to what is now Chesaning and north past the City of Midland and the City of Bay City. The area of Saginaw Charter Township at the time of its incorporation was 34 miles by 36 miles, totaling more than 783,360 acres. Development occurred rather rapidly, even in the 1830s. Gratiot Road and Brockway Road were surveyed, but not yet constructed at this time. In 1877, much of the area extending north from the existing Brockway Road to State Street was a subdivision of 23 large lots. Shattuckville, at the west end of Shattuck Road, consisted of approximately 50 buildings. There was a wagon shop, a cider mill, a store, a saw mill, grist mill, and a blacksmith shop. For a short time, a post office was operated in the area. Today, Saginaw Charter Township is a diverse and fully-developed suburban community that is a critical part of the greater Saginaw-MidlandBay City Combined Statistical Area, often called the Tri-Cities, but nowadays is usually referred to as the Great Lakes Bay Region. Saginaw Charter Township’s role in the region is defined by its people, businesses, infrastructure, amenities, opportunities for growth, and governance. To that end, to preserve and maintain its role as a leader in the region, as well as provide good governance to Township residents, the Saginaw Charter Township Board of Trustees has articulated the following four Core Values: • Provide for a safe community. • Promote a neat, clean, attractive community with beautiful neighborhoods. • Provide quality of life opportunities. • Maintain a professionally well-run, efficient government. In short, Saginaw Charter Township has all the amenities, opportunities, and conveniences of a modern metropolitan area, but it still contains the distinctive spirit people have always sought in a traditional small town. 2 �Process What is a Master Plan? This Master Plan is a document created by the Planning Commission and adopted by the Township Board of Trustees to guide the future growth, development, and redevelopment of the Township. A Master Plan that is thorough, well thought out, and consistent, helps ensure that Saginaw Charter Township continues to be a desirable community in which to live and work. The Master Plan investigates and examines a variety of issues, both tangible and intangible. Within this document, the way in which the Township has changed and grown will be examined. This will include detailed discussion on items ranging from who lives in the Township, to where in the Township they live, and what they do for a living. Items that have remained constant or have not experienced significant changes will also be discussed. This includes the location of natural features, like water bodies and soil types, along with items like the transportation network. In addition to these tangible items, opinions and desires are also discussed. Residents and other stakeholders are asked for their thoughts on the overall Saginaw Charter Township community and their vision of what they want the Township to be in five, ten, or twenty years. The Master Plan is intended to act as a guide for future decisions by the Township Planning Commission, the Township Board, staff, residents, and developers. It is designed to provide a map to direct and encourage development, redevelopment, and capital improvements. In 2002, the State of Michigan passed the Coordinated Planning Act. This Act changed the way in which a community initiates and develops a Master Plan. The Act requires significant cooperation and coordination with neighboring communities. In 2008, the Michigan Planning Enabling Act (PA 33 of 2008) streamlined community planning in the State of Michigan, and it fully incorporated the former Coordinated Planning Act. Saginaw Charter Township has developed this plan by requesting participation and cooperation from neighboring communities, jurisdictions and utilities that have an interest within the Township. The letter inviting registration of entities, the returned forms, and the comments received are all included in Appendix 7A of this plan. The Differences between a Master Plan and a Zoning Ordinance The primary difference between a Master Plan and a Zoning Ordinance is in terms of timing and enforcement. A Master Plan acts as a guide, while zoning is, in fact, “law.” A Master Plan lays out specific goals and tasks for the future, while zoning provides for specific standards and detailed rules for the development, improvement, and use of property. Typically, the Master Plan provides a foundation and justification for the zoning ordinance. Often times, after the completion of a Master Plan, a community reviews its zoning ordinance to ensure the two planning documents are compatible. In its best form, the zoning ordinance is one of the primary mechanisms by which the goals of the Master Plan are achieved. Master Plan vs. Zoning Ordinance Provides general policies, as a guide. 3 Provides specific rules, the law. Describes what should happen in the future, not necessarily what should occur today. Regulates and describes what can and cannot occur today. Includes recommendations that may require cooperation and coordination with other agencies, municipalities, or groups. Typically does not require cooperation or coordination with other groups. Deals only with items directly under Township control. Can and should be updated regularly to adjust for changing conditions and goals. Is written to provide flexibility. Any change or deviation requires a formal amendment or specific approval (variance). �Using the Master Plan The Master Plan is intended to guide the Township in land use, development, zoning, and capital improvement decisions. In order to be effective at this task, it must be used. The Master Plan is most effective when it is consistently referenced in order to: • Provide reasonable expectations for future development. • Provide a road map which will guide future developments, in terms of locations, siting and design requirements and necessary infrastructure. • Determine the appropriateness of rezoning requests, in terms of future land use and timing. • Provide a guide for making changes to the text of the zoning ordinance. • Provide a way to prioritize capital improvements, based on the goals, objectives and adopted future land use contained in this plan. Summary of Public Involvement Saginaw Charter Township sought out public input to engage the community and inform them about the Master Planning process. Methods included a traditional public survey and more contemporary methods using social media and games. An analysis of the results provides the following general insights: Internet • Saginaw Charter Township made active use of the Township website and social media to inform and engage the community about the Master Plan update. The Master Plan was advertised on the Township Facebook page and Township website. • • • • • • • • The main method for gathering input was an online public survey that was made available to the public in early 2020. Paper copies of the survey were available at the Township Hall. The survey was publicized online at www.saginawtownship2020.com. The survey received 642 responses. A summary of the results is given in Appendix 7A. • 4 Public Survey • Renovating older commercial areas is important. Respondents want community leaders to seek ways to create more jobs. There is strong support for strict code enforcement and eliminating run-down buildings. There is a need for more sidewalks and better nonmotorized transportation in the Township. Senior citizen housing is needed. Better roads will improve the neighborhoods. A mix of single-family housing types is preferred. Residents live in Saginaw Charter Township because it is a convenient location, safe, and attractive. Nearly ¾ of the respondents still see themselves living in Saginaw Charter Township in five years. Overall aesthetics in the Township could be improved. Community leaders should be proactive in quality building and site design. Over half of the respondents envision extensive renovations at Fashion Square Mall. Public Meetings The Saginaw Charter Township Planning Commission was updated and informed about the Master Plan progress on a regular basis. In June of 2020, Spicer Group presented the survey results at a Planning Commission meeting and in June of 2021, the draft plan was presented. At the latter meeting, the public was given the opportunity to �Building on the Past While this plan creates a vision for the future, it is important to realize its place in Saginaw Charter Township’s history. This plan draws upon prior planning efforts in the Township, which goes back 50 years to 1971. ask questions and offer additional comments. The Saginaw Charter Township Board of Trustees was regularly updated on the progress of the plan in Township Board meetings. Public Review and Public Hearing After the draft of the Plan was completed, it was made available for review by neighboring communities, outside agencies, and the public. On September 15, 2021, a public hearing was held at a Planning Commission meeting to allow an additional opportunity for public comment. On October 12, 1971, the Saginaw Charter Township Planning Commission adopted its first Comprehensive Development Plan for Saginaw Charter Township. At that time the population of the Township was 27,234 persons and 5,302 acres of land had been developed as urban land uses. By 1985, the estimated population of the Township was 39,661 with 7,560 acres of land in urban use. With this tremendous growth, the challenges facing the Township have also changed. Even those concerns that have been ongoing have been impacted by the magnitude of the community’s growth. By 2020, the Township’s population is anticipated to be 40,000. The previous update replaced the 2008 Master Plan. That update built upon the following planning efforts conducted in Saginaw Charter Township: the 2004 M-84 Access Management Plan, the 2006 Pedestrian Plan, the 2007 M-58 Access Management Plan, the 2008 Recreate Respondents who Strongly strongly agree Agree and agree, Responses combined (%) (%) 85.7% 47.2% 38.5% 81.4% 40.0% 41.4% In order to promote pedestrian safety and minimize conflicts between vehicles and people, neighborhoods should have sidewalks 73 .2% 46.3% 26.9% A mix of single-family housing types, including town homes, condominiums, "brownstones," and detached single-family structures, should be encouraged 52.1% 20.1% 32.0% Question Agree Responses (%) The Township should continue to increase its efforts to ensure that homes are properly maintained (windows are not broken, roofs are in good repa ir, etc.) Township leaders should be very pro-active in seeking quality building and site design for new developments and redevelopments The design and appearance of new buildings is important to the community Renovating and redeveloping older commercial areas, like the south end of Bay Road near Weiss Street, is important It is important to re-envision outmoded commercial sites as potential new mixed use developments, incorporating a mixture of both residential and commercial uses 5 Figure 1. Residents were asked about their desire for various improvements in the Township. The table above describes their preferences. �State Street Study, and the 2013 State Street Corridor Tax Increment Finance Plan and Development Plan. The 2021 update to the Plan responds to new challenges and opportunities and incorporates concepts and recommendations from recent planning efforts such as the Recreation Plan. The purpose of this Master Plan is to examine where the Township has come from, where it is now, and what direction it may take in the future. Although this plan is intended to guide the development of Saginaw Charter Township over the next fifteen to twenty years, it is not merely a document that sits on a shelf. It is part of a continuing process of review and adjustment that has been going on since the original plan was adopted. A comprehensive development plan is designed to be a living document so that it can be modified to address changes in the community while still serving to guide decisions about the future. The plan must be dynamic. A Master Plan is only meaningful if it can be used as part of the day-to-day decision-making process. Saginaw Charter Township Planning History 6 1831: Saginaw Township first organized 1967: Construction of new Township Hall at the corner of Center and Shattuck 1971: First Comprehensive Development Plan for Saginaw Township 1985: Update to the 1971 Comprehensive Development Plan 2008: Update to the Comprehensive Development Plan 2014: Update to the Comprehensive Development Plan 2021: Update to the Comprehensive Development Plan �Plan Vision and Guiding Principles The following over-arching principles provide the foundation for this Master Plan: 1. 2. 3. 4. 5. 6. 7. Promote a neat, clean, attractive, and safe community. Provide beautiful neighborhoods while protecting established neighborhoods, providing housing for all ages and incomes. Redevelop older commercial areas into new and attractive destinations. Promote a safe and convenient transportation system that provides travel choices including walking, biking, automobiles, and transit along attractive routes that fit the context of their surroundings. Enhance the overall environmental quality and access to parks, recreation, and natural features within the Township. Maintain a professionally well-run, efficient government while providing high-quality municipal facilities and services. Continue partnerships between Saginaw Charter Township and many of the educational and cultural institutions, organizations, other governmental units, and business community toward enhancing the overall attractiveness and development potential of the region. Overall Plan Vision Saginaw Charter Township will continue to be a great place to live, work, learn, and visit. The majority of what makes the Township great is already in place through its diversity, access to educational resources, businesses, neighborhoods, and commitment to good planning. The main reasons why people choose to stay in Saginaw Charter Township are because it is safe, attractive, and in a convenient location. The Township needs to maintain its growth, preserve its assets, enhance existing spaces, and transform specific areas into more economically viable places. 7 �REGIONAL FRAMEWORK AND MARKETPLACE Chapter 2 8 �Introduction Saginaw Charter Township has been fortunate in the past few decades that it has retained and slowly, but steadily, grown its population. Even with surrounding communities and the state losing some population, Saginaw Township has continued to remain steady. This is likely to continue for the next ten to fifteen years. There is often a misconception that Saginaw Charter Township is a relatively new suburb that developed in the 1970s as people moved out of the City of Saginaw. While the Township did see growth during this time, a total of 37% of the Township’s housing stock was constructed between 1950 and 1969. The continued growth of the Township draws residents from surrounding areas, including the City of Saginaw. The Township experienced its most significant residential growth in terms of population and dwelling units during the same post-war era in which the City experienced the most significant growth as well. These facts support the conclusion that by definition, Saginaw Charter Township is an inner ring suburb. While this is often discussed, it is rarely defined or explained. In fact, an inner ring suburb is called a number of things, including first-ring suburb and first suburb. There are a number of varying definitions for what an inner ring suburb is. Recent research has indicated that the development of inner ring suburbs coincides with middle age – meaning that they were constructed between 1945 and 1970 ((Seaver), Morris and Rapson 1998; Design Center for American Urban Landscape, 1999). One of the primary challenges that an inner ring suburb has in comparison to a traditionally built city is growth coincided with the advent of the 9 automobile. As such, the primary transportation network, traditional layout of neighborhoods and commercial areas are all centered on traveling by car. Now, fifty-plus years later, the Township is forced to “catch up” with many amenities that cities have bought and paid for decades ago – such as an extended road network, connecting subdivisions, commercial facilities that do not require vehicle trips, pedestrian facilities, open space and a park network within residential areas. The classification of the Township as an inner ring suburb poses potential challenges and opportunities for the Township. One of the key challenges includes the ability to redevelop areas that were first created in the 1950s. While many of the Township’s neighborhoods continue to not only function but thrive. Some portions of the Township’s commercial areas developed sixty-plus years ago struggle to remain attractive and functional in today’s marketplace. Making redevelopment more difficult is the fact that as a township there are not as many redevelopment tools and vehicles available as there are to similarly sized cities. State programs such as the Obsolete Property Rehabilitation Act do not apply here. Many of these areas were developed with excess parking, set back a significant distance from the road, and without substantial architectural features. Opportunities in an inner ring suburb may provide the Township with a chance to improve and reinvent older neighborhoods and older strip commercial areas. Typical assumptions that go along with inner ring suburbs include a decrease in median income, an increase in poverty level and a more diverse population. To many, these can be indications of decline. Researcher Joel Kotkin, found that in a selected review of older suburbs, these characteristics signaled a renewal of middle-class aspirations and not a sign of neighborhood decline. In contrast to much of the doom and gloom regarding inner ring suburbs, Kotkin sees the opportunity for new families to supplement the community, make it more diverse, and more economically competitive. The acknowledgement that there are more people living in the Township who make less income today than there were in 1980 is only a distinct detriment, if it is not accounted for in terms of long range planning. The opportunity for cooperation between neighboring jurisdictions also provides a ripe opportunity to address many common issues, including aging housing stock, maintenance, blight, and enforcement. �Saginaw Charter Township is experiencing a number of these benchmarks, including a more diverse population, a stable percentage of households that are considered in the family and family forming age groups. The fact that the Township is an inner ring suburb is an important and significant feature that should be considered, not just in terms of existing characteristics, but also throughout the entire development of the plan. Additionally, even though traditional population growth (through new home construction) is slowing, the younger and more diverse families moving into Saginaw Charter Township should help keep population slowly ticking upward and residential neighborhoods relatively stable. Of particular interest is the fact that Saginaw Charter Township is continuing to attract residents with higher educational attainment than the county. The Township has also been able to attract foreign born residents. If the Township desires to grow, or even to maintain a stable population base as its existing population ages, a concerted effort to embrace the diversity of the community is needed. The Township must acknowledge the ways in which its population and citizenry have changed – in terms of race, ethnicity, socioeconomic factors, age and mobility. In a world where telecommuting is a distinct possibility, Saginaw Charter Township must not only position itself as a welcoming community, but a community which provides distinct advantages to residents and businesses who wish to locate here in terms of safety, sustainability, and quality of life. Local Context Saginaw Charter Township is located within the northern portion of Saginaw County, Michigan. (See Figure 2.) The Township is situated just west of Interstate I-675, the Tittabawassee River cuts along the southwestern edge of Saginaw Charter Township. Saginaw Charter Township is easily accessible to various nearby communities. The center of the City of Saginaw is about 5.4 miles southeast of the Saginaw Charter Township Hall. The City of Midland is about 19 miles to the northwest, and Bay City is about 14 miles to the northeast. To the south-southeast, the City of Flint is about 38 miles away and Detroit is about 97 miles away. The construction of I-675 in 1971 and the subsequent development of Fashion Square Mall led to the establishment of the northeastern corner of Saginaw Charter Township as a regional retail commercial hub. Along with I-675, the Township has convenient access to US 10 as well as state highways including State Street / M-58, Bay Road / M-84, Midland Road / M-47, and Gratiot Road / M-46. Its location in Saginaw County gives Saginaw Charter Township the advantages of being in close proximity to these major roadways as well as academic institutions such as Delta College and Saginaw Valley State University, the MBS International Airport, hospitals and healthcare institutions such as St. Mary’s Ascension and Covenant Hospitals, and the cultural attractions of the City of Saginaw including the Castle Museum and the Saginaw Art Museum. These connections still make Saginaw Charter Township a desirable location for business development. Figure 2. Location of Saginaw Charter Township in Michigan and in the context of Saginaw County. 10 �Economic Snapshot Data from the 2010 US Census and the American Community Survey (ACS) confirms that Saginaw Charter Township has been experiencing a slow economic and social metamorphosis shared by many inner ring suburbs: A slow aging of its population, a gradual increase in minority population groups, and an aging housing stock. Saginaw Charter Township’s population, which rose from 39,657 to 40,840, saw an increase of 3.0% between 2000 and 2010, according to the US Census. See Figure 3 for a display of 40-year population trends in the Township. This is a positive outcome in comparison with Saginaw County, whose population dropped 4.7% during that time, and Michigan, whose population dropped 0.6% during that time. Its rate of growth was, however, slower than that of the United States overall, which saw 9.6% growth during those years. (See Figure 4) The 2019 ACS data estimates a population of 39,383. This would be a decrease from the 2010 US Census count. However, it’s important to remember, the ACS is estimate data. The Township will have a full population count when the 2020 Census information is released. This is another population increase from the 2010 Census count. The Township, aided by its location, regional context, the attraction of persons with high educational attainment, and young and foreign-born residents, has seen slow but stable growth in recent years but also has its share of economic challenges. Saginaw Charter Township’s economic and demographic picture can be defined in four main frameworks: r • Demographic Trends: An Aging, Diversifying, and Educated Population • Reverberations of the Regional Economy: Median Household Income, Poverty Statistics, and a decline in Home Ownership. • A Shifting Job Market • An Aging Community Structure: Aging Housing Stock and Infrastructure Demographic Trends: An Aging, Diversifying, and Educated Population Saginaw Charter Township exhibits some of the strong demographic indicators of an inner ring suburb: An increasingly diverse and aging population. Between 2000 and 2010, according to the US Census, the population of residents aged 19 and younger decreased as share of total by 1.1% in Saginaw Charter Township. During the same time, median age has increased from 41.7 to 43.1, 4.9 years higher than the US average of 37.2. (See Figure 5.) However, this relatively high median age, in combination with a strong family structure and the consistent infusion of a diverse and educated population, has led to the Township’s slow but persistent growth. Saginaw Charter Township is clearly and markedly diversifying. The Township’s African American and Hispanic population rose from 9.9% of the Township’s total population to 16.2% between 2000 and 2010, a 6.3% increase of African American and Hispanic residents as f 40,840 _1 _ _ _ __ +- 3511D -, -1 -- D ·l _, 150D 1910 1900 IUD 1010 iffiMG Figure 3. 40-year population trends for Saginaw Charter Township. Data from US Decennial Census figures. 11 Saqmaw Charter T01°'1sh1p Figure 4. Saginaw Charter Township population change, 2000-2010, compared in a regional context. Data from the US Census. �Reverberations of the Regional Economy: 2010 --• • • • -• • • -• • • • • -• •• - • • • • -- • • • - • • • • -- • Saginaw Township • • 5.1¾ 18.5¾ 6.W, 24.8'/, 25.8'/, 19.JII, 5.1¾ 17.41/, 7.6¾ 22.W, 21.1¾ 19.7¾ Median Household Income, Poverty Statistics, and a decline in Home Ownership Saginaw County 6.8'/4 22.7¾ 6.W, 27.W, 23.2¾ 13.5¾ 5.91/, 21.W, 7.01/, 22.9'/4 27.8¾ 15.3¾ 6.5¾ 29.8'/4 22.5¾ 12.l¾ 6.0'/4 20.8'/, 6.8¾ 24.7¾ 27.91/, 13.8¾ 6.7¾ 30.2¾ 22.01/, 12.4¾ 6.5¾ 20.4¾ 7.0'/, 2U¾ 26.4¾ 13.01/, Saginaw Charter Township faces a two-fold economic challenge: On one hand, its housing and economic trends reflect the 2007-2009 housing-based recession that affected communities, businesses, and job growth across the nation. At the same time, the Township is affected by the decades-long process of deindustrialization that led to the slow decline of the manufacturing job base in the City of Saginaw. Despite these trends, and in lieu of some indicators of economic decline, Saginaw Charter Township has been relatively economically resilient. Michigan 6.8¾ 22.2¾ USA 6.81/, 21.8'/, Figure 5. Percentage of population in different age groups in Saginaw Charter Township, compared to a regional context, 2000-2010. Data from the US Census. a proportion of the total population. This is compared with only a 1% increase for the County as a whole (25.3% to 26.3%) and a 0.9% increase for the State of Michigan (17.5% to 18.4%). In comparison with Saginaw County, the Township has exhibited a notable infusion of foreignborn residents. While the foreign born population has grown at a rate of 0.5% between 2000 and 2010, similar to the growth rate for the County (0.4%) and state (0.8%), the foreign-born population of Saginaw Charter Township (5.2%) was higher than that of the surrounding county by 2.8%. These figures are discussed more thoroughly in Appendix 7B. The family structure of Saginaw Charter Township appears comparable, if not strong, in comparison with its regional context. Dropping from 2.27 persons per household in 2000 to 2.22 persons per household in 2010 according to the US Census, household sizes continue to fall in the Township from 2000 (-0.05) but slightly less than they did for the State of Michigan (-0.07) or for Saginaw County (-0.10). According to the 2019 ACS estimates, the average household size in the Township is 2.18. This is a continuation of the decline in average household size in the Township. The Township also holds a regional distinction of attracting a highly educated population. According to 5-year estimates from the 2019 ACS, more Township residents per capita (33%) hold a bachelor’s degree or higher than Saginaw County residents (20.8%), Michigan residents (29.1%) and US citizens as a whole (32.2%). See Figure 6. In fact, though Saginaw Charter Township only accounts for about 20.4% of the total County population, about 34.5% of people in the County with Bachelor’s Degrees or higher live in the Township. 12 According to the US Census, the percent of residents living below the poverty line rose from 6.6% to 10.7% between 2000 and 2010, a 4.1% increase. While slightly higher than the increase for the US (3.3%, from 12.4% in 2000 to 15.7% in 2010), it is a lesser increase than for the County and for the State of Michigan. In the County, the percent of residents living below the poverty level rose 4.6% from 13.9% to 18.5%, and Michigan it rose 6.8% from 10.5% to 17.3%. See Figure 7. The 2019 ACS estimates indicate another increase in the percent of the population living below the poverty line at 11.1%. Similarly, the Median Household Income rose from $45,147 in 2000 to $49,708 in 2010. This was higher than the increase for Saginaw County (8.2%) and Michigan as a whole (5.6%) but much lower than United States as a whole during that time (23.3%). According to the 2019 ACS estimates, the Median Household Income is $51,680. See Appendix 7B for additional information. Another effect of the 2007-2009 economic crisis was a shift from owner-occupied to renter-occupied housing. Based on US Census Data from 2010, the percentage of 33% • Saginaw Township • 20.8% United States Michigan • Saginaw County Figure 6. Bachelor’s degree or higher attainment in Saginaw Township, Saginaw County, Michigan, and the United States. Data from US Census Estimates. �renter-occupied homes in Saginaw Charter Township (35.2%) remains higher than for County (27.7%) or State (27.9%). However, with a growth rate of 0.5% over the past 10 years, this percentage has grown more slowly than for County (1.5% increase) and State (1.7% increase). In 2019, the ACS estimates approximately 34% of the Township lives in renter-occupied homes. A Shifting Job Market As parallel with regional economic trends, the traditional employment sectors of manufacturing, construction and agriculture in Saginaw Charter Township have given way to more retail and social service based job sources. The steepest decreases in occupation by sector in Saginaw Charter Township between 2000 and 2019, according to US Census estimates, were found for finance and insurance, and real estate and rental and leasing (-1.8%), wholesale trade (-1.7%), and retail trade (-1.0%). The highest gains were found for manufacturing (3.1%), professional, scientific, and management, and administrative and waste management services (1.3%), and information, (1.0%). It should be noted that manufacturing, which saw the largest increase between 2000 and 2019, was the second highest source of industry in the Township at 15.3%. These statistics are explored further in Appendix 7B. 18 16 An Aging Community Structure: Aging Housing Stock and Infrastructure Despite Saginaw Charter Township’s reputation as a newer suburb of the City of Saginaw, Census estimates show that it parallels much of the City’s infrastructure and housing trends. Census estimates show that Saginaw Charter Township’s housing market and infrastructure reflect the growth and change the Township has shared with the neighboring City of Saginaw. 70.3 percent of the homes in Saginaw Charter Township were built prior to 1980, which is comparable to the percentage for Saginaw County (76.2%) and Michigan (64.6%), but considerably more than the United States as a whole (53.6%). At the same time, the housing market has proven exceedingly sluggish in Saginaw Charter Township, as it has for the county and the state, in comparison with the United States as a whole. According to Census estimates, median housing value has risen by about 1.03% for Saginaw Charter Township, from $125,900 in 2010 to $127,200 in 2019, comparable to Saginaw County’s increase of 4.9%. The State of Michigan’s median home value increased by 29.9% during that time. The median home value increased in the United States by 24.5% during that time. See Figure 8. Saginaw Charter Township is still a very much automobile-oriented community. With 86.3% of its residents driving alone to work, Saginaw Township has more sole drivers per capita than Saginaw County (83.1%), the State of Michigan (82.3%), and the United States as a whole (76.3%). These statistics are discussed further in Appendix 7B. 14 ll Saginaw Township Saginaw County M1ch1gan 0 Eml&D Figure 7. Percentage of residents living below poverty level in Saginaw Township and regional context, 20002010. Data from US Census Estimates. 13 • 20 10 . 201' Figure 8. Median home values in Saginaw Charter Township and comparative geographies, 2010-2019. Data from US Census Estimates. �Comparison Communities Where are the Comparison Communities? • • • • • • • • City of Kentwood – Kent County Chesterfield Township – Macomb County City of Midland – Midland County Bloomfield Charter Township – Oakland County Commerce Charter Township – Oakland County Meridian Charter Township – Ingham County Grand Blanc Charter Township – Genesee County Holland Charter Township – Ottawa County To provide a comparative assessment of the economic, social, and demographic conditions in Saginaw Charter Township, a group of similar communities were selected as a “peer” group for comparison purposes. Eight different communities were selected from across Michigan. The goal was to provide a snapshot of how Saginaw Charter Township looks compared to other similar sized and situated communities, about 40,000 people (City of Midland was chosen because it is the community in the region that is closest in size to Saginaw Township.) All except the City of Midland are suburban communities that are adjacent or close to a larger urban city. All are townships except Kentwood and Midland. The comparison process involved a variety of social, demographic, and economic data. Appendix 7D organizes and compares the selected US Census data from the comparison communities. The following information is based on the 2013 update to this Master Plan. Findings and Lessons Using those communities as a benchmark highlights several interesting trends: • • • • !II .II 10 Sag111a ,·, Cl ct ltt1 Tu,n;i11~ l&idffiitifffll Bloomfield Ct1ar ter Tow111h1p Commerce Clldlter Township Meridian Charter Township ~rard Blanc Charte r To>\m h,p Bolland Charter Township Figure 9. Comparison Communities: Comparing the median age, Census 2010. 14 Saginaw Charter Township residents’ median age is older than seven of the comparison communities. An aging population has unique needs in terms of housing, recreation, health care, among others (Figure 9). Saginaw Charter Township’s housing stock is older than the comparison communities (Figure 10). The comparison communities grew, on average, significantly more than Saginaw Charter Township from 2000 to 2010 (Figure 11). A higher percentage of the Township’s residents work in educational services, health care, and social assistance (30.7%) than in the other comparison communities, on average. Health care has been one of the fastest growing sectors in the nation, and forecasts suggest that employment opportunities will only continue to increase as the general population grows older. There is a perception that manufacturing is a large employment base for Saginaw Charter Township residents, but according to recent Census data, this is not true. Workers in the retail trades account for 12.8% of the Township’s population, and 12.4% work in manufacturing (Figure 12). �0 10 g ; bl Ii. g l'J C, ... 2 if "" I 50 s "'~ §.10 § 40 Q.. -= "'~ ~ l io la ,:; u "., ;;; ~ ~o /i'. to ~ 10 MIIMIMI Bloon,ne lci Cha1te1Tow·,sluµ Meridian Charter Town1h1D ::;rJrd B.a1c C~arter Tol\n1 h1p Holland O.arter f0\',11Shll) Figure 10. Comparison Communities: Comparing the age of housing stock using the percent of housing units built prior to 1980 as an indicator, Census 2010. Mend1an Charter Town1h1p Bl oomfie l d Chart er Township Commerce a,arter To,.,,mh1p arand Blanc Char t er To,ws11p Holland Charter Township'' Meridian Charter Township Figure 11. Comparison Communities: Comparing the rate of population change from 2000 to 2010, Census 2000 and 2010. Holland Charter Township Bloomfield C11arter Town1h 1p Educational Servlcea, Health Care, Social Aulatance Che1terfleld Township Commerce Charter TO'M1shlp Manufacturing Figure 12. Comparison Communities: Top industry, by percentage of employment. 15 �Recommendation This plan makes a number of observations about Saginaw Charter Township and its place within the immediate region, as well as to other similarsized communities throughout Michigan, though on a limited scope for contextual purposes. Like a microscope with the ability to easily zoom in and out on different areas deemed interesting and worthy of study, the process of community planning is also quite similar and achieves similar insights. Insights and trends identified in this plan include the following: To keep moving forward, the following principles are recommended to guide Township leaders throughout the implementation of this Master Plan: 1. Promote a neat, clean, attractive, and safe community. • Saginaw Charter Township has an aging population, but at the same time, a large portion of the households in the Township are still families with children. • The Township is becoming more diverse. • The population in Saginaw Charter Township is becoming more educated. • Saginaw Charter Township is becoming more attractive to foreign-born residents. • The housing stock in the Township is aging. While population growth in the Township is not necessarily seeing gains through new home construction, it is instead supported by the younger and more diverse families that have been moving into the community. • The Township has been resilient in spite of the broader de-industrialization occurring within the State. This changing economy has impacted the employment picture within the Township, to the extent that people working in manufacturing, construction, and agricultural jobs are no longer the dominant workforce sector – the top spot has been taken over by those working in retail and social service jobs. • Saginaw Charter Township is still an automobileoriented community. However, residents increasingly see the need for continued growth in the network of non-motorized transportation amenities within the Township. These trends are anticipated to continue for the foreseeable future. However, external forces, such as a drastic change in the economy, major policy changes, or funding shifts at the state and/or federal level, could very well change this future course from Saginaw Charter Township. At the local level, there are tangible steps that can be taken to strengthen its position within the region and to maintain resiliency. 16 2. Provide beautiful neighborhoods while protecting established neighborhoods, providing housing for all ages and incomes. 3. Redevelop older commercial areas into new and attractive destinations. 4. Promote a safe and convenient transportation system that provides travel choices including walking, biking, automobiles, and transit along attractive routes that fit the context of their surroundings. 5. Enhance the overall environmental quality and access to parks, recreation, and natural features within the Township. 6. Maintain a professionally well-run, efficient government while providing high-quality municipal facilities and services. 7. Continue partnerships between Saginaw Charter Township and many of the educational and cultural institutions, organizations, other governmental units, and business community toward enhancing the overall attractiveness and development potential of the region. �Regional Framework and Marketplace Actions The following actions are reorganized with actions from other chapters in the Action Table in Chapter 6. 17 • Review, assess and adjust Township ordinances to support entrepreneurship (live/work units, etc.). • Saginaw Charter Township should cooperate with the City of Saginaw and other adjacent communities to improve opportunities for industrial development throughout the metropolitan area. • The Township should cooperate with neighboring communities, the Saginaw Township Community Schools and other agencies and organizations to improve cultural and recreational opportunities for Township citizens. • The Township shall observe and participate in pending zoning and land use proposals in neighboring communities when such proposals may impact upon the Township. �NEIGHBORHOODS AND EXISTING LAND USE Chapter 3 18 �Introduction One of the primary challenges that an inner ring suburb has versus that of a traditionally built city is growth coincided with the advent of the automobile. As such, the primary transportation network, traditional layout of neighborhoods and commercial areas are all centered on traveling by car. Now, fiftyplus years later, the Township is forced to “catch up” with many amenities that cities have bought and paid for decades ago – such as an extended road network, connecting subdivisions, commercial facilities that do not require vehicle trips, pedestrian facilities, open space and a park network within residential areas. 1. Notable areas of sluggish commercial growth include: • Portions of Fashion Square Mall • The plaza in the Bay Road and Schust Road area • The plaza in the Gratiot Road and Center Road area 2. The Township’s infrastructure needs targeted improvements and expansions. Primarily developed to serve an expanding population in the later part of the twentieth century, Saginaw Charter Township’s roadways, sidewalks, and street lights are now aging and in need of widespread repairs and upgrades. Despite the chief road maintenance and operation responsibilities belonging to Saginaw County, the Township has a major stake in ensuring the quality maintenance of these and other infrastructure features throughout the Township. Infrastructure provides connectivity and access between various land use sectors. 3. The Township’s housing stock is aging. Most of the Township’s housing stock was constructed prior to the 1980s. Older sections of the Township are facing maintenance issues including structural issues, deteriorating facades, and vacant or underutilized homes. 4. Broad-reaching trends are expanding the importance of non-motorized transit options. Despite the automobile-centric development patterns that defined much of Saginaw Charter Township’s growth in the late twentieth century, its residents are finding bicycling and walking options increasingly important. This is for a variety of reasons including rising fuel prices, increased emphasis on health and fitness, and an increased emphasis on environmental conservation. Issues Existing land use provides a snapshot in time as to how land is actually being used. Land use does not necessarily reflect zoning, but instead the current status of the land – whether it is vacant, commercial or residential. Studying existing land use is useful in evaluating trends in development and redevelopment. Single-Family Residential use defined the growth and expansion of Saginaw Charter Township. The Township also developed expansive and robust commercial corridors to accompany its growth in the later half of the twentieth century, primarily along State Street and along Bay Road. Presently, the Township faces a challenging reality. There is both a significant amount of land that has yet to be developed in the Township, as well as a significant amount of land located within developed areas that is under used. In some cases the under used properties are vacant, partially vacant or could realistically support additional structures. Overall, four major issues face land use in Saginaw Charter Township: 19 Existing commercial areas are no longer supported by market conditions. Many of Saginaw Charter Township’s commercial lands, particularly along Bay Road, have gone underutilized and vacant. Rapid growth of automobile-oriented commercial development in the later half of the twentieth century has been disrupted by present market conditions including an increasingly internet-based retail economy and a relatively sluggish regional housing market. �Retaining and Attracting Residents One of the keys to continued strength in Saginaw Charter Township is a stable or moderately increasing population. People in the Great Lakes Bay Region have many options when it comes to housing choices. When examining how to retain and attract residents, Saginaw Charter Township will need to focus on the following five strategies: Saginaw Charter Township needs to examine its existing zoning to determine how it might help to develop or encourage these types of neighborhoods. Other measures such as providing good sidewalks and multi-use trails within existing neighborhoods can add to the connectivity that these groups are seeking. Quality Municipal Services Keeping Existing Neighborhoods Attractive Americans value good roads and public safety. They can be seen as a basic level of municipal service that needs to be offered when one considers where to live. Without them, home seekers will quickly look elsewhere. As the infrastructure ages in Saginaw Charter Township, government officials from various agencies have struggled with how to pay for deteriorating roads and bridges. Police and fire protection in the Township have been excellent. However, they face ongoing budget issues and changing demands upon their time, many of which are associated with cultural and social change. Regardless, quality roads and public safety need to remain a priority in order to attract and retain residents. Continued code enforcement will lead to attractive and sustainable homes and neighborhoods. Providing technical assistance and other incentives can help encourage housing maintenance and reinvestment. Managing urban trees, green spaces, and providing assistance with seasonal landscaping are another important component of neighborhood attractiveness. Housing in Saginaw Charter Township continues to be quite affordable. This adds to its attractiveness and should be promoted throughout the region. Positioning the Township’s older 1950s/60s era housing as attainable options for young families will maintain stability. See Figure 13 for a display of code enforcement districts in the Township. A thriving community tends to offer a variety of housing options. Young professionals and families as well as aging adults are looking for neighborhoods that are less vehicle dependent than what was desirable 20 or 30 years ago. These groups are looking for smart growth and environmentally friendly areas. They want sidewalks and a mix of amenities such as restaurants, public spaces, offices, and a grocery store within walking distance. This type of housing and neighborhood is not readily found within Saginaw Charter Township. 20 McCarty Rd 47 Mi dla n d. - Mackinaw Rd i Shattuck Rd dR ¬ « 58 East District ¬ « 84 § ¦ ¨ 675 Bay Rd ¬ « North North District Dlllrlct Center Rd Hospital Rd Encouraging Mixed Uses Where Appropriate Tittabawassee Rd State St South District Gratiot Rd Figure 13. The Township has three code enforcement districts to ensure staff fairly and equitably service and patrol the entire community. �Other municipal services are also important to attracting and retaining residents. People are looking for wireless and digital connectivity in public and private spaces. They want access to public transportation, an increasingly important need for the elderly who are aging at home without family nearby. Up-to-date parks and recreation services add an important quality of life component. Amenities such as dog parks and disc golf were nearly non-existent 10 to 15 years ago but they are very popular today. Environmentally conscious residents are looking for convenient recycling options. Education, Employment, and Quality of Life Educational opportunities, employment, and quality of life factors are very important in retaining and attracting residents. For example, major employers in Saginaw County attract job seekers in: • Engineering and manufacturing – Nexteer Automotive • High-tech manufacturing – Hemlock Semiconductor/Dow Corning • Healthcare – Covenant Healthcare, St. Mary’s of Michigan, Aleda E. Lutz Veteran Affairs Medical Center • Media, display and interactive services – Morley Companies • Education – Saginaw Public Schools, Saginaw Valley State University See Appendix 7C for a full list of the top 40 employers in Saginaw County. Employers located in Saginaw Charter Township are highlighted on the list. This top employer information is based on data from the 2013 update to this Master Plan. While Saginaw Charter Township may have less direct control over these factors, it needs to be aware of how these factors are perceived within the Township itself and within the region. The Township can serve as a catalyst, key stakeholder, and sounding board for education, employment, and quality of life. More directly, the Township can work with local schools to assist with public safety and transportation concerns. It can work with local employers to ease and smooth site development and traffic issues. 21 FrankPnmmh lmuraucP 1. r1 Figure 14. Top 10 Employers in Saginaw County. Knowing that not all quality of life elements can be offered within Saginaw Charter Township. Township officials can continue to support major cultural and entertainment efforts and venues within the region. These would include local theaters, symphony, museums, and regional parks. Promoting Our Assets In today’s digital age, Saginaw Charter Township will need to continue to promoting itself as an attractive community in which to live and work. This can include several components: • A strong online and social media presence. • Partnering with local schools and realtors to develop a marketing campaign focused on the Township’s high quality education system and excellent quality of life. • Public information campaigns to explain safety, affordability, and dispel any misconceptions about the area. • Promoting services and lifestyle options for seniors within the Township. �Land Use and Character - -- - ~~ - -· - ~ -~ - - It is important for the community to determine the best way to guide land use for future stability and prosperity. Existing land use provides a snapshot in time as to how land is actually being used. Land use does not necessarily reflect zoning, but instead the current status of the land – whether it is vacant, commercial, or residential. generalized, such that all commercial lands and all single and two-family residential lands are described together. The existing land use categories also do not include Parks as an existing land use, because these are currently utilized as recreational spaces which are entwined with other land uses, such as public or quasi-public and residential uses. Studying existing land use is useful in evaluating trends in development and redevelopment. As was the case when the 2008 Comprehensive Development Plan was adopted, there is still a significant amount of undeveloped or underused land in the Township. In some cases the underused properties are vacant, partially vacant or could realistically support additional structures. It is important for the Township to determine what role it sees this vacant land playing in the future. Land uses in this chapter are The Existing Land Use map on page 37 depicts the various existing land uses within Saginaw Charter Township. An explanation of the uses is described on the following pages. Existing land use has been determined based on a review of tax classification, conversations with Township staff, and windshield survey performed by Township staff. An explanation of the uses is described on the following pages. Table I. Existin.g Land Use, .2 021 Existing Land Use Per,centta.g e of Total(%)' Sing]e and.Two Family Residential 6,648 47% Agriculmra1/Conse:rvatioo Lands or Open Space Cornmerda] 2,,936 2]%1 1,552 1,,820 740 285 156 14)37 11% 13% 5% 2% 1% Public/lnstirutional Multi-Family Residential \ acant hldustrial Tota] 22 .A creage �Single and Two-Family Residential This type of residential use is the most prevalent land use within the Township. Single family and twofamily or duplex residential developments account for 45.3% of the land use within the Township. Saginaw Charter Township is marked by an aging housing stock. Between 1980 and 2000, a total of 4,175 new housing units were constructed. Approximately 68.3% of the housing stock in the Township was constructed prior to the 1980s. Housing units built before the 1970s total 7,332, while housing units built since the 1980s total only 4,115. Only 1,944 housing units were constructed between 2000 and 2009, and only 449 were constructed between 2010 and 2019. For the majority of the Township, having newer homes means fewer concerns regarding blighted housing stock and maintenance. Older sections of the Township though are facing challenges in regard to issues that routine maintenance can no longer address. These include structural issues and deteriorating facades, as well as vacant or underused homes. As the Township continues to age, these maintenance concerns will become a broader issue. Traffic and speed have become an issue in recent years, especially in some of the subdivisions developed prior to the 1980s. Many of these older subdivisions were constructed with long, wide straight streets which some view as alternatives to available arterial roads. New subdivisions were developed using more of a cluster design approach, where one or two main roads lead to a series of curved roads that split off and result in cul-de-sacs. Multi-Family Residential This land use includes buildings that house more than two families and typically refers to apartment complexes and high density residential developments. Lawndale Estates, the manufactured housing park located on Lawndale Road near Tittabawassee, is also considered a multiple family land use by the density at which the dwellings are located. Multi-family residential land use accounts for 5.1% of the land within the Township. Generally speaking, Saginaw Charter Township has a relatively high percentage of multiple family housing. Of the 18,899 dwelling units identified during the 2010 U.S. Census, 5,876 or 31.1% are comprised of three or more units. A total of 712 or 3.8% were classified as mobile homes. 23 Commercial The vast majority of Township commercial facilities are located along major arterial roads; the majority is along state highways. These corridors include Bay Road/M-84, Gratiot Road/M-47, Midland Road/M-46, and State Street/M-58. In addition to these state roadways, Tittabawassee Road stretching from I-675 west to Mackinaw Road, State Street/M-58, portions of Gratiot, especially near the intersection of Center Road, and Bay Road/M-84 south of Shattuck are some of the earliest commercial development in the Township, most dating back to the 1950s and 60s. Within each of these corridors there has been considerable land dedicated to commercial use along major intersecting streets such as along Center north of Gratiot and north and south of State. The Township’s previous adopted comprehensive plan identified specific goals which are reflected in the current land use. One of the goals focused on improving circulation and traffic flow along Bay Road/M-84 and State Street/M-58. The Township has worked with the Michigan Department of Transportation to create and adopt access management plans for both corridors. Additionally, an effort was made to discourage further strip development along Bay Road/M-84 and instead �encourage alternative routes to Bay Road/M-84 such as Fashion Square Boulevard and Towne Centre. Commercial uses today account for about 1,907 acres, or about 13.5 %, of overall land use in Saginaw Charter Township. Industrial Industrial land use within the Township is relatively limited. The existing industrial uses are mostly located off of Bay Road/M-84. The majority of these uses would be best classified as light industrial. These uses typically do not have the same impact on surrounding uses as traditional smoke stack heavy industrial uses. Most of the uses function more like warehousing and small workshops. Industrial use currently accounts for about 179 acres, or about 1.1%, of total land use in Saginaw Charter Township. Public / Institutional Parks, schools, churches and township facilities are included in this existing land use category. These uses are typically used by the general public or a defined group of persons in the community. Public or institutional uses account for about 1,733 acres, or about 12.3 %, of total land use in Saginaw Charter Township. 24 Agricultural/Conservation Land uses within this category is a mix of lands used for agricultural production and related uses along with lands located within the floodplain of the Tittabawassee River. The lands located within the floodplain of the Tittabawassee River are typically difficult to develop for urban land uses as they have soil limitations and flooding. Most of the existing agricultural land is located in the north and northwestern section of the township. Agricultural and conservation lands account for about 2,879 acres, or about 20.4 %, of the land used in Saginaw Charter Township. Vacant Vacant lands in Saginaw Charter Township are found in dispersed locations throughout the Township. The largest parcels of vacant land appear adjacent to commercial uses along the Bay Road Corridor, with the largest of these being large vacated commercial plazas between Shattuck and Schust Roads adjacent to Bay Road. Vacant lands account for about 215.3 acres, or about 1.5% of all existing land use in the Township. �Redevelopment Opportunities Traveling throughout Saginaw Charter Township, one cannot escape the fact that various commercial sites and portions of traditional corridors have aged and are at risk of losing their functionality due to changing market conditions. As part of the online survey for the public involvement portion of this Master Plan, questions directly relating to the status of older commercial areas were posed to respondents. Specifically, the survey solicited feedback pertaining to the potential redevelopment of the south end of Bay Road near Weiss Street, the status of the plaza at Bay and Schust, the plaza at Bay and McCarty, and the potential future of the Fashion Square Mall at Bay and Tittabawassee Roads. The results of the online survey showed strong support for the need to redevelop older commercial areas, and further, that over half of the survey respondents envision extensive future renovations at Fashion Square Mall. The Township also recognizes the need to consider the common features shared by properties south of McCarty Road along Bay Road, including under-utilization, large scale, and broad architectural potential. These features make that area ripe for redevelopment potential. This area, to be further described as the Bay Road Overlay District, as well as distinct parcels under consideration for redevelopment, are shown in Figure 15. In consideration of this support for rethinking the Township’s older commercial areas, one of the purposes of a Master Plan, as described in the Michigan Planning Enabling Act (PA 33 of 2008, as amended), is to recommend, “the general character, extent, and layout of redevelopment or rehabilitation of blighted areas.” Therefore, to promote the positive redevelopment of underutilized commercial areas of the Township, a major principle of this Master Plan is to redevelop older commercial areas into new and attractive destinations. Challenges to redevelopment mainly revolve around the timing and readiness of the private sector, especially if desirable lending and investment conditions are available to them. Sometimes, 25 forces do converge and a tipping point emerges that nudges an area toward redevelopment sooner rather than later. However, in the absence of that nudge, at the intersection of community planning and the vagaries of the real estate development process, the adoption of local policies and incentives can provide the necessary impetus to keep the redevelopment game alive. Therefore, the successful redevelopment of older commercial sites within the Township will likely depend on local government support and related policies pertaining to desired redevelopment objectives and outcomes. Bay Road Overlay District – South End of Bay Road While State Street has been a commercial corridor well before the 1950s, Bay Road’s growth and dense commercial development began in the late 1940s and 50s. At this time, the only commercial development was located near Weiss Street and the City of Saginaw and then near the intersection of Bay and Shattuck Roads. The construction of I-675 then pushed commercial development further north. While this Figure 15. Proposed redevelopment area and sites. �Figure 16. Proposed location and district boundary for the Bay Road Overlay District. 26 �infrastructure investment led to the growth and regional commercial development along Bay and Tittabawassee Roads, it also encouraged a pattern of disinvestment along the southern portion of Bay Road. The portion of Bay Road/M-84 stretching from the City of Saginaw north toward McCarty Road is older. It developed at a time when lots where smaller, walkability was not a concern and each eighty foot parcel had two driveways. While this development is typical of the 1950s, it is a lasting reminder of the age and lack of reinvestment in this stretch of roadway. During the late 1990s and 2000s, a focus was placed on the northern Bay Road and Tittabawassee Corridor through a joint planning effort with Kochville Township and Saginaw Valley State University. Though this was a success and helped form a distinct place and shared vision for the area, it unintentionally served to further isolate the south end of Bay Road. Given the age and location of the south end of Bay Road, a redevelopment overlay (or sub-area) is proposed for the south end of Bay Road, running from McCarty Road south the Weiss Street at the border of the City of Saginaw. Existing Planning Framework and Opportunities for South Bay Road Access Management In 2004, Saginaw Charter Township developed an access management plan in coordination with the Michigan Department of Transportation. Access management is a group of strategies, tools, and techniques that work to improve the safety and efficiency of roads – not by adding lanes but by controlling where vehicles can enter, leave and cross a road. The intent of access management is a process for providing access to land development, while preserving traffic flow on surrounding roadways in terms of safety, capacity, and speed. This is done by managing location, design and operation of driveways, median openings, and street connections along a road. Access management is used to improve vehicular and pedestrian safety, maintain road capacity and reduce congestion, and enhance community character and aesthetics. Research has also shown that access management helps reduce the rate and severity of traffic accidents. Good definition and spacing of 27 driveways also improves pedestrian and bicycle safety, by reducing the potential for conflicts with turning vehicles. From a land development perspective, access management requirements help to achieve the orderly layout and use of land and help discourage poor site design. The quality of site access is also important to the success of a development project. The Urban Land Institute Shopping Center Development Handbook warns that poorly designed entrances and exits not only present a traffic hazard, but also cause congestion that can contribute to a poor image of a business. Reducing the number and frequency of driveways and median openings also improves the appearance of major corridors. More land is freed for landscaping, the visual dominance of paved areas is reduced, and scenic or environmental features can be protected. An added benefit to coordinated access management, shared drives, and parking, is that it provides greater flexibility and reconfiguration of some of the smaller parcels along this stretch of Bay Road. The adopted plan for M-84 details proposed consolidation, relocation and reconfiguration of drives to accomplish these goals. This plan should continue in terms of implementation and ideally, any related funding mechanism could help owners accomplish some of these changes within the road right-of-way. Signage Without looking at driveways or site features, one can typically tell the age of last significant investment on Bay Road/M-84 by looking at the signage. In 2004, Saginaw Charter Township adopted a general sign ordinance. The amortization period specified in the 2004 sign ordinance ended in February of 2016. At �sites suitable for office-type uses. Future growth along Bay Road may be geared more toward office and distinctly non-retail uses. The purchase of the Consumer’s building and the recent expansion of the Morley facility are signs that non-retail uses may have a durable foothold along the Bay Road Corridor in the future given the right opportunities for growth. This could translate into a variety of employment opportunities for residents in a lower-density, lower-intensity, office- and researchcentered occupational sector. Encouraging this type of growth could expand the Township’s attractiveness to a highly skilled work force. this time, all non-conforming signs, are required to be updated and conform with the new ordinance standards. This provides a clear opportunity to encourage businesses along the corridor to address other deficiencies on their properties when they bring their sign into conformance with the new standards. There are a number of potential situations where, in order to remove the nonconforming sign and have as large a sign as possible, businesses may seek to voluntarily install landscaping along the road frontage. The sign ordinance provides a ten percent bonus in permitted square footage when at least 100 square feet of landscaping is provided around the sign. Opportunities for South Bay Road The parcels under consideration for redevelopment in the Bay Road Overlay District share the key features of under-utilization, large scale, and broad architectural potential. They were generally designed with excessive parking. All of the buildings in these parcels were intended for commercial use, for which current market demands simply do not exist. While these structures were originally built for up to 120,000 square feet of retail space, there is a lack of demand for this much commercial activity today. Within these unused commercial spaces lies untapped potential for new and innovative uses. The “bones” of these structures lend themselves to potentially be used for a variety of less intensive strategic functions. Taking the plaza at the intersection of Bay Road and McCarty Road as a primary example, certain buildings are set back substantially from the road. This layout makes 28 The Township may have an opportunity to ensure re-use and redevelopment of existing properties in this area while new employees can continue to support traditional commercial development further north along Bay Road. This process can be assisted by strategic design guidelines, zoning adjustments, and existing policy mechanisms. Bay Road/M-84 is a state highway and provides some potential flexibility in terms of streetscape improvements. These items could include things like a specific standard for streetlights. The term “streetscape” typically refers to exterior public spaces located between street curbs and building facades. Inclusion of pedestrian crosswalks and traffic calming measures located within vehicular spaces are two exceptions to this definition, however. Basic streetscape components include: • • • • • • • • • • • • • • • • • • • • Paving Sidewalks Curbs Accessible Sidewalk Ramps Traffic Calming Measures Crosswalks Plantings Street Trees Container Plantings Other Supplemental Plantings Street Furnishings Benches Bollards Movable Tables and Chairs Litter & Trash Receptacles Bicycle Bollards Bus Shelters Sign Poles Fences Utility Covers �• • • Banners Planters Lighting In terms of establishing some sort of standardized form for the street, included should be a variety of improvements noted above accompanied by the following principles to unify the overall aesthetic: a. Sidewalk Consistency and Pedestrian Improvements: At a minimum, a consistent, safe pedestrian route is needed along Bay Road/M-84. This older section of Bay Road has the most missing sidewalk of any commercial corridor. There are a number of locations that are paved to the existing curb line. This requires pedestrians to navigate through parked cars and parking lots. This section of roadway is similar to State Street in that it is a commercial corridor that is in close proximity to thousands of homes. If sidewalk improvements were made, it would be reasonable to expect residents from the City of Saginaw as well as residents from the adjacent residential neighborhoods to the east and west could safely walk to and from destinations on Bay Road. There are also businesses in this area that could reasonably generate pedestrian traffic including McDonald’s, Family Dollar, Rite Aid, Walgreen’s and others. b. Landscaping: During the past several years, the Township zoning ordinance has changed to require planting trees along the street frontages as well as requiring additional landscaping within parking areas. Changes could be made to specify specific trees along this portion of Bay Road. As a state highway, there is typically more flexibility in plantings closer to the street. Working with the Michigan Department of Transportation may provide more flexibility and coordination of streetscape and landscaping elements. Care should be taken to specify plant materials that can thrive in this harsh roadway environment. c. Identification/Sense of Place: Creating a sense of place is more of a cumulative effect of a number of different actions than it is any one particular thing. When examining the built environmental along this portion of Bay Road, it is easy to describe it as chaotic. The lots tend to be smaller, the buildings are closer to the road, the drives sometimes extend the full width of the parcel. Given these existing conditions, many owners choose not to redevelop or make improvements because such improvements necessitate conformance with existing zoning ordinance standards. In the case of Bay Road, one of the inherent barriers to reuse and redevelopment is the fact that the zoning standard for front yard setbacks measures ninety feet from the center line of Bay Road. For almost every parcel, that eliminates at least fifty percent of the parking on site. If the goal of the Township is to encourage reinvestment and redevelopment along Bay Road, adjustments to the zoning standards along this southern portion of Bay Road should be made. These zoning changes can also help to create a sense of place by incorporating specific design elements that will provide a distinct identity for the area. Cardinal Square, located just north of this area, provides a starting element that could be adjusted so that this section of Bay Road transitions to this established sense of place. Typically, creating a sense of place through implementation of zoning regulations is effective but takes a significant amount of time. Often, a combination of efforts and tactics, including regulatory changes, can make the most significant impact. These include the involvement of other organizations, such as merchant associations or quasi-governmental groups like a corridor improvement district. Overall, the Township seeks to redevelop this portion of the Bay Road corridor by accommodating a mixture of land uses, allowing more innovative and accessible building layouts and site design relationships, and encourage redevelopment in a cohesive, architecturally compatible fashion through an overlay zone, described as the Bay Road Overlay District as depicted on the Future Land Use map in Chapter 6. Image courtesy of Google Street View photography, 2014. 29 �Cardinal Square District Collaborative efforts between Saginaw Valley State University, Saginaw Charter Township and Kochville Township in the late 1990s and early 2000s yielded a joint interest in sculpting the Tittabawassee and Bay Road corridors to be a unique, attractive destination along I-675. A design charrette and multiple joint meetings and workshops early in the 2000s resulted in corresponding zoning districts between Saginaw and Kochville Townships aiming to create uniformity between the communities’ adjoining business districts. In 2006 Saginaw Charter Township adopted the Cardinal Square overlay district, a nod to Saginaw Valley State University’s mascot, the cardinal, as part of the zoning ordinance. The Cardinal Square district of Saginaw Charter Township extends from Tittabawassee Road at the north southward to McCarty Road, and from Mackinaw Road on the west eastward to I-675. Development within this district is expected to construct unifying design elements such as brick pilasters and black ornamental fencing in a wrought iron style. Additional landscaping and aesthetic improvements are also heavily encouraged within this portion of the Township. Because of the traffic volumes on Tittabawassee and Bay Roads, the Cardinal Square district promotes the attractiveness and desirability of Saginaw Charter Township. 30 Fashion Square Mall District Fashion Square Mall opened its doors in Saginaw Charter Township in 1973, ushering in an era of incredible commercial expansion within northern Saginaw Charter Township. Subsequent additions of a Sears store and a Hudson’s (now Macy’s) resulted in a collective mall complex of nearly one million square feet generating huge economic activity for the region. The Fashion Square Mall district, inclusive of stores and facilities immediately surrounding the mall, has anchored the entire Tittabawassee Road commercial district for nearly five decades. Recent changes in consumer spending patterns, as well as other factors, have created a massively challenging outlook for most malls in the United States, including the Fashion Square Mall district. Township staff and volunteers have met with mall district owners and stakeholders, as well as other experts, to gain insight into possibilities for the mall district going forward. While the current “mall” is almost entirely a retail district, future redevelopment of this collective district may include numerous non-retail, or even non-commercial, uses and concepts. The Township will continue engaging with stakeholders to consider proposals and investments beneficial to the community at the Fashion Square Mall district. �Neighborhoods and Land Use Actions The following actions are reorganized with actions from other chapters in the Action Table in Chapter 6. 31 • Continue property maintenance and code enforcement efforts in neighborhoods encourage reuse of large retail space to other uses complimentary to the commercial corridor when retail space is deemed no longer viable. • Integrate crime prevention through environmental design principles into development standards and capital improvement projects (including lighting standards). • Enhance the safety and comfort of residential neighborhoods by providing buffers between conflicting land use patterns and by minimizing traffic impacts. • Encourage infill development of land within the urbanized area. • Review, assess and adjust Township ordinances to encourage redevelopment and reinvestment in the Township’s older, smaller lot neighborhoods. • Review, assess and adjust Township ordinances to encourage aging in place (co-housing, etc.). • Provide for the separation and/or the protection of residential neighborhoods from incompatible land uses and potentially undesirable effects. • Encourage variety and innovation in housing design. • Adjust zoning regulations to permit desirable housing styles and current housing amenities on smaller sized lots in areas of the Township which are older and have inherently smaller lots and lot sizes than more recently developed areas of the Township. • Protect existing housing from premature environmental decay. • Provide technical assistance and other incentives to encourage housing maintenance and reinvestment. • Develop a commercial area rehabilitation program to address vacancies, prevent deterioration ,and promote reinvestment in older commercial areas. • Promote private reinvestment in declining commercial areas and encourage cooperative, public/private rehabilitation techniques. • Prohibit multiple family residential land uses in commercial zoning districts except under special circumstances. �Neighborhoods and Land Use 32 • The Township should act to prevent strip type developments and prevent the encroachment of nonresidential uses into residential areas. • Encourage landscaping within parking lots to improve the visual environment and moderate the effects of heat, runoff, wind, noise and glare. • Incompatible, non-industrial land uses should be prevented from intruding into industrial areas. • Encourage low impact industrial and quasi-industrial or manufacturing related uses and regulate them by performance and design guidelines rather than traditional zoning techniques. • Strengthen existing neighborhood associations and work to develop new associations in new areas. • Improve substandard or blighted areas of the Township and encourage private reinvestment through improved enforcement of housing and blight control regulations and adjustments in zoning regulations to make additions and improvements to existing homes easier. • Develop a program to prioritize housing rehabilitation need and encourage housing improvements using public and private resources, as appropriate. • Encourage the provision of a range of housing designs to accommodate varying needs in household size, location, and style preference. �KOCHVILLE TWP. Tittabawassee Rd Lawndale Rd Mackinaw Rd Schust Rd Hospital Rd Bay Rd CARROLLTON TWP. McCarty Rd ¬ « N Center Rd 84 ¬ « 47 dR § ¦ ¨ Shattuck Rd 675 d. Brockway Rd ¬ « State St 58 CITY OF SAGINAW Mi dla n Existing Land Use, 2021 ---- Single and Two Family Residential Agricultural / Conservation Lands or Open Space Commercial Gratiot Rd Public / Institutional Multi-Family Residential Vacant Industrial 4 'cirar ----~-9roup Ti tt Mi. 0 0.5 1 ab aw as se e River �TRANSPORTATION AND INFRASTRUCTURE Chapter 4 35 �Introduction Just as the natural environment can restrict or encourage development, so too can the features that the Township or others provide. These items include transportation features, parks and planned preservation of open space, sidewalks and pedestrian elements, and water, sanitary sewer and storm water development and capacity. Roads and streets are among the most important public infrastructure and placemaking elements of the Township because they can define how a visitor, resident, or worker perceives a neighborhood, shopping corridor, or the Township as a whole. While it is important that roads streets foster safe travel for all modes of transportation and are easy to navigate, they must also look good, be inviting, and create the right impression. In fact, respondents to the online input survey indicated that better roads will improve the Township’s neighborhoods. Additionally, well-designed system of interconnected sidewalks, multi-use pathways, and access to transit gives travel options that decrease the number of automobile trips for Township residents, and overall, will help people be independent and get to where they need to go as efficiently and cost-effective as possible. The responses from the online survey show a broad interest in more sidewalks and non-motorized transportation options (multi-use pathways) within the Township. Similarly, a quality infrastructure system supports activities in the Township. While not as visible as transportation or most other municipal functions, they are no less important. Saginaw Charter Township is fortunate to have a solid network of infrastructure with ample capacity, few problems, and funded by user fees. Transportation System Traffic and Circulation Saginaw Charter Township does not have jurisdiction of the roads in the Township. Responsibility for the construction and maintenance of streets and roads outside of cities and villages in the State of Michigan lies with either the State Department of Transportation (MDOT) or the Saginaw County Road Commission. The Township has no authority to construct or maintain streets and must rely upon the MDOT and the Road Commission. This arrangement places the Township in competition with all other townships in the county for limited construction and maintenance funds. Act 51 The Michigan Department of Transportation distributes Federal Highway Funds as well as gas and weight tax collections from Michigan’s Motor Vehicle Fund to the various county road commissions. Act 51 of Public Acts of 1951 charges the Michigan Department of Transportation with delineating a system of state trunk lines (roads of major statewide importance). MDOT is responsible for their construction and maintenance. It is possible for local governments to participate in this cost either through enlargements to the road system designed to carry additional local traffic or to finance trunk line improvements in order to speed up locally desired projects. Transportation and Infrastructure Saginaw Charter Township seeks to upgrade its motorized and non-motorized transportation infrastructure, provide safe and accessible modes of transit, and facilitate reliable and effective utilities and services to all of its residents. 36 �The County Road Commission is also responsible for classifying county primary and local roads under Act 51 of 1951. The county primary classification is for those roads of “greatest general importance” based on traffic volumes, primary traffic generators served and other important traffic producers or attractors. The designation of a road as a primary road is important because three-fourths of the Motor Vehicle Fund monies allocated to counties is specifically earmarked for financing the county primary road system. The remaining roads, classified as local roads, are financed through the remaining Motor Vehicle Funds (onequarter), or county and local taxes. Local Funding The Township is empowered to contract with other agencies for road construction or maintenance. Financing for these projects are funded in several ways. A general millage may be increased for road purposes and/or a special assessment roll may be created to tax those benefiting from the improvement. The Township may also issue road construction bonds for improvements. 37 Local road projects are typically completed upon specific request and petition of a residential neighborhood. The Saginaw County Road Commission does not participate in the funding of these projects, except that the Township’s allocation funds from the Road Commission may be used to finance the improvements and/or repairs. �Existing Functional Classification System A road has two major functions, to provide access to land and to provide mobility. Roads cannot have both a large number of driveways and accommodate vehicles at high speeds safely. National Functional Classification (NFC) is the grouping of highways, roads and streets by the character of service they provide and was developed for transportation planning purposes. Basic to this process is the recognition that individual routes do not serve travel independently in any major way. Rather, most travel involves movement through a network of roads. The National Function Classification System is primarily important because classified roads are eligible for federal aid dollars. Functional classification defines the part that any particular route should play in serving the flow of trips through a highway network. Aside from providing information that is important to long term planning and road improvements, roads which are classified as an arterial or collector are considered primary roads, and are eligible for federal aid dollars. The township has an existing NFC System and a Township Designated Road Map. The Township Road Designation Map is located on page 39. The Township uses road classification to assist in prioritizing road improvements and for meeting certain zoning regulations. The functional classifications for Saginaw Charter Township are considered to be urban roads and then are further divided into route classifications. There are four basic route classifications in the Township: principal arterials, minor arterials, collectors, and local roads. Principal arterials are at the top of the NFC hierarchical system. The primary purpose of arterial streets is to permit movement, with the goal of moving as much traffic as possible as fast as is reasonable. They also tend to provide access to important traffic generators, such as regional shopping centers. Principal arterial roads in Saginaw Charter Township include: 38 • West Michigan Avenue, from the City of Saginaw to Center Road. • Center Road, from West Michigan Avenue north to State Street. • Tittabawassee Road, from I-675 to Bay Road/M-84 • M-84/Bay Road (technically classified as an undivided state highway) • M-58/State Street (technically classified as an undivided state highway) • M-46/Gratiot Road (technically classified as an undivided state highway) Minor arterials are similar in function to principal arterials, except they carry trips of shorter distance and are lesser traffic generators. Minor arterial roads in the Township include: • Shattuck Road, between Center Road and Bay Road • Center Road between Tittabawassee Road and State Street • Hemmeter Road between Weiss Street and Brockway • Weiss Street between Center Road and the city limits • Brockway Road • Mackinaw Road • McCarty Road between Center Road and I-675 • Hospital Road from Midland Road to Shattuck Road Collectors tend to provide more access to a property than do arterials. Collectors tend to seek more of a balance between ensuring mobility and providing access. Collector streets typically serve as the link between local streets and principal and minor arterial streets. Collector roads in the Township include: • Hospital Road, from Shattuck Road to Tittabawassee • Lawndale Road • Tittabawassee Road from Midland Road to Center Road • Weiss Street from Midland Road to Center Road • Wieneke Road • Hemmeter Road from McCarty Road to Weiss • Schust Road from Mackinaw Road to Towne Centre • Fashion Square Boulevard • Towne Centre Local roads primarily provide access to property. Mobility, the ability to travel relatively long distances at relatively high speeds, is not a priority on local roads. Local streets typically constitute the backbone of neighborhood pedestrian and bicycle networks. �Legend - lnlerstate Highway - - Stale Highways (principal arlenals) Pnncipal Arterials - - lv'oinor Meriel Roads Urban Collector - - Local and Private RoadS Figure 17. National Functional Classification System in Saginaw Charter Township. Bay Road / M-84 at McCarty Road: A Principal Arterial. 39 �Traffic Counts The available traffic count information offers a picture of where the majority of traffic flow occurs in the Township. The figure below indicates average daily travel (ADT) figures as compiled by MDOT in 2012. The primary north/south traffic corridor within the community is Bay Road (M-84). Traffic counts on M-84 range from 24,000 in the south at Weiss Street, to 22,000 in the north at Tittabawassee Road. State Street (M-58) and Gratiot Road (M-46) both serve as main east/west traffic corridors. The volume of traffic on M-58 varies, ranging from 15,100 to 30,900. The volume on M-46 ranges from 19,000 to 22,000. 24400 \ Figure 18. 2012 MDOT Average Daily Traffic (ADT). 40 Traffic volume on I-675 for the part that is in Saginaw Township is around 20,000. The level of traffic volumes on these arterials can be explained by the commercial and retail development that is concentrated along Bay Road, State Street, and Gratiot Road. Additional development along these corridors would likely increase the ADT. �Transportation Management and Safety Access Management In 2004, Saginaw Charter Township, along with Kochville, Frankenlust, and Monitor Townships, adopted an access management plan for M-84 (Bay Road), entitled the M-84 Access Management Plan. In 2006, the Township then adopted an access management plan for M-58 (State Street), entitled the M-58 Access Management Plan. Following both of these planning efforts, in 2007 Saginaw Charter Township amended its zoning ordinance to implement the recommendations of both access management plans, incorporated as Section 2501, the M-84 and M-58 Access Management and Overlay. Access management is a process that regulates access to land uses in order to help preserve the flow of traffic on the road system by reducing traffic conflicts created by vehicle turning movements. Numerous studies nationwide have shown that a proliferation of driveways or an uncontrolled driveway environment increases the number of crashes, severely reduces capacity of the roadway and may create a need for costly improvements in the future. Areas where access management plans have been adopted and implemented by the communities and road agencies have resulted in 25% to 50% reductions in access-related crashes. Saginaw Charter Township worked with the Michigan Department of Transportation (MDOT) on both access management plans because they recognized that the preparation and implementation of an access management plan will help alleviate existing traffic congestion on both roadways, while allowing for the more effective accommodation of traffic generated by future development. To that end, access management is recognized as a key tool to improve operating conditions and preserve the public dollars spent in the past on these roadways. The questions the access management plans addressed included: • What access-related improvements should be made to existing uses to reduce crash potential and enhance efficiency of the corridors? • How can land use/site plan decisions support the recommendations and enhance the effectiveness of the access management plans? • What access guidelines should be adopted to help maintain safety and efficiency while still providing reasonable access to adjacent land uses? 41 Both access management plans provides specific access management recommendations along each corridor and identifies the best practices to address them. In addition, overlay zoning districts to implement the plan recommendations was created. The overlay zoning districts are placed over the existing zoning regulations for all parcels with frontage along M-84 and M-58. The primary goal of access management in Saginaw Charter Township is to improve traffic operations and reduce crash potential along the M-84 and M-58 roadway corridors while retaining reasonable access to existing and future developments. Access management will preserve road capacity through limiting the number of access points along with careful placement and spacing of new or retrofit access points. The resulting improvements can be significant and at a relatively low cost in comparison to roadway reconstruction. Benefits of Access Management Access management can provide several benefits to motorists, communities, and land uses along both the M-84 and M-58 corridors. Among the benefits, based on experience along other corridors and numerous studies, are the following: • • • • • • • Preserve roadway capacity and the useful life of roads Reduce crashes and crash potential Coordinate land use and transportation decisions Improve access to properties Decrease travel time and congestion Improve air quality Maintain travel efficiency and related economic prosperity �Roadway Improvements Building from the efforts behind the M-58 Access Management Plan on October 25, 2010, the Saginaw Charter Township Board adopted Ordinance No. 717 of 2010 which created the State Street Corridor Improvement Authority. The Authority was given all of the powers and duties prescribed for a Corridor Improvement Authority pursuant to Act 280 of Public Acts of 2005 of the State of Michigan, commonly referred to as the Corridor Improvement Authority Act. The Township has adopted a development plan and tax increment financing plan for State Street. This plan, administered by the Township and the Township’s Corridor Improvement District, will help guide improvements and reinvestment along the State Street Corridor. The Corridor Improvement Authority Act provides the legal mechanism for local officials to address the need for economic development in the business district. In Saginaw Charter Township, the Corridor Improvement Authority district incorporates properties along State Street between Passolt Street and Midland Road (see Figure 19 below). For purposes of designating a development plan district and for establishing a tax increment financing plan, the Act refers to a “business district” as an area of a municipality zoned and used principally for business. Tax increment financing can be used to provide the necessary funds for project implementation. By definition, a tax increment financing plan seeks to capitalize on and make use of the increased tax base created by economic development within the boundaries of a business district. The legal basis or support for the Tax Increment Plan and Development Plan are identified in Act 280 of the Public Acts of 2005, as amended. With the adoption of the 2013 State Street Corridor Tax Increment Finance Plan and Development Plan, the Saginaw Charter Township State Street Corridor Improvement Authority now has the authority to use tax increment financing to support and implement improvements with the designated district. As put forth in the State Street Corridor Plan, in terms of transportation management and safety, the Corridor Plan identifies the intersection alignment and midblock crossing of State Street at Berberovich Drive and Augsburg Street. This proposed improvement has a long-term timeframe for implementation, which according the Corridor Plan, is greater than ten years. Figure 19. State Street Corridor Improvement Authority District. 42 �Non-Motorized Transportation Saginaw Charter Township evolved with a strong emphasis on automotive transportation. In the face of rising fuel prices, an increased emphasis on fitness and exercise, and a rising national trend in walking and bicycling, it is also clear that non-motorized transportation options are increasingly important for the Township. Non-motorized transportation has many community benefits for health, safety, and the overall quality of life. In fact, online survey respondents consistently expressed a desire to increase and improve walkability and non-motorized modes of transportation. Such transportation options should serve to increase connectivity and mobility between neighborhoods, shopping areas, parks, and employment centers. A coordinated and interconnected system, access management, and safety are key components of nonmotorized transportation in the Township. In 2005, the Saginaw Charter Township Supervisor appointed a Pedestrian Pathway Steering Committee to work with the Planning Commission and the planning consultants of Spicer Group to draft a Pedestrian Pathway Plan for the Township. The Plan detailed a series of recommendations regarding ways the Township could improve their non-motorized connections as well as links to surrounding communities and regional trail resources in Saginaw County. It also serves as a template for land use planning that complements safe, accessible non-motorized transportation in 43 Saginaw Charter Township. The Plan included the analysis of the Township’s 1980 Sidewalk Program Plan, which explored budgeting strategies to enhance the Township’s then approximately 60 miles of sidewalks along primary roads and future efforts for sidewalk construction. The 2005 Plan also helped to identify opportunities for over 10 miles of pathways throughout the Township. It also explored specific measures to improve the environment for walking and biking in the Township. The Plan also included extensive input from 402 survey respondents along with the results of a Visual Preference Survey which established recommended design standards for pedestrian safety, accessibility, navigability and aesthetic quality on proposed non-motorized paths. This extensive input and research led to the development of goals and policy recommendations. Some of the key policy recommendations included: • Updating the Township’s Sidewalk Ordinance and Program to evaluate sidewalk deferrals, develop standards for two-lane and four-lane roads, and investigate opportunities for earmarking single sides of four-lane roads for use as multi-use paths. • Ensuring that new zoning district and changes to existing zoning districts place an emphasis on pedestrians. • Include pedestrian components in road construction projects wherever possible. �Benefits of Non-Motorized Transportation Cutting oil dependence: • If all Americans ages 10-64 were to bicycle instead of drive for 60 minutes a day, gasoline demand would be reduced by 48 billion gallons, equal to 35% of 2005 domestic oil consumption, according to an article authored by P. and M. Higgins in Energy Policy (2005). To your health: • Nearly 60% of Americans leads a completely sedentary life. Non-motorized transportation options give people an enjoyable and functional reason to exercise and improve their health. • People who exercise have a lower risk of heart disease and stroke, and an increased likelihood of remaining independent as they age. Reducing traffic and decreasing stress: • Bicycling and walking increase our overall mobility and reduce traffic congestion. • According to the IBM Corporation, 86% of Americans say they have been stuck in traffic in the last three years, and the average delay is one hour. • Also according to the IBM Corporation, 44% of American drivers believe traffic congestion increases their stress levels, 25% say it makes them feel more angry, 16% say it negatively affects work or school performance, and 11% say they it makes them get less sleep. Growing the local economy: • According to the New York City Department of Transportation, rents along the City’s Times Square pedestrian and bicycle paths increased 71% in 2010, the greatest rise in the city. The bottom line: 44 • According to the AAA, the cost of operating a car is about $5,000 each year. The cost of bicycling, according to the League of American Bicyclists, is about $120 per year. • According to the Center for Neighborhood Technology, the average American household spent an entire three months’ pay on transportation in 2009. �that are not automobile-centric. This can be the catalyst to creating a sense of place for visitors and residents alike. The Township, through this Master Plan document, seeks to build on the extensive input and research which led to the development of four key goals in the previously adopted Pedestrian Pathway Plan. This Master Plan document incorporates the stated goals of the Pedestrian Plan, specifically: Since the adoption of the 2005 Pedestrian Pathway Plan, several important non-motorized pathway projects have come to fruition, including the construction of a connection to the Saginaw Valley Rail Trail in the south end of the Township near Center Road and Michigan Avenue and the connection to the Kochville Township Pathway System adjacent to Center Road in the northern half of the Township. Goal 1: Improve Pedestrian Safety. Goal 2: Improve Pedestrian Access and Mobility. Goal 3: Improve the Aesthetic Quality of Saginaw Charter Township in Order to Create a More Comfortable Pedestrian Environment. The Township hopes to build toward the fulfillment of the 2005 Vision as it continues to expand and seek ways of maintaining and promoting its existing nonmotorized facilities. A map of current non-motorized facilities in the Township, excluding sidewalks, appears below in Figure 20. Goal 4: Develop a Systematic, Detailed Capital Improvements Plan for Pedestrian Improvements. The Township also includes current goals that are specific to creating and maintaining a community that promotes walkability and transportation alternatives l ,W-l ittabow•~ •• ·Rd as nion Bayou quar; 03 1f --G lu Mall Goll Clu Al Ar,r,l ~ M ountah I 'O .,, 0:: Mccarty■,.~ sawmi ll P le3s anl Golf Club V ic,,vG1;1tf Ccu ~e 'O - ~ -Fros t...ftd ~ F, z W ei ss St ■ swan V a ll e."!" Gcif Club C rock ed creek Go tt I/a lley View f .::uTn Golf "'O Course c ours e °' ~ ls E "' Figure 20. Saginaw Charter Township non-motorized facilities (denoted in red) and parks (denoted in green), 2014. 45 �Transit In Saginaw Charter Township, there are a number of public transportation options available to residents The Saginaw Transit Authority Regional Services (STARS) is a public transportation system for the Urbanized Saginaw Area, with the majority of routes servicing the City of Saginaw. A major portion of the STARS budget is funded by a City of Saginaw property tax levy. STARS operates in a limited capacity in Saginaw Charter Township. As of late 2013, Route 1 of the STARS bus system services the Township along State Street, from its eastern border at Bay Road to Wieneke Road. Route 6 services the Township along Weiss Road, from Bay Road to N. Michigan Avenue, and along Bay Road, from Weiss Road to Tittabawassee Road. Route 9 also services Fashion Square Mall and surrounding areas, including portions of the Township adjacent to Bay Road between Schust and Tittabawassee. Blue Lakes Shuttle Services have also collaborated with Wal-Mart to provide a unique shuttle service to residents in the service areas of Wal-Mart stores in the Saginaw region, including the Wal-Mart in Saginaw Charter Township at 5825 Brockway Road. Shuttles are offered on a regular schedule to provide transportation to residents of apartment complexes, group homes and senior living facilities throughout the Township. In total, four routes provide round trips daily to and from 18 different living facilities at designated times, each day of the week. These routes are designed to provide one hour of shopping time to residents. This service is free. In addition to the above services, Medicaid beneficiaries are able to use non-emergency medical transportation (NEMT) services when traveling to medical appointments. For these beneficiaries, their medical condition necessitates another form of transportation. In these circumstances, Medicaid will pay for the most medically appropriate and cost-effective level of transportation to and from services covered by the Medicaid Program. In Saginaw Charter Township, the provider of NEMT is often a taxi company or other commercial transport firms. Public transportation is important to Saginaw Charter Township residents. Public transportation has benefits for energy consumption, the environment, and the economy. It also contributes to quality of life in a variety of important ways: 46 Public transportation reduces traffic congestion and travel time. • According to a Texas Transportation Institute (TTI) report on congestion, Americans living in areas served by public transportation save 646 million hours in travel time and 398 million gallons of fuel annually. • According to the American Public Transportation Association, costs nationwide from traffic congestion would have risen $21 billion without public transit services. Public transportation increases accessibility for residents and expands transportation choices. • According to the American Public Transportation Association, public transportation is a critical mobility link for the more than 51 million Americans with disabilities, and 83 percent of older Americans say that public transit provides easy access to everyday needs. Public transportation has been linked with increased exercise. • According to the American Public Transportation Association, people in households with access to transit drive an average of 4,400 fewer miles annually. Monitoring transit options in Saginaw Charter Township is recommended so that services are provided to needed areas of the Township as well serve particular segments of the population, such as the elderly, the physically challenged, and those on fixed incomes. Residents are encouraged to use the forms of public transit that are available in Saginaw Charter Township since utilizing such services have the benefit of keeping the roadway system safe, reduces the amount of vehicular traffic on roads, and encourages independent living. �Infrastructure Public Utilities Saginaw Charter Township operates and maintains several hundred miles of water mains and sewer lines. Growth and density has traditionally followed the availability and/or required the installation of public utilities, in particular water and sanitary sewer. As such, both are prevalent through the vast majority of the Township. Public water is available throughout the Township and there are existing water mains along every street. If water is not directly accessible to a particular parcel, it is available in close proximity. There are only two primary roads that lack a public water main for any portion: Center Road, south of Michigan Avenue to the River and Gratiot Road, west of Midland Road to the River. Sanitary sewer is also generally available throughout the Township with the exception of most property in the northwestern portion of the Township, south of Tittabawassee Road, west of Midland Road and north of the Sawmill Subdivision. The Department of Public Services (D.P.S.) maintains the potable water distribution system within the Township. The distribution system is composed of approximately 235 miles of water main, 2,400 water main valves, 2,200 fire hydrants, and a 750,000 gallon elevated storage facility. Gas and Electric Gas and electric for homes and business in the Township is provided by Consumers Energy. The Consumers Energy Company is based in Jackson and provides electricity and natural gas to nearly 6.8 million customers across every county in Michigan’s Lower Peninsula. They have served Michigan customers for over 125 years. Storm Water and Waste Water Saginaw Charter Township has been managing storm water runoff under the existing ordinance since 1980 in an effort to reduce the risk of overloading the storm drainage systems located within the Township. The Township initially adopted a storm water ordinance in 1980, and then, with the adoption of a formal storm water management plan, updated this ordinance in 1998. The Township’s storm water management plan is implemented and operated by the Saginaw Charter Township Department of Community Development. The Department is responsible for the review of new development and redevelopment plans and for the installation and maintenance of measures within the Township to accomplish the plan. The department works in conjunction with Township Administration, the County Public Works Commissioner, the County Road Commission, architectural and engineering consultants, landowners, and developers within the Township. The Township’s wastewater collection system and treatment facilities are maintained by employees of the Department of Public Services. The Saginaw Charter Township wastewater collection and treatment system is composed of the following facilities: • 4.8 to 14.6 million gallon day (MGD) extended aeration wastewater treatment facility • 6.0 million gallon (MG) combined sewer retention basin • Landfill leachate treatment facility, and • Nine (9) wastewater collection pumping facilities. The wastewater collection system in Saginaw Charter Township is divided into four districts: Northeast 47 �Sewer District, Weiss St. District, Southwest District, and Center Road District. The wastewater collected from the Northeast and Weiss St. Districts is processed and treated at the City of Saginaw Wastewater Treatment Facility located at 2406 Veterans Memorial Parkway and discharged into the Saginaw River. The wastewater collected from the Southwest and Center Rd. Districts is processed and treated at the Saginaw Charter Township Wastewater Treatment facility located at 5790 W. Michigan and then discharged into the Tittabawassee River. There are nine pumping facilities (lift stations) that are strategically located throughout the four districts to aid in the collection process. In addition, the Center Road. District has a 6.0 MG Combined Sewer Retention Facility that is utilized as a storage and treatment facility during above normal precipitation periods. The Saginaw Charter Township Wastewater Treatment Plant purifies wastewater from the Southwest and Center Road Districts in Saginaw Charter Township as well as from Thomas Township. Wastewater from Thomas Township is pumped to the site where it is metered and introduced into the process. Wastewater from Saginaw Charter Township arrives at the plant site in gravity sewers and is merged with Thomas Township’s wastewater. The combined wastewater then receives primary treatment. Chlorine is also added at this point for odor control. Primary treatment is provided by two mechanically cleaned bar screens and two aerated grit tanks. Screenings and grit materials are disposed 48 of into a dumpster and hauled to a landfill. Primary effluent treatment is accomplished in two circular primary settling tanks. Sedimentation is pumped from the settling tanks into two high rate anaerobic digesters. Secondary treatment consists of extended aeration with activated sludge in two oxidation ditches. Ferric Chloride is then added to the waste stream for the removal of phosphorous, followed by the addition of polymers to aid in settling. Secondary clarification occurs in two circular final settling tanks. Sedimentation from these two tanks is returned to the oxidation ditches and transferred as needed to another process for additional settling and disposal. The clear effluent that is discharged from the final settling tanks then enters the last purification stage of the treatment process. Chlorination/Disinfection is applied using chlorine gas and jet mixing. The treated effluent is then dechlorinated and further polished in a 6.1 million gallon polishing pond. Sodium Thiosulfate is also added to aid in the dechlorination process prior to the discharge to the Tittabawassee River. Sludge digestion and decomposition is a natural biological process that occurs throughout all phases of the wastewater treatment process. Mechanically controlled environments in the anaerobic digesters, oxidation ditches, and sludge holding tanks enhance microorganism activity and sludge decomposition. The biosolids that are generated from the sludge digestion process are then hauled to agricultural fields and land applied. �Transportation and Infrastructure Actions The following actions are reorganized with actions from other chapters in the Action Table in Chapter 6. Transportation Management and Safety • Access management, specifically along state highways and principal arterial roads, is a priority. Specific area adopted plans should be developed and/or their implementation continued in order to improve safety and maintain the investment in the transportation network. • Develop techniques to improve the relationship between commercial land uses and transportation facilities and other land uses. • Continue to encourage the development of shared access, parking facilities, and cross easements to serve individual businesses in commercial areas. • Discourage commercial strip development along thoroughfares. Non-Motorized Transportation • The Township shall ensure the provision of coordinated sidewalks along at least one side of major streets. Sidewalks on both sides of such streets are the desired ultimate objective. • Provisions for non-motorized transportation should be incorporated into residential and road construction projects along main roads and in high density residential developments wherever possible. Where feasible, nonmotorized facilities should be free of interruption from motorized traffic. • Ensure that Complete Streets are developed and improved in the Township. Road diets and context sensitive design should be a staple of roadway improvements and engineering design in the area. Transit • Improve opportunities for non-motorized and public transportation as alternatives to private automobiles. Infrastructure • 49 Develop water, sanitary sewer and storm drainage and other community facilities to coincide with anticipated demand as well as plan for ongoing and needed maintenance. �QUALITY OF LIFE Chapter 5 50 �Introduction In terms of municipal planning, quality of life can be described as how satisfied an individual is with their community, and how well it fits their “happiness needs.” Several national publications annually review and rate the best and worst places to live. Rankings include a range of factors, such as access to a clean and healthy environment, quality education, financial security, ample and accessible employment opportunities, a diversity of entertainment, cultural, and recreational amenities, and availability of quality health care. Communities perceived to have a good quality of life are typically safe, have available jobs and good schools, plenty of access to parks, a clean environment, and abundant cultural and entertainment opportunities. Those types of quality of life indicators are important to the future and stability of Saginaw Charter Township. A high quality of life in Saginaw Charter Township will help attract businesses and potential residents to sustain the vitality and diversity of its economy. People living or growing up in a Saginaw Charter Township that they see as being a great place to live are more likely to stay in the community throughout their lives and give back to the community, further enriching it. Quality of life relates to nearly every aspect of a community’s master plan. This chapter focuses on four topics: culture and entertainment, education and academic institutions, safety and health, and parks and natural systems. Each of those topics is featured on the following pages. 51 Key Issues, Trends, and Opportunities • Many of the cultural and entertainment resources in the area are located outside of the Township. • Survey respondents generally feel that Saginaw Charter Township is a safe community with clean and attractive neighborhoods. • Existing parks and open spaces are a valued resource in Saginaw Charter Township that need to be maintained and protected. • As the Township becomes more diverse, it should look for cultural opportunities to celebrate that diversity and promote understanding. • Saginaw Township Public Schools need to remain strong and responsive to the community’s needs in order for the Township to thrive. • Water quality of the Tittabawassee River is very important to its recreational use and to the overall health and safety of the community. �Cultural and Entertainment Resources Culture and entertainment is an important part of a community’s quality of life. Cultural amenities include museums, historic resources, a wealth of ethnic influences, and access to the arts. Cultural resources shape the character of a community, and a shared understanding of the past and future reinforces a sense of kinship. Entertainment resources, like performance venues, restaurants, nightlife, and other attractions help bring people together, contribute to vibrant and successful community districts, and attract outside visitors and investment. Cultural and entertainment resources also attract a diverse population to a community. Within Saginaw Charter Township, the cultural and entertainment resources revolve around the schools, churches, local sports, and Township sponsored events. Annual events such as the Saginaw Township School’s Homecoming Parade, the Greek Festival, soccer tournaments, and Party on McCarty provide identity, entertainment, and a sense of place for Township residents. The Township Hall provides displays for Art in Public Places. However, as a suburban community, most of Saginaw Charter Township’s cultural and entertainment resources lie in the greater Great Lakes Bay Region. Residents can travel to downtown Saginaw for theatre and hockey, to Kochville Township for Saginaw Valley State University events, and to Midland and Bay City for even more opportunities. Expanding Cultural and Entertainment Options Saginaw Charter Township offers a variety of traditional shopping and dining venues. A regional shopping center, large big box retailers, and many chain restaurants are located near the Bay and Tittabawassee shopping corridor. This area also provides a majority of the lodging in the region. Survey respondents expressed a need for more nonchain restaurants and for more specialized shopping such as a Whole Foods grocery story and high end women’s clothing. 52 Already known in the region as a lively, unique, and interesting destination, increased organization, coordination, and promotion of current and expanded cultural, entertainment and heritage opportunities will further strengthen Saginaw Charter Township’s position as a destination for visitors, residents, and businesses. Promoting a Regional Destination Residents desire additional venues for arts, entertainment, and events. Expansion of cultural and entertainment resources in the region will likely attract a broader demographic of new residents and businesses to Saginaw Charter Township and the County as a whole. The Township should continue to work cooperatively with other arts, entertainment, and cultural providers in the region so as to provide the types of experiences that will expand the quality of life for township residents. �Education and Academic Institutions Quality of education has a strong bearing on a community’s quality of life. A strong and successful education system is a significant consideration when attracting new residents and businesses. Saginaw Charter Township needs to be aware that it is competing with communities all across the Great Lakes Bay Region that offer a large range and variety of K-12 schools. When families relocate to the area for job opportunities, they may consider large city and suburban schools, private schools, and small town systems within a 3-county area. Potential residents can easily compare schools and school districts with online data regarding student achievement, class size, staff qualifications, extracurricular activities, etc. Saginaw Charter Township’s K-12 students are served by the Saginaw Township Community School system and several private schools. Saginaw Township Community Schools (STCS) include six elementary schools , one middle school (6-8) and one high school. The district also features an International Baccalaureate program for added rigor for gifted and talented students. STCS has suffered from declining enrollment in the past decade and is dealing with the challenges of a large population of students who have enrolled as School of Choice students, indicating they do not live in the Township. There are seven different private schools and one other public learning institution in the Township including: • • • • • Gethsemane Lutheran (K-8) Good Shepherd Lutheran (K) Grace Christian School (K-12) Nouvel Catholic Central (9-12) Peace Lutheran School (K-8) • • • St. Thomas Aquinas (K-8) Valley Lutheran (9 – 12) Saginaw Township Intermediate School District and Transitions Center There are several post-secondary education opportunities available in the region. These include Saginaw Valley State University, Delta College, Northwood University, and Davenport University which all provide a variety of undergraduate and post-graduate programs and degrees. A well-educated public helps grow the economy by starting new businesses and entrepreneurial efforts. Similarly, the region’s academic institutions provide a stable source of jobs, help attract research and technology businesses, increase cultural events, and welcome visitors. The Township and the School District have developed a cooperative working arrangement and jointly undertake activities on a wide range of subjects. Beyond the Traditional Classroom Strong educational programs go beyond classroom learning to creatively impact the community. Programs that increase graduation rates and academic performance, provide apprenticeship opportunities with local businesses, and improve vocational and lifelong learning opportunities should be supported and expanded. In addition, opportunities to enhance school building and property use outside of school hours for events or as public open space may be explored. Creating a culture of education is more than just supporting formal education. Incorporating interpretative signage or hands-on exhibits into the public realm can raise people’s awareness or understanding of aspects of their community and can encourage greater stewardship. Partnerships with non-profits, nature centers, foundations, and other agencies should be sought to support educational programs and activities for all ages. These programs can have wide appeal across jurisdictional boundaries, appeal to a broad audience, and increase a shared sense of community in the area. 53 �Safety and Health Public safety and security is important for a vibrant Saginaw Charter Township future and high quality of life. Public safety includes having adequate police and fire protection, minimizing the appearance and effects of blight, and ensuring that the physical design of the public realm does not pose an additional risk to residents. While there is sufficient fire and police service, neighborhood and commercial safety were among the most important topics and they had a high level of concern by respondents to the online survey, suggesting that additional security related improvements may be necessary. Survey respondents were also concerned that crime from the City of Saginaw would have an effect on the Township. Outdoor Safety According to some residents, poor public lighting along streets and in public spaces poses a safety and comfort risk in certain areas of the Township. Lighting improvements should be focused along major corridors, especially those with higher levels of non-motorized traffic and off-street trails. Street lighting should be designed to adequately light pedestrian zones as well as provide lighting for motorized traffic. New lighting systems should prioritize options that reduce light pollution effects (i.e. projects light downwards) and that are more energy efficient, in order to save the Township money and contribute toward sustainability objectives. Healthy Lifestyles Health and wellbeing are essential characteristics of a high quality of life. Health typically refers to the physical and mental health of the community and is influenced by access to sufficient levels of medical care and services, a clean environmental setting, and active lifestyles. Wellbeing includes additional factors, such as access to the outdoors, opportunities to connect with other residents, and access to recreational amenities. Currently, residents in Saginaw Charter Township are served by two healthcare facilities in the City of Saginaw, Covenant and St. Mary’s hospitals, which are known as leading regional medical providers. The Township Center Courts facility and private fitness 54 centers all contribute toward improved community health, but there is a need to promote more active lifestyles. The Township can support this through physical improvements (i.e. sidewalks, shared use paths, bike lanes, see Chapter 4: Transportation and Infrastructure) that make it easier to walk and bike in the community. Coordinated educational efforts and programming are just as important as physical improvements, such as promoting safe walking to school and expanding opportunities to partner with the Saginaw Township School District and its community education program. A very successful community garden program was started in Saginaw Charter Township in 2008. Home grown produce promotes healthy eating and the community garden has proven to be a source of pride and a social connection for local residents. �Saginaw Township Fire Department Public Safety The Saginaw Charter Township Police Department has grown substantially during the past 45 years. It grew from a constable’s position in 1959 to a parttime police department in 1963. The first police car was purchased in 1964. By 1965 the department had four full-time and five part-time officers. These officers originally were deputized through the Saginaw County Sheriff ’s Department in order to receive arrest powers. The Police Department was adopted by ordinance in 1972 and became a full-time and full service operation. Today the Saginaw Township Police Department has a total of 70 employees, including the Chief of Police, two lieutenants, four patrol sergeants and one administrative sergeant. Twenty-one road patrol officers, nine detectives, four officers assigned to special duties and five civilian support personnel. Employees also include 18 police crossing guards and three parking enforcement officers. The department also provides a community-policing program through the use of three geographically dedicated officers called District Resource Officers. These officers are responsible for dealing with neighborhood issues including assistance with neighborhood watches, crime free multi-housing issues, school issues and some commercial issues. These district resource officers provide support with the elimination of the D.A.R.E. program in the schools. 55 The Township’s Fire Department consists of six full-time staff, two part-time staff, 90 professionally trained, on-call paid firefighters and 11 firefighting vehicles. The Department has one central office and three fire stations. Saginaw Charter Township has adopted the 2003 International Fire Code by reference. The adoption of this code, along with the specific authority granted through the State, permits staff to conduct fire investigations, fire inspections, site planning for new development, plan review of fire systems and new construction, along with a review of maintenance of fire alarm and fire protection systems. In addition to the International Code, the Township has also adopted township specific ordinances, including establishing fire lanes around the perimeters of shopping centers, requiring smoke detectors and fire alarm systems in existing hotels and multiple family structures of more than three stories, requiring looped water mains, easements for subdivision waterlines, minimum water main size along with hydrant spacing, among other requirements. �Parks and Natural Systems Parks, open space, and natural systems, such as river corridors, forests, and wetlands, play a vital role in defining the Township’s quality of life. They provide natural beauty and connection to the environment. High quality and healthy natural systems also help protect public health with clean water, uncontaminated soils, and diverse wildlife and plant communities. ,. I Sa~lnaw Town.:;111p P;,,ntS . Parks Public parks and other open spaces provide access to the outdoors for passive or active recreation. These recreational amenities encourage the healthy lifestyles described on the previous page and help retain and attract residents. Parks provide a sense of community that help increase social connectivity which helps neighborhoods to thrive. The Township is home to 260 acres of its own parkland located in 15 parks throughout the community as well as two county regional parks. See Figure 21 for a map of the parks in Saginaw Charter Township. The Parks and Recreation Commission assists in the general administration and development of an organized, useful parks and recreation program. Saginaw countv Parks Figure 21. Parks in Saginaw Charter Township. Social importance of Parks • 56 Parks are a tangible reflection of the quality of life in a community. They provide identity for citizens and are a major factor in the perception of quality of life in a given community. Parks and recreation services are often cited as one of the most important factors in surveys of how livable communities are. • Parks provide gathering places for families and social groups, as well as for individuals of all ages and economic status, regardless of their ability to pay for access. • Parks have a value to communities that transcend the amount of dollars invested or the revenues gained from fees. Parks provide a sense of public pride and cohesion to every community. Health and Environmental benefits of Parks • Parks are the places that people go to get healthy and stay fit. • Parks and recreation programs and services contribute to the health of children, youth, adults, and seniors. • Parks and protected public lands are proven to improve water quality, protect groundwater, prevent flooding, improve the quality of the air we breathe, provide vegetative buffers to development, produce habitat for wildlife, and provide a place for children and families to connect with nature and recreate outdoors together. �Natural Features Saginaw Charter Township’s important natural features include the Tittabawassee River, woodlands, open space, and farmlands, with the river being the most significant. It provides fishing, boating, wildlife habitat and natural drainage for the region in addition to being the western boundary of the Township. The River has experienced some water quality issues in the last 25 – 30 years due to elevated levels of dioxins and furans in river sediment. The Michigan Department of Environmental Quality and Dow Chemical Company have been working together on a variety of river clean-up projects in the past decade and it will be important to continue to monitor the status of these efforts for recreational and health purposes. Since the Township is largely developed, it is important that the Township take stock of its existing natural features and determine how to enhance 57 and preserve them. The other consideration for natural features is how they impact potential growth and development. Saginaw Township is relatively flat and contains poorly drained soils. A soils map is contained in Figure 22. This means that septic tanks and drainage fields are generally not adequate for development. As a matter of local policy, development of vacant land has been encouraged where public sanitary sewer exists or is provided in conjunction with new development. Open spaces in Saginaw Charter Township include Township and County parks as well as privately owned lands that contain natural systems such as woodlands, wetlands, steep slopes, and floodplains. A woodland map is shown in Figure 23. Woodlands and open space can disappear if a community becomes overdeveloped. Regardless of ownership, the protection and restoration of these open spaces and systems provide environmental benefits and contribute to the Township’s overall quality of life. �- f i~Stof! _S 1'!11 - B111Qe11 - C•~ou,1m ririll S;1fld1 Ch · an,ili,•C odio(.i;a'ti COll""?le:x (Flf D C4ir~mru Saindy l..o.am - C,mi, S-.d - F'ra,nkel'lllluiil\i,e,r'f Fine Sa dy Lo.a - Ga etwHSllt l.Oam - C.r,alib,'j' Fill Sl!!flcl - 1./ifl/lO, l.ai!.i'i'I - P;1rkhi L11.rn P.u hil-Wk4imCompltx - f>eUa S~i Lo.am - PeUa F'1 ,anl\:tr1ffllliil Com;pluc D F'liPtil(lne Sand l Hmy S1Jl1Bhi.um - P'o:se,-.,lle lMmy ,1'1ne-Sand Sari~uv rv Fin _,s.., Slot" $ - Slo;m•C'•1u<?o C-olft)ID; (ff) - si~~cu.,;,Qi CO!T'f'IP; (RF) U m (J ) - Ski1l'll'I SI l.o am - stra,,nSf ;J.,:ym - ia,Pj) J•II L,,u m - iaz,tp ari-L~do Complex. - ias,11 a1n,i..qnd.:>,P'Mtij'd Cami,lt;c - 58 L _m - iliSIIPJr>P(JS;q,'1< Figure 22. Soils in Saginaw Charter Township. dy Wl!Wii'IS.iIT!d c CQfflpttx �Figure 23. Natural features in Saginaw Charter Township. 59 �Quality of Life Actions The following actions are reorganized with actions from other chapters in the Action Table in Chapter 6. 60 • Increase outdoor recreation opportunities connected with multiple family residential developments to approximate the Township average. • Expand cultural and recreational opportunities in the area to meet demonstrated needs. • The Township should encourage the inclusion of recreational amenities for residents in new residential developments. • The Township should continue to ensure that all government facilities and services are accessible to all Township residents and delivered in a cost-effective manner. • Enhance community appearance, improve natural habitat and reduce air and noise pollution by maintaining and improving the extent and vitality of tree cover in the Township. • Flood prone areas should be preserved in their natural state to minimize environmental damage and water pollution, reduce the unnecessary private and public costs which result from inappropriate development in these areas, assure the safety of residents and guarantee the free flow of water. �ACTION PLAN Chapter 6 61 �Implementation Master planning should be a continuous process. The objectives, policies and recommended actions are based on the community’s understanding of today’s problems, technology and implementation procedures. A Plan Review and Update Procedure are necessary to address changes in community values, living patterns and perception. Therefore, the Master Plan will be monitored annually, updated periodically, an extensive evaluation will be performed at a minimum of every five (5) years and a major reassessment and revision will be undertaken after a minimum of fifteen (15) years and a maximum of twenty (20) years. The only way to make a plan truly work is to use the plan, to reference it and to correct it or change it when it is not accurately reflecting current changes and conditions. The actors in the monitoring and update process should include not only the Planning Commission, Township Board and their staff, but a representative sample of interested citizens. Just as citizen involvement was an integral part of the process that culminated in the Plan; it is necessary, if the Plan is to remain relevant to the aspirations and needs of the community. Representatives from the schools, business and development communities, other public agencies and groups concerned with the Township should also be included in the review process. The monitoring process to be conducted annually, involves first assessing factors such as socioeconomic data, development activity, changes in technology and indicators of public opinion. Next an evaluation of the relevancy of the Plan in light of changing conditions is performed. Finally, the results of the monitoring are reported in the Planning Commission’s Annual Report. When the monitoring process reveals changes in the community to a degree that seriously impacts upon the relevance of the Plan, the Planning Commission will direct the staff to prepare a Plan update. The update is intended to address only those aspects of the Plan found to be outdated and no longer relevant. Updates will be performed as need is indicated through the monitoring process. After a minimum of five years, and again at minimum five year intervals, a thorough review of the Plan will be performed to evaluate its effectiveness. The 62 main feature of this review would be a study of all the action recommendations. Each recommendation will be examined for continuing relevance and success in implementation. The evaluation will involve two considerations. First, the effectiveness of the technique by which the recommendations were implemented will be examined. Then the action itself will be studied to determine whether the action achieved the desired objective. Those recommended actions not implemented will also be reviewed for continuing relevance and probability of implementation. This review will help the Planning Commission adjust the plan to better achieve the goals and objectives, implement Township policies, and maintain the credibility of the Plan. After at least fifteen years, but no longer than twenty years, a complete revision of the Plan will be performed. This revision would follow a process similar to the one which has culminated in this document and result in a new Master Plan document. On the proposed future land use map that follows, desired land uses are generalized into various classifications based on commonalties in density and type of development. Although most of these classifications have been used in past Saginaw Charter Township plans, the following are the definitions used in this document. There are four substantial additions to the future land use categories; they are Parks, Urban Lot Residential, and two overlay districts, the Bay Road Overlay District and the State Street Overlay Corridor. Prior to this plan, these categories were not used and traditionally future land use, and consequently zoning, would be focused on maintaining separation between differing land uses. �Future Land Use and Zoning Plan On the proposed future land use map, desired land uses are generalized into various classifications based on commonalties in density and type of development. Although most of these classifications have been used in past Saginaw Charter Township plans, the categories and definitions in this section are used to uniquely describe the aims of this document. Since the adoption of the 2008 Comprehensive Development Plan, two new future land use categories have been developed, in addition to two new proposed overlay districts. The two new future land categories are Parks and Urban Lot Residential uses. Prior to this plan, these categories were not used. However, it became evident that a unique category was warranted. For Parks, this was due to their distinct function and purpose in comparison with their surrounding land uses. Urban Lot Residential uses arose from the recognition that, as the housing stock of older portions of the Township continues to age, a unique future land use designation should recognize land uses of a distinct residential density and age closer to the border of the City of Saginaw. Two overlay districts are also proposed to allow flexible land uses to contribute to, and benefit from, a set of guidelines which promote a distinct identity in these two areas. Future land use, and consequently zoning, should be focused on maintaining separation between differing land uses. 'T able 2. Futn1~e Land Use, 2021 Future Land Use Low Density Residential Agricuhnrall. Conservation & Open Space Cornmmlitv Commercial -' Campus Business District .Medmm Density Residentiall Pa1-:k:s and Public Spaces Office Business ~trict High Density Residential General Commerciall :MnedUse Neighborhood Commerciall. Urban Lot Residential Industriall Total 63 Acreage 7,214.42 1,536_57 1).73--64 1,05L48 575_29 559_66 496-_68 4143_79 426_53 2i2-28 117Jl8 97_27 73.42 46_79 14,025_70 Percentage of Total{%) 51.4'% 1LO% 8_4% 7_5% 4_1% 4-_0% 3_5% 3_2% 3_0% LS% OJ!% ,0_7% 0_5% ,0_3% �Low Density Residential This category includes single-family dwellings and related accessory structures in lower density than those in other residential districts. The low density residential classification indicates those areas intended for single family detached residential uses at an overall density of approximately 4.2 units per acre. The overall densities measured on a neighborhood scale ideally should be around 3 to 4 units per acre. The Low Density Residential future land use should prioritize owner-occupied single-family structures. This future land use category is spread widely throughout the Township. As such, it is intended to allow low density residential development in more developed portions of the township while allowing growth in more rural and agricultural areas which are at the prime potential for development. Low Density Residential uses will maintain compatibility with existing natural features and available infrastructure and utilities. This is the least dense of the residential future land use categories shown on the future land use map. Low Density Residential land uses should provide safe, attractive, and well-maintained environments where owner-occupied homes can flourish. As such, homes in the corresponding zoning districts should be expected to comply with Township codes pertaining to property maintenance and upkeep, with the intent of ensuring neighborhoods remain clean and attractive. Low Density Residential future land uses generally correspond with areas currently zoned as either R-1 Low Density Residential Districts or Low Density Residential will account for over 51% of future land use in the Township. 64 R-1A Suburban Low Density Residential Districts, as well as some lands zoned as A-2 Agricultural districts. Low Density Residential uses will account for approximately 7,214 acres, or about 51.4 percent, of all future land use in Saginaw Township. Agricultural Agriculture is an integral part of the history of Saginaw Township, and it will continue to play an important role in the Township’s future. Agricultural land uses are the second largest category of future land use in Saginaw Charter Township. The agriculture classification indicates those lands intended for continued agricultural production and related uses. Single family detached housing is permitted on agricultural land at a density of 2.18 units per acre, but the principle intent of this classification is to describe those areas where agricultural production will continue to be the desired land use for the foreseeable future. Nearly all of the future land use designated as Agricultural will be located north of McCarty Road and west of Lawndale Road, in the northwest corner of the Township. This is consistent with the land pattern of more agriculture-oriented neighboring communities to the north and west such as Tittabawassee Township and Thomas Township. The Township will continue to maintain many existing agricultural parcels but will not expand them. In the future, many former agricultural lands will be converted to Low Density Residential land uses, conservation lands and open spaces which will provide residential growth, recreational uses, and open spaces which are consistent with the character of former agricultural lands. Future Agricultural land uses mostly include lands currently zoned as part of A-2 Agricultural districts. Agricultural lands will account for about 1,536 acres, or about 11.0%, of future land use in Saginaw Charter Township. �Community Commercial Conservation and Open Space Land included in the Conservation & Open Space future land use category shows lands currently managed as open spaces and agricultural, residential and commercial lands in environmentally sensitive areas of the Township mostly adjacent to the Tittabawassee River. This classification is similar to the recreation and open space future land use that appears in the Township’s 2008 Comprehensive Development Plan, however, public parks intended for public use and recreation have been designated in a separate future land use category. This future land use includes mostly includes areas within the floodplain of the Tittabawassee River which are difficult to develop for urban land use because of soil limitations and flooding. The Tittabawassee River is a critically important natural feature to Saginaw Charter Township and to neighboring communities. The Conservation & Open Space future land use is intended to protect floodplain areas and to protect persons and properties from the hazards of floods and the resulting cost to the community. Lands under this classification are intended to remain undeveloped or be developed primarily for the preservation of natural features, wildlife areas, and scenic landscapes. Conservation lands and open spaces are found throughout the Township but are most prevalent in areas currently zoned as FC-1 Floodplain and Conservation Districts. Conservation lands and open spaces will account for approximately 1,173 acres, or about 8.4 percent, of all future land use in Saginaw Township. 65 The Community Commercial future land use responds to the long-established commercial activity that has been critical to the growth of the Township’s major commercial corridors such as Bay Road and State Street. Land under the Community Commercial classification is intended to provide general retail shopping and service opportunities to a market larger than the neighborhood. Community Commercial areas provide limited shopping for comparison shopping goods such as apparel, furniture, appliances, jewelry and soft goods. Larger grocery stores are often located in Community Commercial areas. Generally, larger more intensive comparison shopping, such as for motor vehicles, are excluded from this classification. The market area for Community Commercial uses is up to a two to five mile radius. In these future land uses, a more intensive level of commercial activity will occur than will occur in Neighborhood Commercial future land uses and will be characterized by the consolidation of permitted uses, features to alleviate traffic congestion on adjacent thoroughfares and streets, and improving safety and convenience for customers. The Community Commercial category will account for about 1,051 acres, or about 7.5 percent, of future land use in Saginaw Township. Community Commercial future land uses will strongly correlate with areas currently zoned as B-3 Community Commercial uses. �• Encourage efficient land use by facilitating compact development and minimizing the amount of land that is needed for surface parking. Uses in this category will correlate with the CB-1 Campus Business zoning district. The area on the future land use map that is designated as Campus Business District has sanitary sewer service already built throughout. These uses will total about 575 acres, or about 4.1% of the Township’s total land area. They will be mainly located adjacent to the intersection of Tittabawassee and Bay Roads. Image courtesy of Google Street View photography, 2014. Campus Business District Campus Business District future land uses are designed to provide opportunities for research and development, technology based development, medical-based development and manufacturing along with amenities and services, including limited residential development that can serve both employers and employees in the area. As this area is within proximity to residential development it is important that the performance, form and function of proposed uses are addressed. More recent manufacturing and other industrial or warehousing related processes and procedures have been refined or adjusted in many ways to make these previously undesirable land uses and large space users into developments that would be good neighbors to less intense commercial or mixed use development. Campus Business district uses will achieve several critical goals: 66 • Promote the continuation of corporate campuses, and compatible light industrial development. • Promote proposed capital improvement projects in the area. • Establish a unique visual and economic identity for the Township. • Protect and enhance critical environmental and natural features. • Protect and enhance existing residential neighborhoods. • Include safe, comfortable and attractive light industrial, research, office and mixed use areas. • Exhibit flexibility in siting and design to anticipate changes in the marketplace. • Reinforce streets as public places that encourage pedestrian and bicycle travel. Medium Density Residential Saginaw Charter Township’s housing stock reflects a diverse and rich history of residential development. The Medium Density Residential future land use reflects the need to maintain a sound and stable environment for the Township’s many single-family and two-family houses as well as townhouses in medium-density areas. Parcels in this future land use category will be accommodated by a variety in housing style, design and cost to facilitate the quality of life of all existing and potential residents. This future land use is meant to encourage compatible uses while allowing connectivity to various commercial and cultural amenities. Medium density residential housing will occur largely radiating away from major commercial centers of the Township near Brockway Road and State Street and in the area bound by Tittabawassee Road to the north, Hemmeter Road to the west, Weiss Road to the south, and Bay Road to the east. Medium Density Residential land uses correspond to the R-2 Medium Density Residential zoning district. The Township will include about 559 acres, or about 4.0% of its total area, in medium density future land uses. Image courtesy of Google Street View photography, 2014. �Parks and Public Facilities Parks and public facilities, which were not listed as a future land use category in the 2008 Comprehensive Development Plan, should be uniquely classified as a future land use category due to their unique importance for providing diverse recreational opportunities in the Township. Parks and public facilities are meant to provide space for active and passive recreation and conservation land that is compatible with a wide variety of residential, public and commercial uses. Saginaw Charter Township will retain its existing nearly 500 acres of park lands scattered throughout the Township. These future land uses include the existing County- and Township-owned park lands located throughout the Township including the William H. Haithco Recreation Area near Schust and McCarty Roads and the Harvey Randall Wickes Recreation Complex near McCarty and Hospital Roads, among others. Park future land uses will account for about 496 acres, or about 3.5% of the total land use of the Township. Image courtesy of Google Street View photography, 2014. The office designation and attendant land uses serve two separate functions. First, it can be used as a stand alone low to medium intensity commercial district. Second, it can be used on lands in the periphery of more intensive commercial areas to act as transition areas between the intensive commercial and less intensive uses. Developments in this area will be encouraged to adopt modern design and planning practices that improve compatibility with adjacent uses. They will also be encouraged to produce a desirable aesthetic and safety for both vehicular and pedestrian users. General commercial activities will not be included in office business future land use developments. The office business commercial category correlates mainly with the current B-1 Commercial (Office Business) zoning district. These uses will account for about 443 acres, or about 3.2%, of future land use in Saginaw Township. High Density Residential Office Business Commercial The office business classification indicates those lands which are felt to be most appropriate for professional and business office uses. This future land use will include office uses, together with office sales uses, and certain personal services and restricted retail commercial uses. 67 The High Density Residential category is intended to promote the maintenance of high design standards for existing and future high-density residential developments in the Township including low- and high-rise multiple-family dwelling structures. Developments in this future land use category will be served by existing public water and sanitary sewer facilities. Overall, survey respondents found that existing multiple-family residential areas are adequate. These areas should be maintained to promote compatibility with lower-density residential uses. The High Density Residential classification is intended to provide adequate space for multiple family residential opportunities at densities somewhat higher than other residential areas. Residential apartments would be the most common �land use under this category. The desired densities in these areas should range from twelve (12) to fifteen (15) units per acre. High Density Residential future land uses are mostly proximal to major roadways such as Bay Road, State Street and Gratiot Road. However, they are well-dispersed throughout the Township and also exist in areas such as adjacent to Shattuck and Hospital Road. High Density Residential land uses will account for about 426 acres or about 3.0% of future land uses in Saginaw Charter Township. These future land uses largely correlate with the R-3 and R-4 Intensive Low-Rise and Intensive High-Rise residential zoning districts. Image courtesy of Google Street View photography, 2014. Mixed Use The Mixed Use future land use category, which was first developed in the Township’s 2008 Comprehensive Development Plan, is meant to recognize and celebrate the potential for adaptive reuse of land in Saginaw Charter Township. It is proposed to be a combination of residential and commercial land uses designed to provide basic services to the occupants of the residential element, as well as the broader community. Typical Mixed Use developments include the following: Image courtesy of Google Street View photography, 2014. General Commercial General Commercial future land uses are meant to serve the moderately intensive commercial needs in the Township. The general commercial category is designed for those lands intended to develop as comparison shopping of all types, warehousing and incidental manufacturing. It is generally located in proximity to other, lower intensity, commercial development and serves a focal point; the “heart” of a commercial area. The market area for General Commercial is five to twenty miles. These uses will serve entire community and regional markets and will serve clientele more often associated with businesses than with individual households. These uses will largely be located in proximity to major corridors such as Bay Road, State Road, the railroad, and Highway I-675. General commercial uses mostly relate to the B-4 General Intensive Commercial zoning district. These uses will total about 212 acres, or about 1.5% of the total area of the Township. 68 • Pedestrian-friendly core areas • Multi-modal transportation network • Community service facilities • Mix of housing types • Residential and commercial uses in close proximity Saginaw Charter Township will include about 117 acres, or about 0.8% of its total land area, in mixed use future land uses. Future Mixed Use areas will correlate mostly with the B-1, B-2 and B-3 OfficeBusiness, Neighborhood, and Community-Wide Commercial zoning districts, with considerations given to incorporating missing middle housing types in very specific scenarios. The adoption of development tools and zoning regulations within existing and future zoning districts should also be considered. Neighborhood Commercial This category is designed to accommodate the daily shopping and service needs of Saginaw Charter Township residents on a scale that is approachable and in locations adjacent to residential areas. Neighborhood Commercial future land uses will facilitate commercial activities which provide goods and services required by residents at intervals of a week or less. �Close to home convenience retail goods and service businesses are the intended uses on lands under the Neighborhood Commercial classification. These areas are intended to provide day to day shopping and service opportunities on land conveniently located in the proximity of residential development. Uses such as convenience grocery/produce stores, small hardware shops, barber shops and dry cleaners are appropriate in Neighborhood Commercial areas. The market area for Neighborhood Commercial uses is a radius of approximately one to one and one half miles and with a population of approximately 6,000 persons. Neighborhood Commercial areas should be located near the intersection of two main streets with approximately four (4) acres of land dedicated to the use. Neighborhood Commercial uses should not occupy more than two corners of any intersection. Neighborhood Commercial areas are only shown in the developed sections of the Township, such as near the intersection of Gratiot Road and Center Street. Reservation of Neighborhood Commercial lands in other areas should await the development of neighborhoods. Neighborhood Commercial future land uses correspond to the B-2 Neighborhood Commercial zoning district. There will be a total of about 97 acres of Neighborhood Commercial future land use in the Township, accounting for about 0.7% of its total land area. Image courtesy of Google Street View photography, 2014. Urban Lot Residential This category was not included in the 2008 Comprehensive Development Plan. The Urban Lot Residential category responds to the need to strengthen the identity of existing residential uses in areas of a distinctly higher density with a relatively small average lot size in distinct eastern portions of the Township. Significant portions of the areas adjacent to the City of Saginaw including south of Gratiot Road just west of Hemmeter Road and north of Weiss Road just east of Bay Road are characterized by unique, older homes on smaller residential lots. These areas will continue to be served by existing utilities and infrastructure, which may have more ongoing maintenance needs than in newer areas of the Township. Uses in this category should be 69 fortified through appropriate zoning design standards and code enforcement to ensure a high quality of life for its residents. These future land uses are also in a prime position for connectivity to the City of Saginaw and should be highlighted as an area for potential streetscape and non-motorized transportation improvements. Urban Lot Residential future land uses correspond to existing uses in the R-2 Medium Density Residential and R-3 Intensive Low Rise Residential zoning districts. They will account for about 0.5% of the Township’s future land use, totaling about 73 acres. Industrial This future land use designation accommodates both intensive manufacturing uses and light industrial uses in the Township. The Industrial classification indicates those lands intended for development of light industrial and research uses consistent with the policies expressed in the industrial section of the 2008 Comprehensive Development Plan. Uses in this category will allow certain service establishments as well as Industrial uses including those involving manufacturing, processing, assembling, packaging, processing or assembling products from raw material, and treatment of products from previously prepared materials. Uses in these areas would have few, if any, nuisance characteristics and would primarily involve manufacturing, processing, assembling, packaging or treatment of products from previously prepared materials. Residential and intensive retail uses would be excluded from these lands. They will total about 46 acres, or about 0.3% of total future land use in the Township. These future land uses will correlate primarily to the M-1 Science and Industry and M-2 Manufacturing zoning districts. Image courtesy of Google Street View photography, 2014. �Transitional Areas Specific redevelopment areas have been identified on the future land use map as “Transitional.” This designation is intended to address areas that are candidates for a potential change in intensity within the next 10 years. Economic and demographic change has led to a period of market transition, coupled with long-standing business closures and property obsolescence. The Township hopes to accommodate quality investment that fits the longterm development goals outlined within this plan. The Transitional label designates properties where the Township expects changes of use or intensity that could warrant flexibility and adaptability from the land use plan. This flexibility could range between residential and commercial concepts and allow the Township to foster potential developments that cannot yet be foreseen. The Transitional label does not alter the underlying future land use designation of a property. These areas are important to identify during the master planning process because they suggest places for more or less intensity of use, which impacts factors such as density, the environment, traffic, infrastructure, and more. Bay Road Overlay District The intent of this overlay district is to promote flexibility in order to facilitate redevelopment of older and, in some cases, vacant sites adjacent to the Township’s main commercial corridor of Bay Road. This should be done without being overly constrained by the land use prescriptions denoted on the Future Land Use map. The Bay Road Overlay District is intended to replicate some of the favorable effects of redevelopments that occurred in the late 1990s and early 2000s near the intersection of Bay and Tittabawassee Road that resulted in a strong and unified identity for that area. At the same time, this category responds to the changing economic conditions that have caused many larger retailers to vacate the area further south along the Bay Road commercial corridor. The Bay Road Overlay District seeks to stimulate more durable, flexible and accessible development in these areas. Bay Road has traditionally been a commercial corridor, mostly composed of intensive autodependent uses. Uses such as offices, commercial, or group housing (like a senior citizen facility or assisted living), though currently restricted or prohibited in the corridor’s main zoning categories, are generally compatible with the overall character of the corridor. Future development proposals should allow these categories of use. In this overlay district, access management should be used to provide access to land development while preserving traffic flow with regard to safety, capacity and speed. Strategic design and operation of driveways, median openings, and street connections along the road will be used to enhance these efforts. A safe and consistent pedestrian route along Bay Road / M-84 for the mix of uses in this overlay district will also be established to improve pedestrian safety and accessibility and encourage more pedestrian movement along this vital corridor. The Bay Road Overlay District should embrace opportunities to improve the aesthetics, safety, and accessibility of its various land uses through a shared set of design standards. The amortization period specified in the 2004 sign ordinance ended in February of 2016. At this time, all non-conforming signs, are required to be updated and conform with the new ordinance standards, which incentivizes landscaping along with other aesthetic improvements. Streetscape and landscape improvements which include improved standards for lighting and a schedule of recommended street tree plantings could be also be utilized for uses in the Bay Road Overlay District. Since the Bay Road Overlay District lacks singlefamily residential uses, permitting a level of flexibility is not anticipated to create any land use conflicts or over-use of existing community infrastructure. However, future uses proposed in the overlay corridor should take care to ensure appropriate setbacks and buffers from adjacent neighborhoods in order to minimize any potential future land use conflicts. These types of issues are not expected to be a major concern since the adjacent single-family neighborhoods have coexisted alongside the intensity of Bay Road for decades. The Bay Road Overlay District includes about 403 acres of land adjacent to Bay Road south of Schust Road in Saginaw Charter Township. Image courtesy of Google Street View photography, 2014. 70 �State Street Corridor Overlay District The State Street Corridor is intended to promote durable and appealing land uses along State Street, the Township’s longest-established commercial corridor. The Corridor has the same boundaries as the Corridor Improvement Authority District (CID) facilitated by the State Street Corridor Improvement Authority (CIA). The State Street CIA was established in 2010. The State Street CID allows funding to be captured from property taxes in the area through Tax Increment Financing (TIF) for certain improvements such as streetscape improvements including parking improvements, lighting, marketing and beautification. Uses in this overlay district should complement and utilize these improvements where appropriate. The State Street Corridor overlay district is not intended to replace the underlying zoning of land uses along State Street, but it is intended to make it easier for these land uses to preserve the unique character of the State Street Corridor. This can be done by promoting uses which complement the existing pattern of the architecture, mass and bulk of existing buildings, enhance the pedestrian orientation of the State Street area, and communicate the community’s vision for the area. This overlay district will apply to all newly constructed buildings except for single family and two family developments, exterior building and improvements which require a building permit, and renovation of a structure which requires site plan review or administrative review. Developments in the State Street Corridor will be encouraged to adhere to similar landscaping standards including the use of mulch, similar types of edging, and suitable ground cover plantings. Transitional uses on the east end of State Street should be embraced as a gateway between the City of Saginaw and the more intensive commercial uses on the west end of State Street. Further west, design features such as creative screening of parking should be used to encourage pedestrian-scaled features and accessibility in areas of higher-intensity commercial use. The various uses in the State Street Corridor should be encouraged to adopt performance standards including limitations on outdoor lighting height, limited schedules for potentially disruptive activities such as dumpster unloading and parking lot cleaning, and limits on uses which create excessive noises. Streetscape design guidelines such as low fences, potted plants, benches, and stone columns should also be encouraged in this area. 71 In total, the State Street Corridor Overlay District covers about 495 acres covering various uses along State Street. The corridor encompasses the entirety of State Street from the border of the City of Saginaw in the east to Midland Road / M-47 in the west. Conclusion The changes noted between existing land uses in Saginaw Charter Township and future land uses proposed are not dramatic in most cases. Perhaps the largest change will come from Agricultural land uses. Agricultural land use will diminish and will be re-allocated to a variety of future land uses, with more existing agricultural land being reallocated for each Low Density Residential lands (846 acres) and conservation lands and open spaces (733 acres) than for future agricultural use (701 acres). Existing commercial land uses will largely remain commercial, with about 80% of existing commercial acreage being reallocated to specifically commercial future land uses including Community Commercial (45.9 %), Office Business Commercial (17.8%), and General Commercial (11.0%). Residential lands will grow overall, and many existing residential lands will remain residential. The largest share of existing high density residential land uses will remain as High Density Residential future land uses (48.0%), and the largest share of existing single family residential land uses will become Low Density Residential future land uses (78.5%). Lands that are currently vacant will be reallocated among a variety of future land uses. The largest share of existing Industrial and public / quasipublic land uses will become Low Density Residential uses (51.8%and 56.7%, respectively). It is also important to note that there are different categories between the Existing Land Use map and the Future Land Use map. Specifically, the public / quasipublic category is replaced with what the intended future land use should be given the nature of surrounding land. Additionally, land identified as vacant is otherwise categorized in the Future Land Use map. The Future Land Use map also includes two new land use categories, Parks and Urban Lot Residential. These future land use categories reflect the specialized role parks will play in recreational opportunities in the Township and the unique identity of the Township’s older housing stock. Overall, the Township will move forward with a strong low density residential component that fits into a sustainable pattern with its various natural amenities, commercial and institutional uses and agricultural lands. �KOCHVILLE TWP. Schust Rd CARROLLTON TWP. Lawndale Rd Mackinaw Rd Tittabawassee Rd Hospital Rd Bay Rd McCarty Rd ¬ « N Center Rd 84 ¬ « 47 Mi dla n dR Agricultural Campus Business District Campus Business District Community Commerical Community Commercial Conservation & Open Space ---- Mixed Use Medium Density Residential Neighborhood Commercial Mixed Use Commercial Office Business Neighborhood Parks and Public Commercial Facilities Gratiot Rd Conservation & Open Space General Commercial OfficeLand Business Commercial Urban Residential General Commercial High Density Residential Parks andArea Public Facilities Transitional High Density Residential Industrial Industrial Density Residential CJ Low ·----· State Urban Lot Overlay Residential Street Corridor ·----· State Street Overlay Corridor I Bay Road Overlay Corridor Bay Road Overlay District Future Fortune Boulevard Extension Low Density Residential Medium Density Residential 4 'cicar --<~---group I Mi. 0 0.5 1 ¬ « State St Brockway Rd 58 CITY OF SAGINAW ---- 675 d. Future Land Use, 2021 Agricultural § ¦ ¨ Shattuck Rd r- , I I I I I Ti tt ab aw as se e River �APPENDIX 7A Detail of Community Input 74 �Saginaw Charter Township February 1 at 7:00 AM· 0 Saginaw Charter Township wants YOUR help! We are reviewing the Township's master plan to gu ide land use and planning decisions and are conducting a community survey during the month of February. This 20-question survey is particularly targeted toward residents, employees, and other stakeholders of Saginaw Township and can also be completed by going to SaginawTownship2020.com . Thank you! SURVEYGIZMO.COM Saginaw Township Community Input Survey Saginaw Township Community Input Survey. 3 Shares [L) 75 Like CJ Comment ~ Share �Saginaw Township Comm unity Input Survey The Saginaw Township Plannlng Commission Is seeking the opinions of res Iden~, property owners, those who work In the Township, and other stakeholders to determine how the Township should plan for change In the next 5 to .20 years. In this survey, we welcome any In put you choose to share with us! Please read the follow Ing questions and check the answer that best descrtbes your opinion. This Information Is necessary to update the Township's Master Plan, as required by the Mic hlga n P la nn Ing Ena b llng Act. Responses w Ill be reviewed by the Saginaw Township Plannlng Commission In publlc mee11ngs. This survey focuses on land use strategies and other potemlal actions Saginaw Township could take to address ourquallty of llfe In this pan of the Sagi MW Valley. It should take you no more than 10 minutes to complete. Your Input Is greatly appreciated! 1. Living in Saginaw Township affords me the following benefits (please check all that apply): I ll is a sale cornrnunily r Neighborhoods are clean and allracliv e r r r, 76 There is aqualilyof life here lhal I cannol lind elsewhere w ilhin Saginaw Counly The Saginaw Township gov em n, en l provides high qualily services lo ils residenlS ll is easy for me lo drive lo lhe pl aces I wanl lo gel lo (school , work, shopping, parks, ele.) 1 r r ll is easy for me lo walk lo lhe places I w anl lo gel lo (school , work, shopping, parks, ele.) ll is easy for me lo ride a bike lo lhe places I wanl lo gel lo (school , work , shopping, parks, elc.) Prox.irnily lo arts and cullural opporlunilies in lhe Cily of Saginaw ! Opporlunilies lo allend special evenlS (such as Parly on McCarty, elc.) r Olher (please specify): �2. I use the following resources to get the info ITTI atio n I need about Saginaw Township (please check all that apply}: r D Township website al : www.saginawlownship .org Township Face book page al: www .race book.co n,/sag in aw ch ane now nsh ipgove rn n, en L '- Township Twiller al: lwiller.coni/SaginawTownship r r r Township View Mlive/Saginaw News Olher (please specify): 3. Five years from now, I still see myself living in Saginaw Township. r Strongly Agree r Agree r Neutral r: Disagree r Strongly Disagree 4. In order to promote pedestrian safety and minimize conflicts between vehicles and peo pie, neigh bo rho od s sh ou Id have sidewalks. r Strongly Agree r. Agree r Neutral r Disagree r Strongly Disagree 5. What wou Id you like to see happen to improve your n eig hborho od? 2 77 �6. A mix of single-family housing types, including town homes, condominiums, "brownstones," and detached sing le-family structures , should be encouraged. r Strongly Agree r Agree r Neutral r Disagree r Strongly Disagree 7. The Township should continue to increase its efforts to ensure that homes are properly maintained (windows are not broken, roofs are in good repair, etc.) r Strongly Agree r Agree r Neutral r Disagree r Strongly Disagree 8. Renovating and redeveloping older commercial areas, like the south end of Bay Road near Weiss Street, is important. r Strongly Agree r Agree r Neutral r Disagree r Strongly Disagree 9. It is important to re-envision outmoded commercial sites as potential new mixed-use developments, incorporating a mixture of both residential and commercial uses. r Strongly Agree r Agree Saginaw Township Community Input Survey 78 r Neutral r Disagree r Strongly Disagree 3 �10. Ten years from now, I would like to see Fashion Square Mall. .. r The same as today. C Ex.tensive renovations incorporating a new look with brand new business and service orrerings. c, Complete site redevelopment that replaces ex.isling buildings while maintaining the site as a regional retail destination . f"I Complete site redevelopment with new uses that are not necessarily rocused on retail. r Other (please speciry): 11. The design and appearance of new buildings is important to the co mm unity. r Strongly Agree r Agree r Neutral r Disagree r Strongly Disagree 12. Township leaders should be very pro-active in seeking quality building and sited esig n for new developments and redevelopments. r, Strongly Agree S;;gl1a11.1 TOIi.ii ii 79 p Comm 1111,< r Agree II pH SI ru~v r Neutral r Disagree r Strongly Disagree �13. Saginaw Township needs more non-motorized transportation improvements of the following type (please check all that apply): r r r New sidewalks Connecting the gaps in the sidewalk network Bike lanes r Paved multi-use pathways r Bike racks r r Improvements to intersection signals & lights geared for pedestrians Other (please specify) : 14. Do you think Saginaw Township is adequately serviced by local bus stops and routes? r Yes r No r No Opinion 15. I am satisfied with Saginaw Township's recreational facilities , such as parks, playgrounds, and ball fields. r Strongly Agree r Agree Saginaw TO'Wnship Community Input Survey 80 r Neutral r Disagree r Strongly Disagree 5 �16. What do you like best about Saginaw Township? 17. What is the one thing you would do to improve Saginaw Township? 18. I live in Saginaw Township. r Yes r No 19. What is your age? 81 ~ "17 or younger r 55 lo 64 r: r rn lo 24 65 lo 74 r r 25 lo 34 75 or older r 35 lo 44 r 45 lo 54 �20. If you do not live in the Township, which of the following describes your relationship to Saginaw Township? r I work in Saginaw Township r I shop in Saginaw Township (' I own property in Saginaw Township r I visit Saginaw Township because family lives there r, I live elsewhere in Saginaw County r I altend Saginaw Township Schools ~ I send my children lo Saginaw Township Schools r Other (please specify): Thank Youl Thank you for completing our surveyl Should you have further suggeslions or queslions about the Township's Master Plan updale , please conlact Steve King , Direclor or Corn rnunily Developn, ent , (989) 79"1 -9865, sking@saginaw township.nel. S~lla~J TOW I ti!) comm• 82 111f llpHS• ruev �83 �Share Your Input Take our survey and share your ideas to help shape the future of Saginaw Township! Help us build a stronger future for Saginaw Township! Saginaw Township invites the community to provide their input to help support and shape the development of the update to the Township’s Master Plan. Go To: www.SaginawTownship2020.com 84 �•Online Survey - 20 questions •Available - January 3P 1 to March 4 th 2020 •642 total responses • 529 respondents (82%) live in Saginaw Township •Survey was avai lable electronica lly at: www.saginawtownship202 0 .com or paper copies were available at the Township Hall 85 �Strongly Question Agree Res ones 7 The Township should continue 1o increase its efforts to ensure that homes are properly mainta ned (windows are not brJ ken, roofs are in ood ra air, etc . 12 Township leaders should be very pro-active in see king quality building and site dasign for new develo ments and redevelo ments 11 The design and appearance of new buildings is important to the co mmunity 8 Renov;;ting and redeveloping older co mmercial areas, li f;e the south end of Ba y Road near Weiss Street, is im rtant 9 It is important to re-envi sion outmoded co mmercial sites as potential new mix ed use develo ments , incor oratin a mixture of both residenti~I and co mmercial uses 4 In orde · to promote pedestrian safety and mini mize conflicts betw een vehicles and people, nei hborhoods should have sidewal ks 6 A mix of single-fa mily housing types , including town ho mes , condo miniu ms, "brownstones," and de'.ached sin le-famil structures, should be encou 'a ed 23.8 % Agree Responses 59.4 30 .6 46 .2 41 .3 85.8% 44 .1 41 .7 85 ..7% 47.2 38 .5 81 .4% 40 .0 41.4 .73.2¾ 46 .3 26.9 52.1% 20 .1 32.0 23.8% 20 15 ,o ' - lwort1n:i.=i.gin=w IO\v:u,!ip 86 3.8 % - I ciiopinS~,,. Town..ri i: l ownprcµrtyi'lS=>sin:iw Towrx.'1'p ■ - - 1.5% 1.5% 2.3% lvfiitS~rm..,1owmhip tlNEelY-!,...here inS=Pm•1,; l=tt,e,nd S:gifl.:miTawi.m:p i!;:H,dmychil-d~nto !iccauscfam'.lyh-c=;thcrc Coo;i.ty ~ooh S.::;;:li;mv--own:;,:i;Schoob the:r (pl€;tes:p;ciryJ: �Other {please specify}: • Retired Here •Grew up in the Townsh ip • For shopping •Visit f amily and fri ends 25 24 .4 % -- 20 17.7 % 15 i "- !O --6.1 % ' -- 2.3% 0.2% t 7cr~ng2r 87 Ui to2~ 2Sto3/l 3Sto -=u .1St a5':1 5.5«.6-d a s. ·0 111 t .S.oroider �100 83 .1 % 73.4% 00 34.2% 31.7% 1 8 .9 % 1:fse.asyra-rne Ne,gt-ol!X.YbooCS Prood01ltyro ,:i,-ecl£:Jn.:,,.d Cpponun es 'o.::1e11.d Tt eS~iil=--W odri,.-!totlie To~llip ,-..5;:,:v, ~ a'±rarllvc :socchlc-.'C.W ~mcnt O!Jl)Ortwitic:sln ,:fa.:C!l-lWa tc; gn to,::.dlOol~ uu:nasr.;ny work. shoper:rn::. or,lllcC,rw. 6.Jrio..etc.) <tt..) OV1~ gn Qtsity ie'Vices ta, its r£Sidems mecltyOl S;i'mw I Therelsa -,ff e llc:rc.tha: , lt IS easy ror lTl,: roti'3e.::,bi"1:to the a:~I c.an.notnno w.arit mgec lO Q-.l::¥ 0 eJse'l',lhere (,chool.""'1k. witJm 5.3g:jnJ'oV ~ppi ri;, p3tk:s. Coor 14.1% 5 .4% ltlsecS)- ron:ne tow:lktoM,: pb,ce.:;lwantto =ct(~l si-.:,m>t)e_ p:.rC:.etcJ ;;...<.. BL) 100 83.7% so 5 3. 93/o ~ ~ 35.9% 0.. 32 .6% 28.2% 20 0 I 13. 8 % OMTiftunitiPc. Tt-..=r-,= k;i l r l'lip-;;wfrrmi= Tcr.-mstJp 3rts.l-nd' QLL.Jlityo'l'1ir-£ to llde.a bili«to to..-.r.l.ktothe ;w;«!Vf SP=d.i.ll:\-e.nt5 g_'D',,'=:."fVn=rlt CUltJn! l'lee!ll:a:t I nu:aacs1 Ol~es I W-J<.J m ~e..to~ol .SUch"2SP.:i.t--t\' prQ'Ad'es:,i.di o~or-ttJ ~"es."1 c::irnotfind w:rr.to~at.o wart, mllPlt ~ OOV.1.CJty, q.,,lll)scNkes lheCll)or ehe....lBc. to <s-thool wi.ork. snopofng. p.a,rb~t<.} <l<l !'i~r.a-N v,ithtn.Sainaw Couot; to dri<I'£ to-the ptiCBIW.UttO hk;;.~U' C01'nffll.ldt; t ,tt;,,,o Thf.~ffi:::iw '°' Prrrrlm rn tsd'tool . ..,,k. shf)l)f,i~~r de) 5 .6% Ni=•e,.hnrhlnrl11o Jre.de.i.-..;uid hk,-;::i"'frw-ll'.r 88 I I 18 6% ti<t.P~1tY'n? ,::ift ""'"'- O tht-rtftl~ st<Cd �Other (please specify): •Local Go lf Courses •Have always lived here •Close to family and friends •Diversity • Easy access to retail and parks •Good schools and ch urches •Good running paths and a communit y garden •Need to improve connectivity with sidewalks •Safe Reasonable cost of living •Good paths, parks, and community ga rden 70 ,o 50 "' 30 20 !O 0 89 �Other (please specify): •Communicating with Township residents Go to Township meetings •Google searches • Friends and Family • Local TV news • Neighborhood watch Facebook groups •Su bd iv isio n association •Township officials •Word of mouth • Radio 29.2% 16.2% Olsagree 6.1% Stto l'JY . Oi,ae:n,e 0 90 C-Omblned Totals: Strongly Agree/ Agree - 7 2. 3% Strongly Disagree/ Disagree - 11.4% 5.3% 5 10 15 20 25 30 35 40 �3.0% Strong!)' Disagree 7.3% Disagree 16.4% Neutral 46.39G Stron5ly Agree Combined Totals: Strongly Agree/Agree - 73.2% Strong ly Disagree/ Disagree - 10.3% Common Responses: • Improve the roads Add sidewalks Add lighting • Increase code enforcement • Increase po lice presence • Fix/Improve drainage system Add bike lanes Reduce speed limits 91 �32% 35 Com:ll ned Totals: Strongly Agree/Agree - 52.1% St ron gly Disagree/ Disagree - 20.1.% 27.7% ,0 25 20.1.% 20 ~ . 1.3.6 % ;; 15 10 Stron&1y ',94ll, i;g,ee 30.6% Ni!tUtral 6.6% 2.3% 1 1,2% Combined Totals: Strongly Agree/ Agree - 90% Stro ngly Disagree/ Disagree - 3.5% JO 15 20 25 30 Percen t 92 40 50 60 �47.2% Combined Totals 5trongl i Agree/ Agree - 85. 7% 9: ron gl J Disa groo/D1sa groo - 3 .2% 38 .5% 3) C ~ i 20 1J 2.7% 05% 0 SU~(A_artt o.zree N.eo~t Stron,rVOl~ce Dl£ii!reE 50 40 % 41.4% Combined Totals: Si rongly l¼!J ee/¾1,ree - 81.4 % Strongly Disagree/ Disagree - 4.5% 30 ~:, "" 14 % 10 3.3% 1.2¾ a -Strongly.Agro:: 93 ,wee tii:titnl Dis.agri:c StronglrDisa:rcc �40 36 .4% 28.5% 30 26.416 ___________ --- ,_ 10 6.2% 2.5 % 0 The s2me as Icditl- E.Xtetis:Ve ref10'¥a;.lons ir.orpora!l~.; neN hckv.fth brand na" bu:;.he!:5 :!nd .sc:rvic.~ C-orapkte~iterede.telDprnem that rc:pl3CCS c,,i:stirig.buildb~Ymik 6f!'edngs !Ji ~i nblring the s;i:te ~ ;;ir-eg"aul rebj GJfflf#l~u:-si!c r-t:devebpment with neti. u~tl'l=t ere r.o ncccssarilt fo:u!ii!.d' on f"ebil oestlrt3tlorL Other (please specify): •A destination similar to Birch Run •Amazon Distribution Center •Amusement Park •Multi-use enterta inment build ing. •Renovate current structure •Sport complex •Rebrand complex and stores •Outdoor Mall •Multi-cultural center •Tear it down 94 �44.1% Strongly Agree CGmbir,ed Totals: Strongly Agree/Agree - 85.8% Strongly Dis.agree/Disagree - 3% 46.2% Strongly Agree Combined Totlllls: stro ngly Agree/Agree - 8 7.5% Strongly Di sa gre e/D isa gre e - 2 .3% 95 �"' 60 5l1% 4 6 .1% so C "u "" 40 30 20 10 Com~tU'Jsthe: g.;p~ inlhc 5o:w;l:Jknc:tA'Of"& lniJ,"£oi.~ t o intcrn:ctioJ1 si§ln<:b.& li¥tbgcarcdfor Nc:w:ridcml~.s pe:f'E,-!;tri~re; Other (please specify): •More STARS rout es •Non -motorized transportation options •Center turn lanes •Pedestrian signals at crossings •More trails • Electric charging stations •Bi ke/scoot er rentals 96 �55.6% No Opinion 60 53 .5% com blned Teti la: 50 -- Strong)/ Agree/ Agree - 70% Stron gl) Dls~gree/ Dis; gree - 9.5% 00 i ~ 30 20.5% 20 16.5% 8.1 10 1.4% str,"i',,A(r.. 97 Ai«< Ntulr•I C[s.;s:rce Suoric;ly Dh.•p-u �Common Responses: •Improve roads - both neighborhood and subdivis ion •More sidewalks/con nect sidewaH~s •Focus on redeveloping vacant commercia l areas •Encourage new business •Increase recreation options •Add bike lanes/bike paths •Update fashion square mal l •Clean up blight •More community events •Provide more transit options •Do not allow storage in front yards 98 �APPENDIX 7B Detailed Demographics 99 �Saginaw Charter Township: Comparative statistics with Saginaw County, the State of Michigan, and the United States Boldened statistics come from US Census 2010. Unboldened come from 3‐year and 5‐year samples from the American Community Survey (ACS). Saginaw Township # POPULATION 40,840 % Change in Population, 2000 ‐ 2010 2010 % NA Saginaw County 2000 # % # 39,657 NA 200,169 3.0% 2010 % NA # 210,039 Michigan 2000 % NA 2010 United States 2000 2010 2000 # % # % # % # % 9,883,640 NA 9,938,444 NA 308,745,538 NA 281,421,906 NA ‐4.7% 9.7% ‐0.6% Population age 5 years and younger 2,077 5.1% 2,039 5.1% 11,854 5.9% 14,201 6.8% 596,286 6.0% 672,005 6.8% 20,201,362 6.5% 19,175,798 6.8% 5 to 19 7,096 17.4% 7,352 18.5% 42,223 21.1% 47,810 22.7% 2,052,599 20.8% 2,212,060 22.2% 63,066,194 20.4% 61,297,467 21.8% 20 to 24 3,109 7.6% 2,624 6.6% 13,982 7.0% 12,858 6.1% 669,072 6.8% 643,839 6.5% 21,585,999 7.0% 18,964,001 6.7% 25 to 44 9,034 22.1% 9,809 24.8% 45,878 22.9% 58,019 27.6% 2,442,123 24.7% 2,960,544 29.8% 82,134,554 26.6% 85,040,251 30.2% 45 to 64 11,475 28.1% 10,202 25.8% 55,631 27.8% 48,820 23.2% 2,762,030 27.9% 2,230,978 22.5% 81,489,445 26.4% 61,952,636 22.0% 65+ 8,049 19.7% 7,631 19.3% 30,601 15.3% 28,331 13.5% 1,361,530 13.8% 1,219,018 12.3% 40,267,984 13.0% 34,991,753 12.4% Population age 19 and younger 9,173 22.5% 9,391 23.6% 54,077 27.0% 62,011 29.5% 2,648,885 26.8% 2,884,065 29.0% 83,267,556 23.9% 80,473,265 28.6% Median Age 43.1 NA 41.7 NA 39.5 NA 36.3 NA 38.9 NA 35.5 NA 37.2 NA 35.3 NA Average Household Size 2.22 NA 2.27 NA 2.44 NA 2.54 NA 2.49 NA 2.56 NA 2.58 NA 2.59 NA Black & Hispanic Population NA 16.2% 3,747 9.9% NA 26.3% 53,187 25.30% NA 18.4% 1,736,619 17.50% NA 28.5% 69,964,008 24.90% Foreign Born Population NA 5.2% 1,852 4.7% NA 2.4% 4,290 2.0% NA 6.1% 523,589 5.3% NA 13.1% 31,107,889 11.1% Total Housing Units 19,359 100.0% 17,859 100.0% 86,844 NA 85,505 100.0% 4,532,233 NA 4,234,279 100.0% 131,704,730 100.0% 115,904,641 100.0% Occupied 18,209 94.1% 17,096 95.7% 79,011 91.0% 80,430 94.1% 3,872,508 85.4% 3,785,661 89.4% 116,716,292 88.6% 105,480,101 91.0% Vacant 1,150 5.9% 763 4.3% 7,833 9.0% 5,075 5.9% 659,725 14.6% 448,618 10.6% 14,988,438 11.4% 10,424,540 9.0% Owner‐occupied 11,807 64.8% 11,162 65.3% 57,087 72.3% 59,390 73.8% 2,793,342 72.1% 2,793,124 73.8% 75,986,074 65.1% 69,815,753 66.2% Renter occupied 6,402 35.2% 5,934 34.7% 21,924 27.7% 21,040 26.2% 1,079,166 27.9% 992,537 26.2% 40,730,218 34.9% 35,664,348 33.8% Median Housing Value ($) 125,900 NA 121,800 NA 96,500 NA 85,200 NA 119,200 NA 115,600 NA 174,600 NA 119,600 NA Median Housing Value ($) (Adjusted for 2010 US Dollars)* 125,900 NA 154,234 NA 96,500 NA 107,888 NA 119,200 NA 146,384 NA 174,600 NA 151,449 NA AGE OF HOUSING STRUCTURE 2010+ 2000‐2009 1990‐1999 1980‐1989 1970‐1979 1960‐1969 1940‐1959 1939 or earlier % Housing units built prior to 1980 22 1,741 2,220 1,886 5,686 3,518 3,205 638 13,047 0.1% 9.2% 11.7% 10.0% 30.1% 18.6% 16.9% 3.4% 68.2% NA NA 2,172 2,003 5,737 3,784 3,479 681 13,681 NA NA 12.2% 11.2% 32.1% 21.2% 19.5% 3.8% 76.6% 137 6,587 7,672 5,565 16,038 14,006 18,954 17,780 66,778 0.2% 7.6% 8.8% 6.4% 18.5% 16.1% 21.9% 20.5% 77.0% NA NA 8,323 5,980 16,507 15,521 21,690 17,484 71,202 NA NA 9.7% 7.0% 19.3% 18.2% 25.4% 20.4% 83.3% 8,628 469,010 578,134 451,317 699,194 552,768 1,076,515 692,476 3,020,953 0.2% 10.4% 12.8% 10.0% 15.4% 12.2% 23.7% 15.3% 66.7% NA NA 623,855 446,197 722,799 602,670 1,123,299 715,459 3,164,227 NA NA 14.7% 10.5% 17.1% 14.2% 26.5% 16.9% 74.7% 629,215 19,725,338 18,292,225 18,335,738 21,008,541 14,629,209 21,631,125 17,862,892 75,131,767 0.5% 14.9% 13.8% 13.9% 15.9% 11.1% 16.4% 13.5% 56.9% NA NA 19,701,058 18,326,847 21,438,863 15,911,903 23,145,917 17,380,053 77,876,736 NA NA 17.0% 15.8% 18.5% 13.7% 20.0% 15.0% 67.2% EDUCATIONAL ATTAINMENT Bachelor's or higher 9,292 33.0% 7,823 28.4% 24,885 18.8% 21,498 15.9% 1,693,007 25.7% 1,396,259 21.8% 59,163,882 28.7% 44,462,605 24.4% Some college or associate's 9,558 34.0% 8,175 29.7% 43,742 33.2% 39,917 29.5% 2,148,211 32.6% 1,944,688 30.3% 59,995,776 29.1% 49,864,428 27.3% High School 7,079 25.2% 8,238 30.0% 46,240 35.0% 48,877 36.2% 2,023,803 30.7% 2,010,861 31.3% 58,410,105 28.3% 52,168,981 28.6% No High School diploma 2,181 7.7% 3,265 11.9% 17,209 13.0% 24,906 18.5% 728,468 11.1% 1,064,133 16.6% 29,027,440 14.1% 35,715,625 19.6% Median Household Income ($) 49,708 NA 45,147 NA 41,793 NA 38,637 NA 47,175 NA 44,667 NA 51,771 NA 41,994 NA Median Household Income ($), adjusted for 2010 US Dollars 49,708 NA 57,169 NA 41,793 NA 48,926 NA 47,175 NA 56,562 NA 51,771 NA 53,177 NA Per Capita Income ($) 29,153 NA 25,759 NA 21,653 NA 19,438 NA 24,997 NA 22,168 NA 27,385 NA 21,587 NA Individuals below Poverty Level (%) NA 10.7% NA 6.6% NA 18.5% NA 13.9% NA 17.3% NA 10.5% NA 15.7% NA 12.4% Agriculture, forestry, fishing and hunting, and mining 59 0.3% 49,496 1.1% 1,174 1.5% 833 0.9% 56,283 1.3% 49,496 1.1% 2,734,898 1.9% 2,426,053 1.9% Construction 566 3.0% 278,079 6.0% 3,319 4.2% 5,227 5.7% 200,762 4.8% 278,079 6.0% 8,696,628 6.2% 8,801,507 6.8% Manufacturing 2,281 12.2% 1,045,651 22.5% 11,946 15.0% 18,598 20.4% 709,434 16.9% 1,045,651 22.5% 14,704,656 10.4% 18,286,005 14.1% Wholesale trade 665 3.6% 151,656 3.3% 2,050 2.6% 2,651 2.9% 106,093 2.5% 151,656 3.3% 3,881,120 2.8% 4,666,757 3.6% OCCUPATION BY INDUSTRY Retail trade 2,456 13.2% 550,918 11.9% 10,896 13.7% 13,057 14.3% 490,519 11.7% 550,918 11.9% 16,397,044 11.6% 15,221,716 11.7% Transportation and warehousing, and utilities 625 3.4% 191,799 4.1% 3,167 4.0% 3,112 3.4% 173,997 4.1% 191,799 4.1% 6,963,156 4.9% 6,740,102 5.2% Information 377 2.0% 98,887 2.1% 1,338 1.7% 2,342 2.6% 66,429 1.6% 98,887 2.1% 2,987,507 2.1% 3,996,564 3.1% Finance, insurance, real estate, and rental and leasing 1,273 6.8% 246,633 5.3% 4,056 5.1% 4,089 4.5% 230,838 5.5% 246,633 5.3% 9,327,638 6.6% 8,934,972 6.9% Professional, scientific, management, administrative, and waste management services 1,397 7.5% 371,119 8.0% 6,054 7.6% 5,344 5.9% 384,243 9.1% 371,119 8.0% 15,145,362 10.7% 12,061,865 9.3% Educational, health and social services 5,905 31.7% 921,395 19.9% 21,009 26.4% 20,488 22.5% 1,023,952 24.3% 921,395 19.9% 32,720,462 23.2% 25,843,029 19.9% Arts, entertainment, recreation, accommodation and food services 1,755 9.4% 351,229 7.6% 8,298 10.4% 7,928 8.7% 401,348 9.5% 351,229 7.6% 13,250,172 9.4% 10,210,295 7.9% Other services (except public administration) 759 4.1% 212,868 4.6% 3,855 4.8% 4,526 5.0% 205,061 4.9% 212,868 4.6% 7,026,743 5.0% 6,320,632 4.9% Public administration 511 2.7% 167,731 3.6% 2,508 3.1% 2,918 3.2% 159,982 3.8% 167,731 3.6% 7,084,474 5.0% 6,212,015 4.8% Mean commute time (minutes) 19.3 NA 19.2 NA 22.1 NA 21.6 NA 24 NA 24.1 NA 25.5 NA 25.5 NA TRANSPORTATION BEHAVIOR Drove alone 16,538 91.8% 16,774 90.6% 66,366 85.8% 76,560 85.9% 3,407,959 82.8% 3,776,535 83.2% 106,069,531 76.4% 97,102,050 75.7% Carpooled 996 5.5% 1,053 5.7% 6,605 8.5% 7,530 8.4% 365,996 8.9% 440,606 9.7% 13,483,552 9.7% 15,634,051 12.2% 4.7% Public Transport 23 0.1% 69 0.4% 264 0.3% 538 0.6% 55,332 1.3% 60,537 1.3% 6,933,318 5.0% 6,067,703 Walked 115 0.6% 105 0.6% 1,285 1.7% 1,417 1.6% 89,678 2.2% 101,506 2.2% 3,883,300 2.8% 3,758,982 2.9% Other 68 0.4% 65 0.4% 645 0.8% 581 0.7% 49,190 1.2% 33,423 0.7% 2,433,344 1.8% 1,532,219 1.2% Worked at home 270 1.5% 443 2.4% 2,199 2.8% 2,551 2.9% 146,297 3.6% 127,765 2.8% 6,022,081 4.3% 4,184,223 3.3% �APPENDIX 7C Top 40 Employers in Saginaw County 102 �Appendix X: Top 40 Employers in Saginaw County 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 32 33 34 35 36 37 38 39 40 Nexteer Auto motive* Covenant HealthCare Morley Compan ies Inc. Meiier Ascension St. Marv's Saqinaw Val ley State Un iversity Frankenmut h Bavarian Inn Inc. Aleda E. Lutz Vete ran Affa irs Medical Center Means Industries Fran kenmuth Insurance Saqinaw ISO Hemlock Semiconductor Fashion Square Mall HealthSource Saqinaw County of Saginaw General Motors Powertra in - SMCO Saqinaw Public Schools Great Lakes Bay Health Centers Saginaw Township Community Schools Wal-Mart Zehnder's of Fran kenmuth United States Post Office City of Saginaw Consumers Enerav Birch Run Prime Outlets Merril l Technoloqies Group Dura -Last Inc. / Plastatech Orchid Bridaeport Saginaw County Community Mental Health Authoritv CMU Healthcare Saqinaw Control & Enqineerinq Saainaw Correctional Facilitv AT&T MBS International Airport Spicer Group Wellsprina Lutheran Services Bronners CHRISTmas Wonderland Hoyt Nursina & Rehab Centre Lippert Components Stone T ransport LP Some locations in Saginaw Town ship Wholly located in Saginaw Township 103 Automotive Medical Display Interactive SeNices Travel Department Store Medical Education Restaurant Hotel 5,300 4,800 2148 1,425 1,325 1,001 1 000 Medical 982 Auto Stampinas Insurance Education Po lvcrvstalline Silicon Solar Retail Medical Government Automotive Education Medical 832 747 690 660 650 617 613 582 576 568 Education 521 Retail Restaurant Mail Shiooinq Government Enerav Retail Machininq Roofinq Systems & Laminated Vinyl Medical Manufacturer 505 503 431 425 420 410 405 400 397 Medical 368 Medical Electrical Enclosures Corrections Telecommunications Trave l Shippinq Engineerina , Surveyina, Plannina Health Care Retail/ Tourism Rehabilitation & Lona-Term Care Glass Products Shiooina 363 350 328 316 275 270 267 250 237 223 208 �APPENDIX 7D Comparison Communities 104 �Appendix D: Comparison Communities Median Household Income Black & Hispanic Population % Bachelor’s Degree or Higher Housing Units Built Prior to 1980 Owner Occupied Housing Foreign Born Population 34.3 $48,333 26.4% 31.9% 48.6% 61.2% 14.4% 12.9% Manufacturing 22.2% 5.2% 38.2 $68,007 8.5% 21.5% 31.1% 83.2% 4.3% 8.4% Manufacturing 20.3% 34.8 50.1% 38.3 $50,497 5.1% 42.2% 66.0% 67.1% 6.3% 13.3% Manufacturing 23.9% -4.5% 25.9 3.4% 48.7 $104,277 9.1% 69.2% 75.5% 87.3% 13.5% 5.9% Educational services, health care, social assistance 28.1% 40,840 3.0% 24.9 20.40% 43.1 $49,873 16.4% 33.2% 68.2% 64.8% 5.14% 10.8% Educational services, health care, social assistance 30.7% Commerce Charter Township 40,076 15.3% 29.9 3.3% 40.2 $81,354 4.5% 41.1% 45.6% 90.1% 7.7% 6.0% Manufacturing 19.9% Meridian Charter Township 39,688 1.5% 31.6 14.1% 38.2 $62,112 9.7% 63.7% 52.0% 60.8% 12.1% 13.0% Educational services, health care, social assistance 36.7% Grand Blanc Charter Township 37,508 25.8% 33.0 8.8% 36.9 $58,232 14.9% 34.0% 49.3% 68.6% 6.9% 10.2% Educational services, health care, social assistance 29.1% Holland Charter Township 35,636 23.3% 27.4 13.5% 32.0 $53,822 27.1% 23.2% 31.1% 70.1% 15.1% 10.6% Manufacturing 34.5% Population 2010 Population Change: 2000 to 2010 Size (square miles) City of Kentwood 47,707 5.4% 20.9 7.9% Chesterfield Township 43,381 16.0% 27.8 City of Midland 41,863 0.4% Bloomfield Charter Township 41,071 Saginaw Charter Township Community % of Median Age County Population Individuals Top Industry, by Percentage of Below Poverty Employment Level Data: Census 2000, Census 2010, and the American Community Survey �APPENDIX 7E Adoption Documentation 107 �Saginaw Charter Township Established 1831 Resolution of Adoption Master Plan Saginaw Charter Township Saginaw County, Ml By the Saginaw Charter Township Planning Commission WHEREAS, the Saginaw Charter Township Planning Commission has elected to draft and adopt a Master Plan, pursuant to the procedures set forth in the Michigan Planning Enabling Act, PA 33 of 2008, MCL 125.3801 , et seq; and WHEREAS, Saginaw Charter Township Planning Commission has prepared a physical development plan for the Township of Saginaw in compliance with said Act 33; including relevant charts, maps, and text; and, WHEREAS, a community input survey was made available to Township residents in early 2020 for the purposes of gathering input from the public, and WHEREAS, Saginaw Charter Township Planning Commission reviewed and approved the plan for distribution during a public meeting in June of 2021 , and, WHEREAS, Saginaw Charter Township Planning Commission held a formal public hearing on the proposed Master Plan, inclusive of the charts, maps, demographic data, future land use plan, and goals for Saginaw Ch,arter Township on September 15, 2021, at the Township Hall, 4980 Shattuck Road, Saginaw, Ml 48603 , in order to provide additional opportunity for public comment; and , WHEREAS, at the above referenced public hearing, the citizens of Saginaw Charter Township were afford·e d the,o·pportunity to provide oral and written comments on the draft plan, which comments have been carefully_consi~ered by th~ Planning Commission; and, NOW, THEREFORE, BE IT RESOLVED, that Saginaw Charter Township Planning Commission does hereby adopt Saginaw Charter Township Master Plan, said plan to be dated as adopted this day of September 15, 2021; and, BE IT FURTHER RESOLVED, that Saginaw Charter Townsh ip Planning Commission does hereby direct the Commission Chairperson and Commission Secretary to sign this Resolution signifying adoption of the Saginaw Charter Township Master Plan, to file attested copies of the Plan with the Saginaw Charter Township Clerk and the Saginaw Charter Township Planning Commission. 4980 Shattuck Rd. • PO Box 6400 • Saginaw, Ml 48608-6400 • Phone (989) 791 -9800 • FAX (989) 791-9815 • WEB www.saginawtownship.org ASSESSOR - 791-9810 I FX 791-9886 • CLERK - 791-9830 I FX 797-5360 • FIRE - 792-9691 FISCAL SERVICES- 791-9820 • POLICE- 793-2310 I FX 791-6384 / TDD 791-1522 • PUBLIC SERVICES - 791-9870 I FX 790-8211 RECREATION - 791-9860 I FX 399-1106 • TREASURER- 791-9840 I FX 791-3850 • WATER & SEWER- 791-9880 I FX 790-8211 PLANNING I ZONING I CODE ENFORCEMENT I BUILDING INSPECTION- 791-9865 / FX 791-9859 �Certificate of Adoption: N8SOtJ Motion by Yeas: Nays: and seconded by NOLAI\J " 0 (lbwELL) Absent Resolution declared adopted September 15, 2021 Ben Gombar, Chair Barry on, ecretary �SAGINAW CHARTER TOWNSHIP SAGINAW COUNTY, MICHIGAN RESOLUTION 21-13 ADOPTION OF THE MASTER PLAN At a regular meeting of the Township Board of Saginaw Charter Township, Saginaw County, Michigan, held at the Township Hall, 4980 Shattuck Road, on the 27th day of September, 2021, at 5:30 p.m. PRESENT: Supervisor Braun, Clerk Wazny, Treasurer Gerhardt, Trustees Gorney, Howell, Kelly and Ryan ABSENT: The following resolution was offered by Howell, and seconded by Kelly: WHEREAS, the Saginaw Charter Township Planning Commission has elected to draft and adopt a Master Plan, pursuant to the procedures set forth in the Michigan Planning Enabling Act, PA 33 of 2008, MCL 125.3801, et seq; and WHEREAS, Saginaw Charter Township Planning Commission has prepared a physical development plan for the Township of Saginaw in compliance with said Act 33; including relevant charts, maps, and text; and, WHEREAS, a community input swvey was made available to Township residents in early 2020 for the purposes of gathering input from the public, and WHEREAS, Saginaw Charter Township Planning Commission reviewed and approved the plan for distribution during a public meeting in June of 2021, and, WHEREAS, Saginaw Charter Township Planning Commission held a formal public hearing on the proposed Master Plan, inclusive of the charts, maps, demographic data, future land use plan, and goals for Saginaw Charter Towns hip on September 15, 2021, at the Township Hall, 4980 Shattuck Road, Saginaw, Ml 48603, in order to provide additional opportunity for public comment; and, WHEREAS, at the above referenced public hearing, the citizens of Saginaw Charter Township were afforded the opportunity to provide oral and written comments on the draft plan, and, WHEREAS, the Saginaw Charter Township Planning Commission adopted the Master Plan after the public hearing on September 15, 2021, and, �NOW, THEREFORE, BE IT RESOLVED, that Saginaw Charter Township Board of Trustees does hereby also adopt Saginaw Charter Township Master Plan. ADOPTED: September 27, 2021 YEAS: Supervisor Braun, Clerk Wazny, Treasurer Gerhardt, Trustees Gorney, Howell, Kelly and Ryan NAYS: ABSENT: Timothy J zny, Clerk CERTIFICATION STATE OF MICHIGAN) SS) COUNTY OF SAGINAW) I, SHIRLEY M. WAZ.NY, the duly qualified and acting Clerk of Saginaw Charter Township, Saginaw County, Michigan, (the "Township") do hereby certify that the foregoing is a true and complete copy of a resolution adopted by the Saginaw Charter Township Board, at a regular meeting held on September 27, 2021, the original of which is on file in my office. Public notice, if required, of said meeting was given pursuant to and in compliance with Act 267, Public Acts of Michigan, 1976, as amended, including in the case of a special or rescheduled meeting, notice by publication or posting at least eighteen (18) hours prior to the time set for the meeting. IN WITNESS WHEREOF, I have hereto affixed by official signature on the 27th day of September, 2021. "- .J, , ~1/. ,?J, ~~AZ.NY,C~ Saginaw Charter Township � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Saginaw-Charter-Twp_Master-Plan_2021 Creator An entity primarily responsible for making the resource Planning Commission, Saginaw Charter Township, Saginaw County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2021-09-15 Title A name given to the resource Saginaw Charter Township Master Plan 2021 Description An account of the resource The Saginaw Charter Township Master Plan 2021 was prepared by the township's Planning Commission and was approved on September 15, 2021. Subject The topic of the resource Master plan reports Saginaw Charter Township (Mich.) Saginaw 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/5899ffe51e04c113373091078097120b.pdf e9f2fee591fc9b7c1bce2f1039d2a470 PDF Text Text ..--, . /J/Ci..-<.... /4 ~ .. , . I - 1111 CITY PLAN COMMISSION ■ I • . CITY OF OAK ' ■ .., �PLANNING UN I T STUDY A statistical Analysis by Planning Unit PLANNING DEPARTMENT CITY OF ROYAL OAK, MICHIGAN APRIL 1963 �CITY COMMISSION William Hayward, Mayor Grant J. Maudlin Vernald E. Horn Arthur H. Fries Curtis Potter Ted G. Nick Robert F. Patnales CITY PLAN COMMISSION John C. Scowcroft, Chairman William Hayward Harry W. Horton Grant W. Howell Robert F. Patnales Owen c. Perkins Harry S. Radcliff Charles B. Rosenberg Neal B. Smith Norman J. Bowman Planning Director PLANNING STAFF Daniel L. Pascoe Planner I �TABLE OF CONTENTS I Introduction..................... . . . . . . . . . . . . . . . . . . . . . . . . PAGE 1 II Planning Unit Concept................................... 2 III Assumptions. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 A. Land Use and Zoning.............................. 4 B. Household S i z e . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 c. Population Expansion............................. Free·way Development.............................. 4 4 Analysis Procedure .............•••..........•.....••.••• 5 Existing Housing Supply. . ........................ Vacant Land Analysis............................. Dwelling Unit Removals........................... Determination of Household Size.................. Potential Enrollment K-6......................... Recreational Requirements .•••••..•••••••......... 5 6 7 9 9 11 Planning Uni ts. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 D. IV A. B. c. D. E. F. V A. B. C. D. E. F. G. H. I. J. K. L. M. N. O. P. Q. Planning Unit One ..........••....••••.......••... Planning Unit Two................................ Planning Unit Three •.••••••••••••••.....••..•..•• Planning Unit Four .•• • •••..•.....•..•... •• ••...•• Planning Unit Five .•••.•. . •.•..•................. Planning Unit Six................................ Planning Unit Seven .............•.•.••.••••••..•. Planning Unit Eight ••••..•...••.••••.••••••••.•.. Planning Unit Nine ••••...••.••••.•...•••••.....•• Planning Unit Ten................................ Planning Unit Eleven ...•••....•••••.••••......... Planning Unit Twelve ...••••......••.••••..•..•..• Planning Unit Thirteen •.•...•..•.....••...•.••.•• Planning Unit Fourteen ••••.....••.......•• . •.•••• Planning Unit Fifteen •.•..••••............•.••••. Planning Unit Sixteen .•••••...••..... .. . .• ..•••.. Central Business District ...........•..•..•.•.••. 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 �I N T R O D U C T I O N The purpose of planning is to provide a desirable physical environment for the people that live in the area. Therefore i t is necessary to anticipate how many people will be living in that area, what needs and resources they will have, and how they will utilize the land to fulfill their private and public needs. During the past 10 years, the City of Royal Oak, like many other suburban communities, has experienced a major population expansion. This expansion has resulted in the utilization of a major portion of the land available for residential construction and has completely changed the need for municipal services, recreation, and other facilities in many areas. It is essential, therefore, to analyze the distribution of the existing and potential populations as they relate to the various community facilities and services, and to guide the orderly change in use of residential areas, and to anticipate the need for change and the accommodation of new uses. This report has been prepared in the form of a statistical manual which can be used as.a daily reference and in supplementary land use studies by the City Plan Commission, as well as other City departments and local agencies. - 1 - �P L A N N I N G U N I T C O N C E P T To plan for the community in manageable form and on a human scale, the community should be divided into samller units of measurement, frequently designated as "planning units". An individual problem or proposal involving a small area such as an intersection study or a rezoning request, is difficult to analyze when related entirely to the city as a whole. 'rhe analysis and resultant recommendations are more meaningful when considered in terms of the conditions of the area of direct influence. A major problem in defining the planning unit lies in the purpose for which it is being defined. Consider the variety of sub-areas of a city that are in common usage: precinct, a school district, a voting precinct. a police Each of these sub-areas are defined-for a relatively narrow purpose. The planning unit, on the other hand, is generally an attempt to group the total components--social, physical, economical and visual--which overlay an area into a single, identifiable unit for study and analysis. Whatever the theoretical desir- ability of this kind of grouping, it must be recognized that it is impossible to put it into practice so that each element fits precisely. - 2 - �Recognizing the need for this localized type of planning procedure, the Planning Department has delineated sixteen planning units, exclusive of the Central Business District, which will act as the basis for concentrated analysis of housing, population characteristics, land use, school-park facilities and needs. In delineating each unit, consideration was given to man-made and natural barriers limiting communication be~ tween various portions of the City, census tract and elementary school service boundaries. boundariesT Figure I indicates the boundaries and the number designation of each planning unit. - 3 - �LOCAL CITY CITY OF PLANNING ROYAL PLAN UNITS OAK, COMMISSION - MICHIGAN AUGUST·, 1961 FIGURE I ,_;;;;;;_. •.=J_t acc a i I _ �A S S U M P T I O N S Various assumptions form a necessary foundation on which a study of this nature is based. Only those assumptions which can be substantiated to some extent were relied upon to form a foundation for expectations of the future. The following basic assumptions were considered in this report: Land Use and Zoning The present zoning map and text, adopted in 1957, will not change appreciably in the future. Many non-conforming uses will continue to be utilized as such with very few conversions. In conjunction with the Basic Land Use Plan, the non-conforming uses within the southern industrial area will, in later years, be demolished and the area redeveloped into an industrial park. Household Size The average household size will continue to level off at approximately 3.5 persons per dwelling unit. Past trends have indicated slight increases and decreases in the Detroit area. However, during the past decennial period from 1950 to 1960, the average household size for Royal Oak has decreased one-one hundredth (from 3.53 to 3.52 persons) in persons per dwelling unit. Poaulation Expansion The City of Royal Oak will continue to be a desirable place in which to live. In the past decennial period mentioned above; the Community's population almost doubled, indicating a desire for residential sites within the City Limits. Freeway Development An east-west freeway, the location of which is unknown at present, is assumed to follow the Ten Mile Road alignment for study purposes. If, by chance another route is chosen, alterations must be made in the housing market of the individual areas affected. - 4 - �A N A L Y S I S P R O C E D U R E All research information was recorded on quarter section maps of the City. Each map covers one-quarter of a square mile, showing right-of-way and property lines, schools, parks and by symbols the type of structure on each parcel (whether it be a non-residential use, single family or the number of dwelling units within a multiple family structure). The zoning clas- sification on individual lots and parcels was denoted; using the quarter section maps as base material. The use of quarter section maps required the close cooperation of the Inspection and Engineering Departments. Inspection Department records indicate when a structure has reached the completion stage, while the Engineering Department continually revises the maps. A continuance of this close cooperation and revision is necessary to keep this analysis current and useful. Existing Housing Supply The existing housing supply was enumerated by counting individual dwelling units indicated on the quarter section maps. The number of single and multiple family units were determined separately and totaled by planning unit and on a City-wide basis. - 5 - �Vacant Land Analysis DETERMINATION OF THE NUMBER OF VACANT SITES--Vacant lots zoned for single family use were enumerated as were the number of vacant sites zoned for multiple dwelling purposes. The mul- tiple sites were theoretically developed fully with one-bedroom units to determine the total potential, while unplatted single family areas were platted and the number of possible lots determined. All vacant single family lots of record were considered buildableJ however, as previously pointed out, the structure indication on a quarter section map is merely symbolic and does not represent actual location. Therefore, when a vacant lot neighbored a lot utilized by a structure and was under common ownership; it was not considered vacant. It is unlikely that such lots will be utilized for the construction of a dwelling unit due to the possible utilization of both lots by the existing structure or some other accessory use. If unused for construction purposes at this timeJ i t is assumed that it will continue to lie vacant in the future. ADJUSTMENT OF AVAILABLE SITES--The total of existing and potential new dwelling units, offers an approximate determination of the ultimate number of dwellings. This ultimate} however, can only be achieved if every site is utilized to its maximum capacity. This complete utilization is considered unlikely, because the desirability of developing individual - 6 - �lots will decrease as the secondary neighborhood ages. A study made of communities similar in terms of population, stage of development, and relationship to a metropolitan area has demonstrated that development rarely consumes all vacant parcels within a community. Therefore, an analysis of past building trends over a five year period was used to determine a criterion to judge the likelihood of a vacant parcel's development. The tabulations of this inventory are portrayed in Figure II (Residential Building Trends 1957-1961). Based on this information the following criteria for judging the likelihood of a vacant lot being developed were determined: 1. 2. 3. 4. The general age and land use of the surrounding area. The general size and shape of vacant lots in comparison with those presently considered to be desirable as building sites. 'I'he relationship of vacant lots in an area with each other. For example, two or more vacant lots situated together are more desirable than a single lot. Finally, consideration was given to recent trends in residential construction of each planning unit. All of the vacant land available for residential development was analyzed, utilizing the above criteria as a basis for review. Following this analysis, those lots considered to be least likely or unlikely to develop in the foreseeable future were deducted from the potential housing stock. Dwelling Unit Removals Following the completion of the aforementioned tabulations, consideration was given to the possibility of dwelling unit - 7 - �RESIDENTIAL BUILDING PLANNING 1957 - 1961 TRENDS UNITS - CITY OF ROYAL OAK ,of-------'., 4'f--- - - - - - FI GURE 2 . . .Of--- -- -- - i l!!f---- 0 25f-------- - --- ~ lOf----- - - - !: Z.Of---- - ----ta AF'RlL • 1113 .J ' of----------t- j 10f---- ----l- O!-------I- .. . ___ _____ 4 ., ..,. ....., i 40.-...-.------~ lOHll-i■---- i .... ----1--:=-............... _____.... ' • 1» !:: 4 0 ! - - l a - - - , - - - - ------r :~.sc,,....___, -:i, ___ .. " Z 2 0,1-11...._ _ ___ ci .J . ,..........__,___ _ .. .. r . .. ____ _ "----------------.... =~ 10H1H.-ia-•-- ., ,,~ 3CHH--------t- _ _ i 10H1H.-ia-----t- ,HIH--,a-•---t- . 8 7 , -- --- -- I -- ' ":~ ilOH _______ ~ 181--~•-1■ CITY-AT· LA~GE • L >O ,_ ____ ....., , ,__ as .,..., _ ' IO !::40 f,,...,,._.. _____ _ ..... .J o 1>HIH_,___ __ ·- - .... ....•• ...f ,o,1-___._ ii Z-OHIH.-i- - - - 10HH________ ' - --- .... .J . . t_ 40 f - - - - - - 6 ., •of-----1.-i---- • IO I ~10!-l _____f - - - - ,of--------~2 s - 0 ' • -- - ■ •• rt- . 40 0 '75 .................. 22,Hl~...i• ,,.._. ,-- ....____ ., ~ •.. 175.....__,_ _ _ _,___ .. 20f--- - - - - z 20f--- - - - -- . .. = r '°· . .. ,,t---- - - - ".J II ,o ., ., 4() f - - - - -- - l ,o,_ ;5! ! , f - - - - - - - _____ _ ~ ~ i5i .J 1 •Of -- - - - - - l1 ,o ., t. 40 •.. !:: 40 ....r"° !: • ~ IO "i .J . . ~ U) "' Q. 1!50 ..as D .J 5 ID ___ IZ~---1■1- ... 16 ....f,.,_____ _______ .. .., 1 - - -- ,_ --- r ,.,_______ 50 . .. .. t Sl-- - - - - - 3 ••0I--- - - - - - -, .JISt----- -~ 101-- - - - - - 10 12 ... •• !::40 =·r .. <> I !: I 0 .J ,. ;i t 13 �removals. Due to proposed freeway construction and possible redevelopment activity, assumed dwelling unit losses were deducted from the adjusted housing capacity. As pointed out, although the exact location of an east-west (I-696) freeway has not been determined, a Ten Mile Road alignment was assumed for study purposes. Closely connected to I-696 development is the possible southern industrial redevelopment. I .I A reduction caused by these two possibilities, amounting to 422 homes, was deducted from the affected planning units. If another freeway route is selected, a revision of various planning unit boundaries and the number of dwelling units therein will be necessitated. Thus, this was the process used to arrive at the total possible number of dwelling units. Each individual step in the housing stock analysis is summarized in Table I (Derivation of Total Possible Dwelling Units). TABLE I DERIVATION OF TOTAL POSSIBLE DWELLING UNITS SEQUENCE OF STEPS 1. 2. 3. 4. NUMBER OF DWELLING UNITS Existing Number ••........••. 24,170 Approximate Potential .•....• 3 1 538 Unadjusted Capacity ....•••.••••• 27,708 Sites unlikely to be utilized..... 210 Adjusted Capacity •...........••••••••• 27,498 Dwelling Units Removed.................. 422 Losses by Renewal Programs 150 Losses by (I-696) Construction 272 Potential Dwelling Units ••..••.•............ 27,076 - 8 - �Determination of Household Size The average household size is the key used to detennine existing, and estimating the potential populations. Household size is a term used to describe the number of persons per dwelling unit, and is applied to the adjusted potential housing stock. As previously pointed out, it is assumed that in the foreseeable future an average of 3.5 persons per household will exist. However, the importance lies in the determination of household size by dwelling unit type, i.e., single and multiple family. Existing average household sizes for single and multiple family dwelling units were determined by a statistical sample based on the 1960 Census of Housing. Two averages, 4.2 persons per single family unit and 2.6 persons per multiple household, were applied respectively to the adjusted new potential number of dwelling units; while the existing average (3.5 persons) was applied ~o the existing number of dwelling units. The sum of all three serves as an estimate of the potential population. Potential Enrollment K-6 Elementary school requirements reflect trends in development, i.e., the location of future highways, industrial and commercial areas, redevelopment, and the density of development within the school district. Due to the present stage of - 9 - �development, pattern of land use and density of population the potential residential growth in Royal Oak has been estimated. On the basis of the current number of dwelling units and the public elementary school enrollment a ratio of 0 . 47 public elementary school children per dwelling unit was determined. This ratio was then applied to the total potential dwelling units in each planning unit to arrive at a figure for the future enrollment. In addition to enrollment figures, data . was collected on current school plant and site capacities which are discussed in connection with the respective planning units. A standard of one acre per 100 pupils was uti- lized to determine school site needs. It should be noted that there are on the average 0.6 elementary school children per dwelling unit. However, approximately 22% (a reduction of the average.number of elementary school children per dwelling unit from 0.6 to 0.47 pupils) of the school children do not attend a public school. Many of which attend one of the four parochial schools located within the city. This average varies from one district to the next, increasing as high as 40% in those attendance areas which are within the immediate area of a parochial school. The overall average (0.47) was utilized to project the future public school enrollment due to the inconsistence of attendance area and planning unit boundaries. Therefore, the projected enrollments - 10 - �P L A N N I N G U N I T S The City of Royal Oak contains an area of 7,610.7 acres. Its population is estimated at 84,595 persons housed in 24,170 dwelling units. There is available space to accommodate an additional 2,906 dwellings. The total holding capacity was determined to be 27,076 dwelling units. If this full capacity is reached, there will be an estimated 93,945 persons residing within the City. The public elemen- tary school enrollment may bulge from 11,280 pupils to more than 12,726 pupils. The way in which individual planning units receive the growth potential is discussed in the following sections and included in Table II (Estimated Development and Population by Planning Unit). - 12 - �TABLE II ESTIMATED DEVELOPMENT AND POPULATION BY PLANNING UNIT(A) EXISTING NUMBER OF DWELLINGS POTENTIAL NEW POTENTIAL NEW MULTI-FAMILY DWELLINGS TOTAL POTENTIAL DWELLINGS POPULATION POTENTIAL 926 1202 3518 565 23.05 35.l 12,0 0 5.6 5.6 138 17 2337 8261 1098 36. 67 82.6 45.9 4.43 10.9 6.6 1350 34 108 1492 5149 701 100.5~£) 51.4 -49.l 11.28 7.0 0 396.7 1216 43 310 1569 5243 737 67.16 52.4 -14.8 19.76 7.3 0 s 349. 3 595 14 0 609 2141 286 143.31 21.4 -121. 9 7.18 2. 8 0 6 548.8 1714 189 41 1944 6899 914 45. 78 68.9 23.l 18.66 ., 9.1 0 668.l 2030 91 55 2176 7630 1023 41. 71 76.3 34.6 7.63 10.2 2.6 B 651.2 2231 152 33 2416 8533 1136 46.10 85.3 39.2 6 . 76 11.3 4.5 9 476.4 1566 143 219 1928 6651 906 11. 76 66.5 54.7 11. 76 9.0 0 10 3B7 .2 1390 33 15 1438 5043 676 14. 76 50.4 35.6 5.13 6.7 l.5 11 310.4 1199 42 9 1250 4396 588 15.40 43.9 28. 5 0 5.8 5.8 12 653. 9 2597 107 0 2704 9539 1271 35.56 95.3 59. 7 17.81 12.7 0 13 250.l 639 36 112 787 2679 370 14.87 26.7 11.8 4.89 3.7 0 14 357. 9 1664 -26 (a) 16 1654 5775 777 6.77 57.7 50.9 6.77 7.7 0.9 15 536.8 2365 18 (cl 19 2402 8403 1129 21.25 84.0 62.7 5.65 U.2 5.5 16 365.4 1228 -197 (o) 3 1034 3616 486 3.73 36 , l 32.4 2.45 4.8 2.3 CBD 105.6 134 0 0 134 469 63 0 4.6 4.6 0 0 0 TOTAL 7610.7 24,170 1,023 1,883 27,076 93,945 12,726 628.40 939.4 311.0 130.16 125.8 35.3 AREA PLANNING UNIT IN ACRES l 321.8 70 206 2 706.9 2102 3 524.2 4 / • (A) • (a) (C) (o) (E) SINGLE FAMILY DWELLINGS POTENTIAL K-6 ENROLLMENT EXISTING REC. LAND (ACRES) REC, NEEDS (ACRES) NET REC. NEED (ACRES) EXISTING K-6 SCHOOL SITES An explanation of the table is included in the Analysis Procedure section of the text. Figure represents a potential of 124 dwellings and a reduction of 150 dwelling units due to freeway construction. Figure represents a potential of 78 dwellings and a reduction of 60 dwelling unite due to freeway construction. Figure represents a potential of 15 dwellings and a reduction of 212 dwelling units due to freeway construction and renewal. Figure does not include 6.13 acres devoted to a parking lot (site number 2-20 in City Land Data). K-6 SCHOOL SITE NEED NET K-6 SCHOOL NEED �PLANNING 1 UNIT Dwelling Unit Potential ••...•.. 1,202 Population Potential ••..•• .• 3,518 Elementary School Potential ..•..•.... 565 Recreational Land (Acres) .••...••.. 23.05 School••··········· □ Park . . . . . . . . . . . . . . . • OIi. WEDGEWOOD 11 THOftNWOgO DR. TORQUAY AVl ~ 0 a: RI) ,., 0 > a: .. w z •> C 0 a: ... > C w .. > w .. > 0 0 "' > w 0 C a: �P L A N N I N G U N I T l DESCRIPTION: This unit, containing 321.8 acres, lies entirely north of Fourteen Mile Road. DEVELOPMENT: Planning unit one, being 90% undeveloped, has the greatest potential for industrial and residential growth. Approximately one-half (122.9 acres) of the area is zoned for industrial purposes under the present zoning conditions. There are approximately 50 acres developed for industrial purposes, leaving more than 70 acres for future industrial growth. The residential holding capacity is 1202 dwelling units with a population potential of approximately 3,518 persons, including 565 public elementary school pupils. If this potential is reached, there would be a 94% increase in residential development within the unit. • I I I SCHOOL-PARK FACILITIES: An elementary school would be required to accommodate the estimated K-6 enrollment. A school site of 6 or 7 acres would be adequate and also substantially eliminate the recreational needs of the unit. - 13 - �PLANNING 2 UNIT Dwelling Unit Potential .•....... 2,337 Population Potential ......... 8,261 Elementary School Potential ......... 1,098 Recreational Land (Acres) •.......... 36.67 BIRD School•••••········ Park• • • • • • • • • · · · · • • "'> D - . ., 0 a: > 0: "◄ .. ""' 0 "'"' "' "' I ..."' 0 0 0 "' .... ◄ t< ... > • .. "- ..,> ..,> : c( 0 a: ◄ JUDSON •vi w ..,.. ... "' " "' " .... 0 > II: ◄ :i: "' 0 "' "' ....,. �P L A N N I N G U N I T 2 DESCRIPTION: This is the only Woodward Avenue; Greenfield Road, ward Avenue. It ing 706.9 acres. unit lying entirely west of bounded by Webster Road, Fourteen Mile Road and Woodis the largest unit contain- DEVELOPMENT: There are 2,182 homes within the unit and available space for an additional 155 dwelling units. If this capacity is reached, approximately 8,261 persons and 1,098 elementary school pupils may be expected to reside in the area. The unit contains a large amount of land zoned for commercial use, which serves as a retail center for both this unit and the surrounding area. There are 39.7 acres commercially zoned which are generally located along Woodward Avenue and concentrated at the Northwood Shopping Center. SCHOOL-PARK FACILITIES: I I The estimated increased population puts an additional burden on an already over-burdened school-park plant. The Parker Elementary School, serving the entire unit, is situated on an inadequate site and will be unable to handle the potential K-6 enrollment. There is a net recreational need of 45 acres (45.9 in table) required to adequately serve the expanded population. It should be noted that 19.5 acres of the existing 36 . 67 acres of recreational land are leased and not owned by the City. _j .i - 14 - �PLANNING 3 UNIT Dwelling Unit Potential ...... 1,492 Population Potential ....•• 5,149 Elementary School Potential •...••.. 701 Recreational Land (Acres) •.....• 100.52 School···········D Park . . . . . . . . . • . . • • "' ... FOURTEEN SAIIO w "' ~ > ◄ SET a w w ~ > > > ◄ ID. 1· C )(A~OTA . :DD[ .. .., .. .. C 0 0 "~ " °' "'2 II: ., ...C .. ., 0 1 .. . :, .., 0 or > "' .. 0 ... > C I 0 �PLANNING U N I T 3 DESCRIPTION: This unit containing 524.2 acres, is bounded on the north by the City of Birmingham and Fourteen Mile Road. Woodward Avenue on the west and Thirteen Mile Road on the south serve as street barriers. The Grand Trunk right-ofway is the boundary on the east. DEVELOPMENT: The planning unit, containing both Woodward Avenue frontage and the second largest industrial area, has 73.6 acres zoned for non-residential purposes. An additional 100.5 acres are utilized.for recreational purposes leaving approximately 350 acres for residential development. The residential holding capacity is 1,492 dwelling units with a population potential of approximately 5,149 persons, including 701 public elementary school pupils. SCHOOL-PARK FACILITIES: There are presently adequate school and recreational facilities to serve the potential. It should be noted that a major portion of the recreational lands (Memorial Park and Royal Oak Golf Course--a total of 81.19 acres) serve the dual purpose of neighborhood and City-atlarge recreation needs. - 15 - �tLANNING 4 UNIT Dwelling Unit Potential .....•... 1,569 Population Potential . . . . . . . . . 5,243 Elementary School Potential . . . . . . . . . . . 737 Recreational Land (Acres) .....•..... 6 7 . 16 School •..•..•.•.. - - .. > .. "' J .. z ., IL .. D > ...a: ... w .. .; .. ..... '" JI 0 J w 0 J FOURTEEN .... 0 J 0 0 l> .. .. > ... .. 0 > a; 0 0: ... .. > .. .. > z "' > .. 0 0 a: > 0 0 "' ... a; .... 0: "' 0 CHESTER ... 0 RP LEX. t HG lOW ~ " 0 0 C "'.., 0 z .... 0 Ill . .., a: .; "' 0 0 0 !J "'z .-, ... ... .... 0 .. z .; 0 0 0 !J .. JI STARR E. X ,,.. IC ::, Q z .. .,"' 0 RD· .. > > "'0 s. :=====; _ .___ I _. WINOEIHA£ TKIRTEEN �P L A N N I N G U N I T 4 DESCRIPTION: This unit, with an area of 396.7 acres is bounded by Fourteen Mile Road on the north, Crooks Road on the east, Thirteen Mile Road on the south and the Grand Trunk track on the west. DEVELOPMENT: The holding capacity of this planning unit is 1,569 dwelling units. If this potential is reached, approximately 5,243 persons and 737 public elementary school children may be expected to reside within the unit. Residential development is limited to some extent by the proportionally large amount of nonresidential lands (i.e., industrial, 47.3 acres; commercial, 3.2 acres; and recreational, 66.6 acres) which comprise about 30% of the area. SCHOOL-PARK FACILITIES: Existing recreational facilities compare favorably with the projected growth. However, Starr and Jefferson Elementary Schools, which together serve planning unit four as well as other units, will not be adequate in the future. The Jefferson attendance area encompasses all of planning unit one and that portion of unit four which lies north of Normandy Road. Planning unit one alone has a potential K-6 population which exceeds the enrollment capacity of Jefferson. The Starr School attendance area contains the southern part of this unit and a portion of unit eight. Although the school attendance and planning unit boundaries do not coincide, i t is possible to determine the adequacy of the Starr School plant utilizing the raw data collected and school census figures as a control factor. Based on this data, there are indications that the Starr School district will surpass its enrollment capacity in the near future. - 16 - �PLANNING 5 UNIT Dwelling Unit Potential .....•••... 609 Population Potential . . . . . . . . . 2,141 Elementary School Potential . • . . . . . . . . . 286 Recreational Land (Acres) . . . . . . • . . . . 143.31 c 0: I I z .. 0 > ~I 0 I KIMBALL H, S, I H[ST[R [l(GlEWO WCOOLAW IOI I O l AN "0: L4WR[NC BLDOII F E l 0 a: Q tr .. .. > .. WEBSTER ~ E WEBSTE �PLANNING U N I T 5 DESCRIPTION: This unit is bounded on the north by the City Limits which separates it from the City of Clawson. Main Street on the east, Thirteen Mile Road on the south and Crooks Road on the west serve as additional boundaries, encompassing an area of 349.3 acres. DEVELOPMENT: A potential of 14 new homes may be expected in addition to the 595 existing dwellings providing a total holding capacity of 609 dwelling units. If full capacity is reached, an estimated 2,141 persons and 286 public elementary school children may be expected to reside in the area. Residential growth is limited to some extent by large lot sizes and a large amount of land devoted to recreational purposes (143.31 Acres) in this relatively small planning unit. SCHOOL-PARK FACILITIES: There are more than adequate recreational lands to serve the needs of the residents within the unit. Emerson Elementary School is capable of accommodating the potential K-6 enrollment requirements of the unit. However, the school's attendance district encompasses an optional enrollment area, making it impossible to determine the total enrollment potential on the basis of the information compiled. The term "optional enrollment area 11 describes a district in which residents may send their children to one or another elementary school. - 17 - �PLANNING UNIT 6 Dwelling Unit Potential ...•..••• 1,944 Population Potential ......••. 6,899 Elementary School Potential •••••••••.• 914 Recreational Land (Acres) •.••••••.•• 45.78 School••··········· D Park••·············- �P L A N N I N G U N I T 6 DESCRIPTION: Planning unit six, located in the northeast corner of the City, is bounded by the Cities of Clawson, Troy and Madison Heights. The boundary on the south and west is Thirteen Mile Road and Main Street respectively. This unit contains an area of 548.8 acres. DEVELOPMENT: There are 1,714 dwelling units and 230 additional vacant sites adequate for residential development. When available land is utilized, approximately 6,899 persons,including 914 elementary school pupils may be expected to reside within the unit. SCHOOL-PARK FACILITIES: The Mark TWain and Oak Ridge Elementary Schools serve the unit and outlying areas. Although the Mark TWain site is adequate in terms of acres per pupil to serve the entire unit, its attendance area includes only a portion of the unit and a part of the City of Troy; making it impossible to determine the potential enrollment. The Oak Ridge Elementary School, not located within the unit, is unable to cope with its present enrollment. The overflow of pupils is accommodated at the Mary Lyon Junior High School. Nine rooms of the Junior High School are utilized by fifth and sixth grade students which would otherwise attend Oak Ridge School. Recreational facilities are inadequate to meet the needs of the estimated population. Approximately 23 acres are required in addition to the existing school-park sites . - 18 - �7 UNIT PLANNING ----------......c.J;'.c'1 ·._;·-----~--~ wo=i.~s CIE. _ ..... 1•u --------' - - - - - - - - - - ~ > __s_,_~7,l,.......1.::::.::::.::::.::::="=·=·=·=-·===--:j V E ..R_O_____. ~======$=U="="==1=8=~=0=0==•===--~--R _O_ _, E: ,, c ,, ::, Y[ .r ~ II J ~ c c~::;::::::': · J,., !: .. :::N:::':::':::•:::•:::•.:::· ;cl / - ._. .••• - ~ ";, ':. ::===========::! i, ( [ Dwelling Unit Potential • .••..... 2,176 Population Potential ......... 7,630 Elementary School Potential. ...•.... 1, 023 Recreational Land (Acres) ..••...••.. 41.71 School . . . . . . . . . . . . . D Park .. . . . . . . . . . . . . . - .. A V E CT z C z 0 :I w "' ... u ..,"' L) CT z > z u AVI: "' .\V E -= j .., . ._~ >..--:::~~==--===-'"===-=~ ◄ zI w □: ~ ---- ~ I - W [,V£ - - MA1'LIH D E WEY w ...., ! ~ 1-- : V) ;; C ! t&J i E : ~f..iiii::i~-~:.;.;-::-~~~~~~~~~~~ ; : UI A V [ I ST ◄ > .. > > C > :II 0 z ;1 :a ,. .. > z �P L A N N I N G U N I T 7 DESCRIPTION: This unit is bounded on the east by Campbell Road, which separates it from the Royal Madison Shopping Center and the residential areas lying within Madison Heights. Twelve Mile Road on the south, Main Street on the west and Thirteen Mile Road on the north serve as additional barriers. DEVELOPMENT: Planning unit seven, containing 668.1 acres, is the second largest in the City. Its holding capacity, limited by the large amount of acreage devoted to the Red Run Golf Club, is 2,176 dwelling units. If this capacity is reached, approximately 7,630 persons and 1,023 K-6 pupils may be expected to reside within the unit. SCHOOL-PARK FACILITIES: Recreational facilities are inadequate to meet the requirements of the projected population. An additional 35 acres (34.6 in table) are required to bring the existing recreational facilities up to accepted standard. The Oak Ridge Elementary School, located within this unit, serves only a portion of the area. As noted in the discussion of the previous planning unit, this school is unable to meet the current requirements of its attendance area. - 19 - �PLANNING ... .."' > .."' > • 0 > "a: > ,c "' Q cs£STER 0 "' '" ,.c RD. ,c JI LEXINGTON School • • • • • • • • • · 0 ....,"' .. 0 ... 0 0 JI ~ " 0 0 " 0 0 :z J,. VE .. IC ... :, Q C 0 z - _._____ 0 MT VERNO a: :, 0 WI NDEIHRE !: '.:=======:: ~-----, ~---- --- ...... ;_.., '=="===...Lh;;;;:=:-==:! .l Vt. - -~l;~-=-==c - T[[N] w > .. ~•R ... .. > .. > 0 C 0 ..,> .... .. 0 WEB5TER 8 Dwelling Unit Potential •••... 2,416 Population Potential ••.••• 8,533 Elementary School Potential .••••• 1,136 Recreational Land (Acres) ..•••••• 46.10 ci " UNIT :a DR . Park••••.••• •••• - �P L A N N I N G U N I T 8 DESCRIPTION: Planning unit eight, containing 651.2 acres, lies directly east of the Grand Trunk rightof-way. Thirteen Mile Road on the north, Main Street on the east and TWelve Mile Road on the south serve as street barriers. DEVELOPMENT: This unit has the second largest holding capacity consisting of a possible 2,416 dwellings. If this potential is reached, an estimated 8,533 persons,including 1,136 elementary school pupils may be expected to reside in the unit. SCHOOL-PARK FACILITIES: The recreational facilities are inadequate to meet the needs of the unit's estimated population. An additional 40 acres (39.2 in table) will provide the necessary recreational lands. The Northwood Elementary School, located within the unit, draws its enrollment from portions of units seven, eight, nine, ten and eleven. The enrollment potential could not be determined from the data collected because of the inconsistence between planning unit and attendance area boundaries. Similar situations exist between other attendance areas and units. - 20 - �PLANNING UNIT 9 lling Unit l 928 ow;otential ......••• , o ulation PP tial ••.•.. ••• 6,651 Paten School 06 Elementa:y ••••.••• 9 Potential ••• d r Rec eational Lan ••.•.. 11.76 (Acres)•···· ~oo - : .. ESSE.X ., w > > c C DDJJMS E • a J. L....J . ~ S-.+ y ...,..,. ····- ... .••• · Park.·· ........ School.······ C > D : • ~ ~- AV L C .. II II£ N :z; :;; .. 0 :,, <II "' :a : LL O YO 00 ROS (L 0 �P L A N N I N G U N I T 9 DESCRIPTION: This unit,containing 476.4 acres, is bounded on the west and east by Woodward Avenue and the Grand Trunk right-of-way respectively. Other barriers include Thirteen Mile Road on the north and Twelve Mile Road on the south. DEVELOPMENT: The planning unit has a holding capacity of 1,928 dwelling units. If this full capacity is reaehed, approximately 6,651 persons, including 906 elementary school pupils may be expected to reside in the area. SCHOOL-PARK FACILITIES: There are no public parks in this planning unit. All of the recreational facilities are located at one school site, consisting of 11.76 acres, located within the unit. Jane Addams Elementary School is well located, serving in general the entire planning unit. Although unable to meet the projected enrollment, it should be noted that a greater than average portion of pupils in this area do not attend the public school. This is due to the proximity of the Shrine of the Little Flower School. Similar situations exist in all planning units surrounding the four parochial schools located within the City. - 21 - �PLANNING 10 UNIT lling Unit 1 438 owe . 1 ... . . . . . . , Potent1a ., 0: Populati~n ..••. 5,043 Potential •... 1 Schoo 6 Elementa~yl . . . . . . . . . 67 Potentia •. d " % 2 ;:: uovo Recreational L~~ .... 14.76 (Acres) · • • • • . DUSTON IA School...... . . . ..... . D •.••••••. k Par···· ' ~~ OR ···• 011 OR I ~ -~ DER W 11'1 LAW>oDAL 0 a " a: C t.TA LP 0f7l []"'; 0: "' a o \ 0 r en "'_ O]oo □t6ij g _, "' IZ 0 \ " AU .: "' ...er u o ., AV 0 ..J .J 0 - • :a:. AV O AV ... "'" ~-1 -□ ONGfEL~OW E. \ t ,Ro □ ---------.---=-;- - - ., .. ., C .,I- ST .. "' �P L A N N I N G U N I T 10 DESCRIPTION: Planning unit ten, containing 387.2 acres, is bounded by TWelve Mile Road on the north, the Grand Trunk right-of-way on the east, Eleven Mile Road on the south and Woodward Avenue on the west. DEVELOPMENT: This unit has 28.9 acres zoned for commercial purposes, located generally along the Woodward Avenue and Eleven Mile Road frontage. It has a holding capacity of 1,438 dwelling units. If this capacity is reached, there will be approximately 5,043 persons,including 676 elementary school pupils residing within the planning unit. SCHOOL-PARK FACILITIES: To satisfy the recreational requirements of the estimated population an additional 35.6 acres are needed. It should be noted that the playground facility at the Shrine School, as in other units containing a parochial school site, was not considered in the determination of the net recreational need. The area is served by the Longfellow and Northwood Elementary Schools~ neither of which have attendance areas that coincide with the planning unit. On the basis of the data collected the potential enrollment of each could not be determined. - 22 - �PLANNING UNIT 8LVD 11 PINE•UAST « AVE 0 0 MAGNOLIA < AVE □□ ""' E ~P~0T~AW~~~T0~W~I~ "' 0 ~ ~ ~ + ~ 1••::': i1 0 00 ,,.... ,._,,. ~ c, RO . ~iiii:ii~~~~-s~ . -;,,,-__ c,. 0 -'11 OR -- ~ l ~ . ; .. ~G:::::::A o:::::v£ ~ _ : "" •,A~LAZ H0USTOIIIA ~ I..__ __. -, 0 A1E School·•••••••••••••- M-AR_ Y_ Park .••••.••••••••••• :!::rtrc::===n:_~~~:!:-:::::_rt_:::::-~_rc::r--::::,_'"C_:::::-~-f ..==-aa~--~ YA A,._ IM WAV[IILE ~ ., Dwelling Unit Potential ••••••••. 1,250 Population Potential .••..•••• 4,396 Elementary School Potential ••••••••••••• 588 Recreational Land (Acres) . . ......... 15.40 UCLID u S8O110 DR I I I I ll A II D [ 14 I A ..., .." ..,.... 0 0 ... "' ,_ "' ... .,, ST .... .. �PLANNING UN I T 11 DESCRIPTION: Planning unit eleven, one of the smaller units, contains 310.4 acres. It is bounded by Twelve Mile Road on the north, Main Street on the east, Eleven Mile Road on the south and the Grand Trunk right-of-way on the west. DEVELOPMENT: A major portion of the frontage of the boundary streets is zoned for commercial purposes (a total of 29.l acres within the planning unit). There are 1,199 dwellings and available space for an additional 51 homes. If the full capacity is reached, approximately 4,396 persons, including 588 elementary school pupils may be expected to reside within the unit. SCHOOL-PARK FACILITIES: The recreational facilities are not capable of serving the existing and estimated population. There is less than an acre of public park land within the planning unit. Dondero High School is the only public area serving the recreational requirements of the planning unit. As noted previously the unit is served by Northwood and Longfellow Elementary Schools. - 23 - �PLAN NI NG GOLF z DETROIT B LVO- ..... CT AV [ "' .... "' ... CT. "y UNIT 12 Dwelling Unit Potential .•••••.•. 2,704 Population Potential ••••••.•• 9,539 Elementary School Potential ••.•••••. 1 1 271 Recreational Land (Acres) •••••.••••• 35.56 It:. .. z :II AVE. AV[ z School . . . • . . • • • • • • • • • Park .••••••••••••.. _ _ JO Zu ., .. > �PLANNING U N I T 12 DESCRIPTION: Planning unit twelve, containing 653.9 acres, is bounded on the north by Twelve Mile Road, on the east by Campbell Road, on the south by Eleven Mile Road and on the west by Main Street. DEVELOPMENT: Residential development in this unit is limited to some extent by the large amount of acreage devoted to non-residential uses. Approximately 35 acres are zoned for commercial purposes which are generally located on the Eleven Mile Road and Main Street frontage. The three cemeteries located within the City are all situated in this unit containing 101.87 acres. The unit has the largest number of existing dwellings, as well as, the greatest holding capacity, consisting of 2,597 and 2,704 homes respectively. Its potential population is approximately 9,539 persons, including 1,271 K-6 pupils. SCHOOL-PARK FACILITIES: Recreational needs are greater than normal in this unit due to the high density of residential development. The existing facilities do not compare favorably with population requirements, indicating a net need of 59.7 acres. The unit is served by both the Lockman and Whittier Elementary Schools. The potential enrollment of Lockman cannot be calculated because it serves portions of Madison Heights which is outside the study area. Based on the data collected, the Whittier School may expect approximately 850 pupils. This amounts to a small portion above the desired capacity. - 24 - �PLANNING .. .. 0 = "' E :::, u ~ z ~ ~ ~ : > z " ~ I z u ~ u ~ous re-,,. •~E 0 13 Dwelling Unit Potential ........•.• 787 Population Potential ......... 2,679 Elementary School Potential .•••.•..•.• 370 Recreational Land (Acres) ........... 14.87 .. ... UNIT ~ School •••.....•..•. ·D Park . • . • • . . • . . • • • • . • • z z 0 ~ "' ► .. lie ~ ., " a: .. ~ �P L A N N I N G U N I T 13 DESCRIPTION: This unit lies east of Campbell Road and north of Eleven Mile Road. It is the samllest residential unit consisting of only 250.1 acres. DEVELOPMENT: Development in this unit is limited to some extent by the proposed Chrysler Freeway and the 54.97 acres that are set aside for nonresidential purposes (school-park 14.87 acres, Department of Public Works 13.80 acres, industrial 21.80 acres and commercial 4.50 acres). The holding capacity of the unit is 787 dwellings, housing approximately 2,679 persons and 370 elementary school children. It should be noted that those homes in the path of the proposed Chrysler Freeway were not included in the enumeration. SCHOOL-PARK FACILITIES: Although there is an indicated recreational requirement of 11.8 acres, on the basis of size and holding capacity the existing facilities would appear to be adequate. In addition to the facilities in planning unit thirteen; the Lockman School site, located within planning unit twelve, is accessable to a major portion of the residents of the unit. The Lincoln Elementary School serves a portion of this unit.and planning unit fourteen; as well as, a small portion of Madison Heights located east of Stephenson Highway. Although the school building is adequate to meet the needs of the unit, the site is of inadequate size in terms of current standards. - 25 - �PLANNING UNIT 15 Dwelling Unit Potential •.••••••. 2,402 Population Potential .••....•• 8,403 Elementary School Potential •..•..... 1,129 Recreational Land (Acres) ..••••••..• 21.25 I I I J ,. ""' ..." l J I .. 0 :, 2 "' ..z li .l �P L A N N I N G I .I U N I T 15 DESCRIPTION: This unit, containing 536.8 acres, is bounded by Eleven Mile Road on the north, Campbell Road on the east, and Ten Mile Road on the south. The Grand Trunk right-of-way and the Central Business District or Troy Street serves as the barrier to the west. DEVELOPMENT: The planning unit contains a large amount of property zoned for commercial and industrial purposes {31.0 and 38.3 acres respectively). The holding capacity of this unit is 2,402 dwelling units. It should be pointed out that this capacity will be limited to some extent by a reduction of 60 homes due to the proposed east-west freeway. If the full capacity is reached, an estimated 8,403 persons and 1,129 K-6 pupils may be expected to reside in the planning unit. SCHOOL-PARK FACILITIES: This unit has a net recreational need of 62.7 acres . This high recreational need reflects the high population density residing in the area and the lack of existing recreational facilities. The expected K-6 enrollment is served by the Grant and Franklin Elementary Schools. Although both school plants are capable of handling the potential enrollment, the school sites are small in terms of current site standards. - 27 - �PLANNING ...... .. .. .. ., ... ► .J Q .J ~ -~ "- " ... ..,, .J :::, ""Q UNIT 16 �P L A NN I NG U N I T 16 DESCRIPTION: Planning unit sixteen, containing 365.4 acres, lies in the southwest corner of the city. It is bounded on the north by Eleven Mile Road, on the east by the Central Business District and the Grand Trunk right-of-way and on the south and west by the City Limits. DEVELOPMENT: This unit contains 27.2 acres of industrial land and the largest amount of property (49.0 acres) zoned for commercial purposes. The unit will experience a net reduction of 197 dwellings in the future, due to the construction of the proposed Interstate Freeway (I-696) and the possible redevelopment of the industrial area bounded by the Grand Trunk, Ten Mile, Main, and Lincoln rights-of-way. If previous assumptions are correct, the holding capacity will be 1,034 dwelling units, housing an estimated 3,616 persons and 486 elementary school children. SCHOOL-PARK FACILITIES: The recreation facilities, consisting of 3.73 acres, are totally inadequate. There are four park sites containing a total of 1.28 acres. The Washington School attendance district does not coincide with the planning ·unit and, therefore, its enrollment could not be determined. It should be noted that the school site (2.45 acres) does not meet current standards. - 28 - �CENTRAL BUSINESS DISTRICT Dwelling Unit Potential . •••.•••... 134 Population Potential. • •••.••... 469 Elementary School Potential .•.•.. . ..• • . 63 Recreational Land (Acres) ..•.•.•.....•.. O :I PA R ( ~~ □ VE z .. > E OCW il E"C �CENTRAL B U S I N E S S D I S T R I C T DESCRIPTION: The Central Business District is bounded on the north by Eleven Mile Road, on the east by Troy Street, on the south by Lincoln Avenue and on the west by West Street. DEVELOPMENT: This is a predominantly commercial area, containing 105.6 acres. There are 43.l acres, not including areas set aside for public parking and municipal use, zoned for commercial purposes. There are 134 non-conforming dwelling units within the unit with a population of approximately 469 persons, including 63 elementary school pupils . SCHOOL-PARK FACILITIES: There are no recreational or public school facilities within the business district. - 29 - � 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 Royal-Oak_Planning-Unit-Study_1963 Creator An entity primarily responsible for making the resource Planning Department, City of Royal Oak, Oakland County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1963-04 Title A name given to the resource Planning Unit Study Description An account of the resource The Planning Unit Study was prepared by the Planning Department for the City of Royal Oak in April 1963. Subject The topic of the resource Planning study series Royal Oak (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/b9bbedd3c5037cfdae5292d7fb5dc96f.pdf eaaba58dad56564a0054232a55fff88b PDF Text Text Amendment to Master Plan City of Royal Oak City of Royal Oak, Michigan Adopted: April 17, 2012 ��ACKNOWLEDGEMENTS Planning Commission City Commission Tom Hallock, Chairman Sharlan Douglas Jim Ellison, Mayor Clyde Esbri, Vice-Chairman Dan Godek Scott Newman Jim Rasor, City Commissioner Anne Vaara Stacie Vorves Jim Ellison, Mayor Patricia Capello Kyle Dubuc Michael Fournier Peggy Goodwin David Poulton Jim Rasor Planning Department Timothy Thwing, Director of Planning Joseph Murphy, City Planner Douglas Hedges, AICP, PCP, City Planner Assistance and supplemental materials provided by: Carlisle / Wortman Associates, Inc., Ann Arbor, Michigan LSL Planning, Inc., Royal Oak, Michigan Active Transportation Alliance, Chicago, Illinois Woodward Avenue Action Association, Royal Oak, Michigan Master Plan Adopted by Planning Commission:.............................................. August 24, 1999 Amendment Adopted by Planning Commission:................................................. April 17, 2012 Amendment Accepted and Approved by City Commission: ..................................May 7, 2012 ��City of Royal Oak Master Plan 2012 Amendment Table of Contents Introduction 1 What Is Planning? ........................................................................................................... 1 How Is the City Authorized to Plan? ................................................................................ 1 Why Plan for Royal Oak? ................................................................................................ 3 What Process Has Been Followed? ................................................................................ 3 How Is the Master Plan Different from Zoning?............................................................... 6 How Has the Community Been Involved? ....................................................................... 6 Who Is Responsible for Planning & Zoning? ................................................................... 6 Goals, Objectives & Strategies 9 Neighborhood Preservation & Residential Land Use .................................................... 10 Historic Resources ........................................................................................................ 16 Downtown ..................................................................................................................... 17 Commercial Corridors ................................................................................................... 21 Woodward Corridor ....................................................................................................... 24 Transportation & Circulation.......................................................................................... 28 Parks & Recreational Uses ........................................................................................... 31 Community Resources & Facilities................................................................................ 34 Land Use Plan 37 Residential .................................................................................................................... 37 Low Density Single-Family Residential..................................................................................37 Medium Density Single-Family Residential............................................................................38 Attached / Detached Single-Family Residential ......................................................................38 Multiple-Family Residential ....................................................................................................38 Mixed Use ..................................................................................................................... 39 Residential / Office / Public / Institutional ..............................................................................39 Residential / Office / Commercial ...........................................................................................40 Commercial & Industrial ................................................................................................ 41 General Commercial ................................................................................................................41 Central Business District..........................................................................................................41 Industrial ..................................................................................................................................43 Table of Contents i �City of Royal Oak Master Plan 2012 Amendment Parks & Open Space..................................................................................................... 43 Public & Institutional ...................................................................................................... 44 Future Land Use Map.................................................................................................... 45 Implementation 47 Zoning Requirements .................................................................................................... 47 Zoning Plan & Zoning Map Adjustments ....................................................................... 47 Zoning Ordinance Text Amendments............................................................................ 48 Form-Based Coding & Building Standards .............................................................................49 Sustainability, Green Building, & LEED® for Neighborhood Development ..........................52 Off-Street Parking....................................................................................................................53 State Legislation.......................................................................................................................54 Neighborhood Preservation........................................................................................... 55 Areas Adjacent to the Central Business District ............................................................ 55 Definitions................................................................................................................................56 Establishment of Overlay District............................................................................................57 Existing Two-Family and/or Multiple-Family Uses................................................................57 Existing Commercial ...............................................................................................................57 Mixed Use – Residential / Office / Public / Institutional.........................................................57 Downtown Development ............................................................................................... 58 Transportation & Circulation.......................................................................................... 58 Complete Streets ......................................................................................................................58 Context-Sensitive Design.........................................................................................................60 Commercial Entry Corridors .......................................................................................... 61 Woodward Corridor ....................................................................................................... 62 Historic Preservation ..................................................................................................... 62 Cultural Resources........................................................................................................ 62 Aging Population ........................................................................................................... 62 Capital Improvements Program..................................................................................... 63 Plan Education .............................................................................................................. 63 Plan Updates................................................................................................................. 63 Table of Contents ii �City of Royal Oak Master Plan Background Studies 2012 Amendment 65 Regional & Metropolitan Setting.................................................................................... 65 Past Planning Efforts..................................................................................................... 66 Population Trends & Projections ................................................................................... 67 Historical Trends......................................................................................................................67 Projections................................................................................................................................67 Population Comparisons ..........................................................................................................68 Population & Housing Trends........................................................................................ 69 Household Size ........................................................................................................................69 Gender, Race, & Age Composition .........................................................................................71 Educational Achievement ........................................................................................................73 Income......................................................................................................................................73 Housing Value .........................................................................................................................74 Housing Characteristics ...........................................................................................................74 Residential Construction..........................................................................................................75 Economic Base ............................................................................................................. 77 Regional Influences .................................................................................................................77 Tax Base...................................................................................................................................77 Commercial Base .....................................................................................................................78 Industrial Areas........................................................................................................................78 Employers ................................................................................................................................78 Employment.............................................................................................................................79 Community Facilities ..................................................................................................... 80 Public Services & Recreation ..................................................................................................80 Royal Oak Neighborhood Schools...........................................................................................80 Oakland Community College ..................................................................................................81 Police & Fire ............................................................................................................................81 Public Services.........................................................................................................................81 Transportation ............................................................................................................... 82 Functional Classification System.............................................................................................82 City Roadway Improvement Programs....................................................................................84 Downtown Parking ..................................................................................................................84 Transit ......................................................................................................................................84 Airports ....................................................................................................................................85 Non-Motorized Transportation ................................................................................................85 Existing Land Use ......................................................................................................... 85 Existing Land Use Definitions & Descriptions .......................................................................86 Subarea Existing Land Use Descriptions.................................................................................90 Summary of Implications for Planning ........................................................................... 95 Table of Contents iii �City of Royal Oak Master Plan Visioning & Public Participation 2012 Amendment 97 Visioning Workshops..................................................................................................... 97 Priority Visions .............................................................................................................. 98 Concept Plan Workshops............................................................................................ 100 Non-Motorized Transportation Plan 103 Introduction ................................................................................................................. 103 Background ............................................................................................................................103 Why a Non-Motorized Plan for Royal Oak ...........................................................................104 Benefits of a Non-Motorized Transportation Plan.................................................................105 Plan Methodology & Community Outreach ..........................................................................106 Projected Energy Savings Analysis .......................................................................................107 Legacy of Planning & Active Living.....................................................................................107 Policy Recommendations............................................................................................ 109 Complete Streets Policy.........................................................................................................109 Bicycle Parking Ordinance ....................................................................................................110 Bike Lane Parking Ordinance................................................................................................110 Development Codes to Promote Pedestrian- & Bicycle-Friendly Environments..................111 School Policy Recommendations ..........................................................................................111 Bicycle & Pedestrian Network ..................................................................................... 114 Bicycle Network Map ............................................................................................................114 Bike Routes............................................................................................................................116 Shared Lane Markings ...........................................................................................................116 Road Diets with Bike Lanes ..................................................................................................120 Places & Corridors.................................................................................................................123 Non-Motorized Amenities ............................................................................................ 126 Pedestrian Amenities & Crossing Improvements ..................................................................126 Bicycle Amenities..................................................................................................................128 Transit Amenities...................................................................................................................131 Program Recommendations........................................................................................ 132 Education ...............................................................................................................................132 Enforcement...........................................................................................................................133 Encouragement ......................................................................................................................134 Implementation............................................................................................................ 136 Bicycle & Pedestrian Advisory Committee...........................................................................136 Bicycle & Pedestrian Coordinator .........................................................................................137 Capital Improvement Program...............................................................................................138 Indicators & Evaluation .........................................................................................................138 Table of Contents iv �City of Royal Oak Master Plan Woodward Avenue Transit-Oriented Development Corridor Study 2012 Amendment 141 Introduction ................................................................................................................. 141 What Is Transit-Oriented Development? ...............................................................................141 Transit Options.......................................................................................................................141 Why Plan for Transit-Oriented Development? ......................................................................142 Project Overview ......................................................................................................... 143 Complete Streets ....................................................................................................................143 TOD Principles ......................................................................................................................144 Transit Framework ...................................................................................................... 146 Potential Station & Stop Nodes .............................................................................................146 Pedestrian Crossings ..............................................................................................................148 Recommendations & Implementation.......................................................................... 151 Parcel & Mapping Analysis ...................................................................................................151 Economic Development Initiatives........................................................................................151 Walkability & Transit Guidelines..........................................................................................152 Transit Friendly Zoning .........................................................................................................155 Rochester Road Access Management Plan 159 Introduction ................................................................................................................. 159 Study Area .............................................................................................................................159 Project Need...........................................................................................................................160 Overview of Corridor Conditions ..........................................................................................160 Preparation of Plan.................................................................................................................161 Corridor Analysis...................................................................................................................161 Improving the Corridor ..........................................................................................................164 Implementation ......................................................................................................................164 Access Management Guidelines ................................................................................. 165 What is Access Management? ...............................................................................................165 Benefits of Access Management............................................................................................165 Access Management Principles .............................................................................................166 Access Tools & Techniques...................................................................................................167 Corridor Improvement Guidelines ............................................................................... 171 Non-Motorized Travel ...........................................................................................................172 Low Impact Development & Green Infrastructure................................................................174 Transit ....................................................................................................................................176 Table of Contents v �City of Royal Oak Master Plan 2012 Amendment Specific Recommendations for Royal Oak .................................................................. 176 Introduction............................................................................................................................176 Local Considerations .............................................................................................................177 Twelve Mile Road Intersection..............................................................................................180 Girard Avenue Intersection....................................................................................................181 Thirteen Mile Road Intersection ............................................................................................181 Fourteen Mile Road Intersection ...........................................................................................182 Recommendations..................................................................................................................183 Concept Maps ........................................................................................................................190 Implementation............................................................................................................ 196 Amendment to Master Plan ...................................................................................................196 Model Zoning Ordinance Amendment ..................................................................................196 Administrative Procedures.....................................................................................................202 On-Going Implementation .....................................................................................................203 Conclusion .................................................................................................................. 204 Appendices 205 I – Visioning Statements.............................................................................................. 205 II – Master Plan Meetings: Planning Commission & Steering Committee ................... 217 III – Resolution of Master Plan Adoption ..................................................................... 219 IV – Resolutions of Master Plan Amendment.............................................................. 221 Table of Contents vi �City of Royal Oak Master Plan 2012 Amendment Maps 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. Future Land Use – North Portion .........................................................................................................................45 Future Land Use – South Portion .........................................................................................................................46 Roadway Functional Classifications.....................................................................................................................83 Existing Land Use – North Portion ......................................................................................................................88 Existing Land Use – South Portion ......................................................................................................................89 Existing Land Use Sub-Areas...............................................................................................................................94 Potential Bicycle Routes.....................................................................................................................................108 Bicycle Network.................................................................................................................................................115 Woodward Avenue TOD Node Stops & Stations ..............................................................................................150 SMART Routes for Royal Oak & Surrounding Communities ...........................................................................176 Rochester Road Access Management Concepts.................................................................................................190 Figures & Charts 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 20. 21. 22. 23. 24. 25. 26. 27. 28. 29. 30. 31. 32. Master Plan Adoption Process................................................................................................................................4 Master Plan Amendment Process ...........................................................................................................................5 Compatible Single-Family Residential Development ..........................................................................................12 Compatible Multiple-Family Residential Development.......................................................................................13 Alternative Design Treatments for Alleys............................................................................................................19 Use of Buffers: Walls & Landscaping..................................................................................................................22 Use of Overpass as Entry Sign .............................................................................................................................23 Examples of Form-Based Codes ..........................................................................................................................51 LEED® for Neighborhood Development Scorecard............................................................................................53 Excerpts from ITE’s Designing Walkable Urban Thoroughfares: A Context Sensitive Approach......................61 Royal Oak & Surrounding Communities .............................................................................................................65 Populations & Households 1970 to 2010 – Royal Oak ........................................................................................67 Populations & Household Projections 1990 to 2020 – Royal Oak .......................................................................68 Population 1990 to 2010 – Royal Oak & Surrounding Communities ..................................................................69 Household Size 1970 to 2010 – Royal Oak..........................................................................................................70 Household Size 1990 to 2010 – Royal Oak & Surrounding Communities ..........................................................70 Projected Persons Per Household 1990 to 2020 – Royal Oak ..............................................................................71 Age Distribution 2010 – Royal Oak .....................................................................................................................72 Median Age Distribution 1980 to 2010 – Royal Oak & Surrounding Communities............................................72 Highest Educational Attainment 2000 – Royal Oak & Surrounding Communities ............................................73 Median Household Income 2000 – Royal Oak & Surrounding Communities .....................................................74 Median Housing Value 2000 – Royal Oak & Surrounding Communities ...........................................................74 Year Housing Built – Royal Oak..........................................................................................................................75 Residential Construction Permits Issued 1992 to 2010 – Royal Oak ...................................................................76 SEV for Real Property 1997 to 2011 – Royal Oak...............................................................................................77 SEV by Percentage 2011 – Royal Oak .................................................................................................................78 Employment by Industry 2000 – Royal Oak ........................................................................................................79 Existing Land Use 1998 – Royal Oak ..................................................................................................................87 Non-Motorized Implementation Tracks .............................................................................................................104 Bike Route Sign..................................................................................................................................................116 Dimensions for Shared Lane Markings ..............................................................................................................116 Configurations for Marked Shared Lanes...........................................................................................................118 Table of Contents vii �City of Royal Oak Master Plan 33. 34. 35. 36. 37. 38. 39. 40. 41. 42. 43. 44. 45. 46. 47. 48. 49. 50. 51. 52. 53. 54. 55. 56. 57. 58. 59. 60. 61. 62. 63. 64. 65. 66. 2012 Amendment Bike Lane Sign ...................................................................................................................................................120 Dimensions for Bicycle Lanes............................................................................................................................121 Configurations for Road Diets with Bicycle Lanes ............................................................................................122 Bicycle Lanes at Signalized Intersections ..........................................................................................................123 Bike Route Sign with Directions to Key Destinations .......................................................................................129 Bicycle Rack Spacing.........................................................................................................................................131 Configurations for Bicycle Parking....................................................................................................................131 Bicycle Friendly Community Sign .....................................................................................................................135 Typical Complete Street .....................................................................................................................................143 Transit Station Spacing Recommendations ........................................................................................................147 Un-signalized Pedestrian Crossings ...................................................................................................................152 Potential Woodward Avenue Road Diets ...........................................................................................................153 Example of Access Management .......................................................................................................................154 TOD Overlay Zone Concepts .............................................................................................................................155 Transit Planning Guidelines ...............................................................................................................................156 Rochester Road Corridor Study Area .................................................................................................................160 MDOT Access Management Guidebook............................................................................................................161 Access Management Priorities ...........................................................................................................................167 Driveway Spacing from Intersections ................................................................................................................167 Driveway Alignment & Offsets Relative to Other Driveways ...........................................................................168 Driveway Spacing from Other Driveways .........................................................................................................168 Number of Access Points ...................................................................................................................................169 Typical Driveway Details...................................................................................................................................169 Road Diet Concept .............................................................................................................................................170 Service Drives ....................................................................................................................................................170 Complete Street / Road Diet Cross Section for Rochester Road ........................................................................172 Twelve Mile Road / Rochester Road Intersection Improvements ......................................................................180 Girard Avenue / Rochester Road Intersection Improvements ............................................................................181 Thirteen Mile Road / Rochester Road Intersection Improvements.....................................................................182 Fourteen Mile Road / Rochester Road Intersection Improvements....................................................................182 Road Diet Layout at Fourteen Mile Road & Rochester Road ............................................................................184 Access Management Recommendations ............................................................................................................186 Road Diet Concept – Impact on Biking & Walking...........................................................................................186 Turning Movements ...........................................................................................................................................188 Tables 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. Differences Between Master Plan & Zoning Ordinance ........................................................................................6 Relation of Future Land Use Categories to Zoning Districts ...............................................................................48 Racial Composition 2000 to 2010 – Royal Oak ...................................................................................................71 Residential Construction Permits by Decade 1980 to 2009 – Royal Oak.............................................................76 Royal Oak Employers...........................................................................................................................................79 Roadway Segments Under Oakland County Jurisdiction.....................................................................................84 Visioning Workshops ...........................................................................................................................................98 Summary of Subarea Issues..................................................................................................................................98 Recommended Routes for Shared Lane Markings .............................................................................................117 Recommended Routes for Road Diets with Bike Lanes.....................................................................................121 Densities Required to Support Transit................................................................................................................142 Table of Contents viii �City of Royal Oak Master Plan 12. 13. 14. 15. 16. 17. 18. 19. 2012 Amendment Crosswalk Types & Elements.............................................................................................................................149 Level of Service for Signalized Intersections .....................................................................................................162 Rochester Road Driveway Density & Impervious Coverage .............................................................................163 Recommended MDOT Driveway Spacing Standards ........................................................................................168 Rochester Road Average Daily Traffic (ADT) in Royal Oak ............................................................................178 Existing & Resulting Access Points on Rochester Road ....................................................................................179 Existing LOS for AM / PM Peak Hour for Rochester Road...............................................................................180 AM Peak Existing LOS & Road Diet LOS for Rochester Road ........................................................................185 Photographs 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. Bicyclists at Farmers Market..............................................................................................................................103 Non-Motorized Community Open House ..........................................................................................................106 Examples of Complete Streets............................................................................................................................110 Safe Routes to School Walking School Bus.......................................................................................................112 Crosswalk Improvements ...................................................................................................................................127 Crosswalk Appliqué ...........................................................................................................................................128 Inverted “U” Bicycle Rack .................................................................................................................................130 SMART Shelters ................................................................................................................................................132 Driveway & Crosswalk Design ..........................................................................................................................173 Example of Bike Lane ........................................................................................................................................174 Capturing Run-Off with Curb Lawn ..................................................................................................................175 Parking Lot without Cross Access......................................................................................................................177 Table of Contents ix ��City of Royal Oak Master Plan 2012 Amendment Introduction What is Planning? Planning is an activity that has been ongoing since the beginning of civilization. Quite simply, planning is preparation for a future event, activity or endeavor. Everyone conducts some type of planning in their daily lives. Where the issues are simple and the outcomes are clear, the plans can be simple. More complex issues and problems require plans to be more complex and detailed. It is relatively easy to propose plans for events that can reasonably be anticipated. It is much more difficult to prepare plans for events which are not anticipated. The most effective plans are those which are accurate enough to prepare for anticipated events, and flexible enough to provide guidance for events which are not anticipated. In the process of planning, the following steps are involved:     Identification of the problem or issue. Setting of goals to be achieved. Formulation of alternative solutions and evaluation of impacts. Developing a plan of action. How Is the City Authorized to Plan? The City of Royal Oak derives its authority to prepare a Master Plan from the Michigan Planning Enabling Act, Public Act 33 of 2008, as amended. The Act states: Sec. 7. (1) A local unit of government may adopt, amend, and implement a master plan as provided in this act. (2) The general purpose of a master plan is to guide and accomplish, in the planning jurisdiction and its environs, development that satisfies all of the following criteria: (a) Is coordinated, adjusted, harmonious, efficient, and economical. (b) Considers the character of the planning jurisdiction and its suitability for particular uses, judged in terms of such factors as trends in land and population development. (c) Will, in accordance with present and future needs, best promote public health, safety, morals, order, convenience, prosperity, and general welfare. (d) Includes, among other things, promotion of or adequate provision for 1 or more of the following: (i) A system of transportation to lessen congestion on streets. (ii) Safety from fire and other dangers. (iii) Light and air. (iv) Healthful and convenient distribution of population. (v) Good civic design and arrangement and wise and efficient expenditure of public funds. (vi) Public utilities such as sewage disposal and water supply and other public improvements. Introduction Page 1 �City of Royal Oak Master Plan 2012 Amendment (vii) Recreation. (viii) The use of resources in accordance with their character and adaptability. Sec. 31. (1) A planning commission shall make and approve a master plan as a guide for development within the planning jurisdiction … (2) In the preparation of a master plan, a planning commission shall do all of the following, as applicable: (a) Make careful and comprehensive surveys and studies of present conditions and future growth within the planning jurisdiction with due regard to its relation to neighboring jurisdictions. (b) Consult with representatives of adjacent local units of government in respect to their planning so that conflicts in master plans and zoning may be avoided. (c) Cooperate with all departments of the state and federal governments and other public agencies concerned with programs for economic, social, and physical development within the planning jurisdiction and seek the maximum coordination of the local unit of government's programs with these agencies. (3) In the preparation of the master plan, the planning commission may meet with other governmental planning commissions or agency staff to deliberate. (4) In general, a planning commission has such lawful powers as may be necessary to enable it to promote local planning and otherwise carry out the purposes of this act. Sec. 33. (1) A master plan shall address land use and infrastructure issues and may project 20 years or more into the future. A master plan shall include maps, plats, charts, and descriptive, explanatory, and other related matter and shall show the planning commission’s recommendations for the physical development of the planning jurisdiction. (2) A master plan shall also include those of the following subjects that reasonably can be considered as pertinent to the future development of the planning jurisdiction: (a) A land use plan that consists in part of a classification and allocation of land for agriculture, residences, commerce, industry, recreation, ways and grounds, public buildings, schools, soil conservation, forests, woodlots, open space, wildlife refuges, and other uses and purposes. … (b) The general location, character, and extent of streets, railroads, airports, bicycle paths, pedestrian ways, bridges, waterways, and waterfront developments; sanitary sewers and water supply systems; facilities for flood prevention, drainage, pollution prevention, and maintenance of water levels; and public utilities and structures. (c) Recommendations as to the general character, extent, and layout of redevelopment or rehabilitation of blighted areas; and the removal, relocation, widening, narrowing, vacating, abandonment, change of use, or extension of streets, grounds, open spaces, buildings, utilities, or other facilities. (d) For a local unit of government that has adopted a zoning ordinance, a zoning plan for various zoning districts controlling the height, area, bulk, location, and use of buildings and premises. The zoning plan shall include an explanation of how the land use categories on the future land use map relate to the districts on the zoning map. (e) Recommendations for implementing any of the master plan's proposals. Introduction Page 2 �City of Royal Oak Master Plan 2012 Amendment Sec. 41. (1) After preparing a proposed master plan, a planning commission shall submit the proposed master plan to the legislative body for review and comment. The process of adopting a master plan shall not proceed further unless the legislative body approves the distribution of the proposed master plan. Sec. 45. (2) At least every 5 years after adoption of a master plan, a planning commission shall review the master plan and determine whether to commence the procedure to amend the master plan or adopt a new master plan. The review and its findings shall be recorded in the minutes of the relevant meeting or meetings of the planning commission. Why Plan for Royal Oak? As the year 2000 approached, there was a strong need to evaluate the physical development of the city. The Master Plan in place at that time was adopted in 1968 and had not undergone any major revision since its adoption. Despite a perception that the city was fully developed, significant changes had occurred in those thirty years:    The construction of I-696 provided a conduit for metropolitan traffic at the front door of Royal Oak. Downtown transformed into a mixed-use retail, service, and entertainment district. New housing was built in response to a desirable residential environment (a total of 772 new dwellings from 1980 to 1999, the majority of which were owner-occupied condominiums in multiplefamily complexes ranging from 3 to 124 units). What Process Has Been Followed? The city’s response in 1999 to those changes was to undertake a systemic process which involved analysis of the community, citizen participation, and revision of the Master Plan. The revised Master Plan provided for the orderly development of the city, assisted the community in its effort to maintain and enhance a pleasant living environment, and sparked a vision toward the future. The following flow chart depicts the Master Plan process that led to adoption of the revised Master Plan in 1999, and at what points public input was obtained: Introduction Page 3 �City of Royal Oak Master Plan 2012 Amendment Background Studies Conduct Subarea Visioning (public workshops) Draft Concept Plans and Master Plan Evaluate Draft and Revise Plans (public workshops) Draft Recommended Concept Plans and Master Plan Conduct Public Hearing Adopt Plan In 2004, the Planning Commission reviewed the Master Plan to determine whether to commence procedures to amend the plan or to adopt an entirely new plan. At that time the Commission determined that conditions within the city had not changed significantly since the Master Plan’s adoption in 1999 to warrant amending the plan or adopting a new one, and that the goals and objectives of the current plan were still relevant and applicable to the physical development of the City of Royal Oak. In 2009, the Planning Commission again took up a 5-year review of the Master Plan as now required under the Michigan Planning Enabling Act. This time the Commission concluded that although many of the policies and recommendations of the 1999 plan remained pertinent, several conditions and circumstances had changed since then. The Planning Commission determined that amendments should be made to the Master Plan but adopting an entirely new plan was not necessary. It was felt amendments to the plan were needed to address conditions that have changed since 1999 while still providing for the elements of original plan which are still relevant. The Planning Commission then embarked on a process to amend the Master Plan. The following flow chart depicts the process that led to this amendment of the Master Plan and at what points public input was obtained: Introduction Page 4 �City of Royal Oak Master Plan 2012 Amendment Review Conditions and Determine to Amend Master Plan ! Send Notices to Adjoining Cities and Other Agencies About Intent to Amend Master Plan ! Draft Amendments to Master Plan ! Submit Master Plan Amendments to City Commission for Review and Comment ! Distribute Master Plan Amendments to Adjoining Cities and Other Agencies for Review and Comment ! Review Comments from Adjoining Cities and Other Agencies and Revise Master Plan Amendments ! Conduct Public Hearing, Adopt Master Plan Amendments, and Submit to City Commission for Approval The revised and amended Master Plan has the following characteristics:  It is a physical plan. Although social and economic conditions are considered, the plan will be a guide to the physical development of the community.  It provides a long-range viewpoint. The Master Plan will depict land use and community development within a time frame of 20 years.  It is comprehensive, covering the entire city and all the components that affect its physical makeup.  It is the official statement of policy regarding such issues as land use, community character and transportation which impact the physical environment. As a policy guide, it must be sufficiently flexible to provide guidance for changing conditions and unanticipated events. Introduction Page 5 �City of Royal Oak Master Plan 2012 Amendment How is the Master Plan Different from Zoning? The Master Plan is not a Zoning Ordinance. The Master Plan is the long-range policy guide for the physical arrangement and appearance of the city. The Zoning Ordinance more specifically regulates the manner in which individual properties are used. The Zoning Ordinance is only one of a number of tools used to implement the Master Plan. Formulating a Master Plan is the first step in providing a sound and legal basis for revising the Zoning Ordinance and other regulatory ordinances, investing in public capital improvements, and guiding private land use decisions. The Master Plan provides general direction on the city’s future development pattern. The plan also provides policies and actions for community leaders to consider in the future. Some of the Master Plan’s recommendations will be implemented through amendments to the Zoning Ordinance text and map. However, the Master Plan itself does not change the Zoning Ordinance nor the zoning of any property. Differences Between Master Plan & Zoning Ordinance Master Plan Zoning Ordinance  Provides general policies – preserve residential neighborhoods, protect natural features, redevelop downtown, etc.  Sets forth specific legal requirements on permitted uses, setbacks from lot lines, building heights, parking spaces, landscaping, etc.  A policy guide that can be vague and subjective – not legally enforceable.  A law that must be objective and quantifiable – legally enforceable.  Flexible – written to be able to respond to changing conditions.  Rigid – requires formal legislative amendment to change.  Shows future land use intentions.  Shows how land is regulated today.  Adopted and amended by Planning Commission while City Commission authorizes distribution and may reserve right to approve or reject.  Adopted and amended by City Commission upon recommendation from Planning Commission. How Has the Community Been Involved? The master planning program conducted in 1999 relied on the involvement of and input from various stakeholder groups including neighborhood groups, citizens-at-large, non-residential property owners, business owners, outside planning consultants, city staff, City Commissioners, and Planning Commissioners. Public input was obtained through a series of workshop sessions conducted throughout the city. The public input process is described more fully in the section entitled “Visioning & Public Participation.” Who Is Responsible for Planning & Zoning? The City of Royal Oak has a number of bodies that are actively involved in the planning and zoning decision-making process: Introduction Page 6 �City of Royal Oak Master Plan 2012 Amendment  City Commission – The City Commission is the chief governing body of the city. By Michigan statute, the City Commission approves rezoning requests, zoning and text amendments, and subdivision plats. The City Commission also authorizes distribution of the Master Plan to adjoining cities and other agencies, and may reserve the right to approve or reject the Master Plan and any amendments to it.  Planning Commission – The Mayor, one City Commissioner, and one administrative staff member serve on the Planning Commission as required by the state law option adopted by the city. Seven of the 9 Planning Commission members, including an administrative staff member, are appointed by the Mayor and approved by the City Commission. The Planning Commission is the principal recommending body to the City Commission on matters pertaining to the planning and development of the community. The Planning Commission approves site plans and special land uses and makes recommendations to the City Commission on rezoning requests, zoning text amendments, subdivision plats, and a capital improvements program. Michigan statutes require a Planning Commission to prepare and adopt a Master Plan.  Zoning Board of Appeals – The Zoning Board of Appeals serves to interpret provisions of the Zoning Ordinance when requested and determine when variances should be granted when practical difficulties or unnecessary hardships with property make it impossible to meet the strict provisions of the Zoning Ordinance. Introduction Page 7 ��City of Royal Oak Master Plan 2012 Amendment Goals, Objectives & Strategies This portion of the Master Plan identifies goals, objectives, and strategies for the city, thereby setting forth the basis for action. The identification of community visions will be the motivating force behind change. But more must be done to transform the vision into action. While vision statements are broad expressions of a desire for the future, goals, objectives and strategies progressively provide structure for future action. Goals represent a desired outcome, objectives provide more specific direction, and the strategies are actions aimed at achieving particular objectives. Goals, objectives and strategies are organized according to the predominant issues and topics identified in the previous section and are described in the following pages: Neighborhood Preservation & Residential Land Use Historic Resources Downtown Commercial Corridors Woodward Corridor Transportation & Circulation Parks & Recreational Uses Community Resources & Facilities Goals, Objectives & Strategies Page 9 �City of Royal Oak Master Plan 2012 Amendment Neighborhood Preservation & Residential Land Use GOAL 1: To recognize, preserve and enhance existing neighborhoods as the foundation of a strong community, and provide a balanced residential environment. Rationale: Neighborhood viability is one of the foundations of any community. Royal Oak has enjoyed substantial investment in its existing neighborhoods by both individuals and families expecting stable residential environments. Land use decisions must be balanced with and support the interests of existing neighborhoods, while still supporting housing opportunities to both new residents and residents who wish to remain in Royal Oak as their needs change. OBJECTIVE 1.1 Preserve, maintain and enhance the character of existing neighborhoods. Strategies: A) Establish clear and understandable boundaries on the Future Land Use Map of the Land Use Plan between established neighborhoods and non-residential areas. B) Support residential projects within neighborhoods that are compatible with existing density and architectural character by such methods as:     Allowing density based on the average density of the existing neighborhood; Requiring setbacks which are comparable to the balance of the neighborhood; Specifying spacing patterns of buildings from the street view consistent with the balance of the neighborhood; Limiting location of garages and parking to rear yards or side yards. C) Encourage single-family dwellings that have features and characteristics of homes in older, more traditional neighborhoods:    Encourage dwellings oriented towards the public street with a defined frontage; Encourage primary entrances and windows that face a public street; and Encourage parking to the side or rear of dwellings – detached garages in rear yards or attached garages on the sides of dwellings that do not project into front yards. Goals, Objectives & Strategies Page 10 �City of Royal Oak Master Plan 2012 Amendment D) Discourage single-family dwellings that have features and characteristics of more modern and rural subdivisions:     Discourage dwellings oriented away from the public street or without a defined frontage; Discourage primary building entrances that lead to the side of a dwelling or an attached garage; Discourage attached garages that project further into a front yard than the rest of the dwelling; and Discourage blank, windowless façades. E) Ensure that the sizes of any divided lots are compatible with existing neighborhood lots but not less than the minimum city code standard. F) Promote distinct neighborhoods organized around neighborhood parks, schools and shopping. G) Implement overlay zoning techniques to address the areas in proximity to the downtown (see “Implementation”). H) Ensure redevelopment of vacant school sites is consistent with and complimentary to surrounding neighborhoods through overlay zoning techniques, planned unit development, conditional rezoning, special redevelopment design standards, etc. OBJECTIVE 1.2 Enhance the physical appearance and the economic value of existing neighborhoods. Strategies: A) Establish building standards that are style-neutral for new residential development and rehabilitation of existing residences which are compatible with existing conditions (density, setbacks, building spacing, and rear and side garage locations). B) Provide code enforcement of all residential properties. C) Explore the establishment of a neighborhood identification system such as unified street signs, entryway signs, and landscaping. D) Promote neighborhood enhancement programs and strategies such as preservation of mature trees, street tree plantings, neighborhood gardens, and sidewalk improvements. Goals, Objectives & Strategies Page 11 �City of Royal Oak Master Plan 2012 Amendment /"--·' ' fflf~ l1ainf-tiin U1mf"lrtrble~ Compotlble Slngle-Famlly ~sldential Development OBJECTIVE 1.3 Ensure that multiple-family development and redevelopment is compatible with the surrounding neighborhood characteristics. Strategies: A) Encourage multiple-family development and redevelopment that has features and characteristics of surrounding established neighborhoods:      Encourage townhomes, row houses, brownstones, walk-ups, courtyard apartments and duplexes with common side walls and 2 to 8 units per building; Encourage buildings oriented towards the street with terraces, courtyards or stoops. Encourage primary building entrances and windows that face a public street; Encourage parking to the side or rear of buildings with common, shared driveways; and Encourage building setbacks similar to and consistent with single-family dwellings. B) Discourage multiple-family development that has features and characteristics of more modern apartment complexes:      Discourage multiple buildings without common walls dispersed throughout a site with more than 8 units per building; Discourage buildings oriented inward towards each other or the interior of the site and away from the street; Discourage primary building entrances that lead to parking lots or the interior of a site with side or rear facades facing the street; Discourage parking in front of buildings with multiple entrances or driveways for each individual unit; and Discourage significantly greater setbacks than those required for single-family dwellings. Goals, Objectives & Strategies Page 12 �City of Royal Oak Master Plan 2012 Amendment C) Ensure multiple-family developments locate along or near public transit corridors and encourage those that adhere to transit-oriented design principles. D) Adopt regulations for multiple-family dwellings that comply with fair housing laws and do not discourage the provision of affordable housing. E) Limit the height of buildings to no more than two and one-half stories, taking into consideration the height of surrounding established neighborhood buildings. F) Require setbacks that are consistent with neighboring buildings. G) Set reasonable maximum lot coverage. H) Establish style-neutral design standards which respect the existing architectural character of the neighborhoods. I) Limit garage and parking locations to rear and side yards. J) Support strict code enforcement of rental, residential and commercial properties. Compatible Multiple-Family Residential Development Goals, Objectives & Strategies Page 13 �City of Royal Oak Master Plan OBJECTIVE 1.4 2012 Amendment Promote safety and security through the management of traffic volumes and speeds which are detrimental to residential neighborhoods. Strategies: A) Evaluate methods which slow down, discourage, and divert cut-through traffic but maintain continuous access for residents, fire, police and emergency personnel. B) Promote and support walkable streets and livable neighborhoods through appropriate design principles and solutions. C) Evaluate feasibility of closing streets in proximity to areas which promote cut-through traffic (i.e., Woodward Avenue Public Spaces Design Framework Plan). OBJECTIVE 1.5 Promote a “Walkable Community” environment that will facilitate pedestrian and bicyclist use. Strategies: A) Promote and support walkable streets and livable neighborhoods through appropriate design principles and solutions. B) Recognize and promote where possible bicycle routes throughout the city as recommended by the Non-Motorized Transportation Plan, creating a system of signed, shared roadways that connect to similar systems in adjacent cities. C) Encourage transit-oriented design principles where possible while supporting clean, efficient public transit service to new developments and existing neighborhoods. D) Enhance pedestrian and bicycle access from surrounding neighborhoods with cross walks and consistent sidewalk ramps at key locations. E) Provide and maintain continuous sidewalks linking neighborhoods, schools, community facilities, and the downtown. F) Continue to support the city’s maintenance plan for existing and new sidewalks. G) Discourage the use of drive-through traffic and multiple curb cuts that are a detriment to a pedestrian-oriented environment. H) Continue to work with railroads to provide safer crossings. I) Minimize the amount and speed of traffic through neighborhoods by using “traffic calming” devices and other appropriate design principles. Goals, Objectives & Strategies Page 14 �City of Royal Oak Master Plan 2012 Amendment J) Promote neighborhood enhancement programs and strategies such as preservation of mature trees, street and tree plantings, neighborhood gardens and sidewalk improvements. K) Implement the objectives and strategies of the Non-Motorized Transportation Plan throughout the entire city. Goals, Objectives & Strategies Page 15 �City of Royal Oak Master Plan 2012 Amendment Historic Resources GOAL 2: To encourage the preservation of the city’s historic character through the identification and preservation of historically significant neighborhoods and other properties. Rationale: The city has many significant historic structures both in the downtown and in neighborhoods. Preservation efforts such as rehabilitation and adaptive reuse will contribute to the city’s historic character and the community at large. OBJECTIVE 2.1 Recognize and promote the community’s historic resources. Strategies: A) Study the community-wide inventory which identifies historically significant and contributing structures. B) Support educational efforts to publicize historic structures and their importance to the fabric of the community. C) Encourage voluntary participation in a program of identification and formal recognition of restored homes and other structures in acknowledged historical areas. OBJECTIVE 2.2 Encourage the maintenance and rehabilitation of historic structures and neighborhoods. Strategies: A) Investigate potential incentives which will maintain the use of historic structures within neighborhoods as single-family residences. B) Where there are concentrations of historic structures, ensure that new development is compatible with the existing historic character of the area. Encourage an architectural theme which complements existing historic structures. Goals, Objectives & Strategies Page 16 �City of Royal Oak Master Plan 2012 Amendment Downtown GOAL 3: To maintain and improve a healthy and vibrant mixed-use downtown center as a desirable business address that integrates expanded commercial, entertainment, office, residential, retail and service uses. Rationale: The future for downtown Royal Oak will be built upon its exciting combination of the traditional and the unique. A strong sense of its past creates the foundation for change and enhancement. A vital mix of activities, along with a freedom of expression, will continue to give Royal Oak its special flair and appeal as a shopping, entertainment, and living experience. OBJECTIVE 3.1 Enhance the physical appearance of the downtown. Strategies: A) Maintain the traditional development pattern of the downtown, ensuring new projects are compact and pedestrian-scaled, with buildings that front directly onto the street. B) Encourage sustainable projects that contribute to “placemaking” — the creation of a unique downtown that is compact, mixed-use, pedestrian-scaled, and transit-oriented with a strong civic character and lasting economic value. C) Develop building standards that are style-neutral and provide assistance to enhance our vibrant urban environment with specific consideration for building height, setbacks, signage and streetscape design. D) Require taller buildings of four or more stories to have an adequate setback from the front property line for the fourth story and above to prevent them from overwhelming the public realm, creating unusual noise and wind patterns, and to maintain the downtown’s pedestrianfriendly atmosphere. E) Continue to improve public and private signage and lighting downtown. F) Upgrade parking and parking lots with improved, safe lighting and signage, and incorporate separation by landscaping and decorative screening measures that ensure compatibility with neighboring residential areas where applicable. G) Support strict code enforcement of commercial, residential, and rental properties. Goals, Objectives & Strategies Page 17 �City of Royal Oak Master Plan OBJECTIVE 3.2 2012 Amendment Enhance the mixed-use environment downtown with emphasis on expanded retail, office, entertainment and housing compatible with neighboring residential areas. Strategies: A) Encourage an expanded retail environment in the core of the downtown, including, but not only, mixed-use retail options on ground floors combined with office and residential uses on upper floors, and discourage ground floor office uses on Main Street and Washington Avenue. B) Promote the establishment of boutique and specialty retailers that serve as an attraction while also providing adequate convenience and day-to-day shopping for downtown workers and residents. C) Encourage small to medium development projects within the downtown. D) Encourage the relocation of uses not dependant on a downtown location and allow conversion to uses which are complementary to and compatible with a pedestrian-scaled downtown environment. E) Encourage mixed-use, multiple-level parking structures which provide the opportunity for retail and office ground floors and parking on upper floors. F) Discourage new or expanded surface parking lots which detract from the appearance and pedestrian-oriented environment of the downtown, especially for residential developments. G) Create a central business overlay district which will permit increased building height for projects that include the following:     exemplary architectural and site design features; an appropriate mix of retail, office, and upper-level residential uses; increased off-street parking; and landscaping and/or decorative screening measures that ensure compatibility with neighboring residential areas. OBJECTIVE 3.3 Provide guidelines for treatment of buffers to create a smooth transition between residential areas and non-residential uses. Strategies: A) Provide consistent screening of more intensive uses (i.e., multiple-family, commercial, and office uses) from residential neighborhoods through the use of walls, fences and/or landscaping. Goals, Objectives & Strategies Page 18 �City of Royal Oak Master Plan     2012 Amendment Provide separation as well as an attractive physical barrier between the residential and non-residential uses as necessary to minimize disruptive light, noise, odor, dust, unsightly appearances and intrusive activity relative to the residential environment. Buffers should consist of a landscape area along the residential boundary, with a decorative screen wall along the non-residential side of said buffers. Landscape areas should be planted with trees and shrubs to visually screen nonresidential areas and provide an attractive boundary that encourages continued investment in the adjacent residential property. Buffers and screening should be scaled in accordance with the scale of the non-residential use. B) Establish alternative design treatments of existing alleys typically located between residential and commercial or office uses.   Attempt to create more space for screening of automobile service, parking areas, and storage areas through the use of fences, walls, and/or landscaping. Use alleys as second access to buildings providing parking and pedestrian ways through the use of alley-scape and courtyard amenities such as paving, landscaping, lighting and street furniture. ~ ., I-~IP· -.l·/,.,. '> ~. _, ~ ,;, I I 1 } , .,,f I ~ I ~ :- \,.. , , ., . L , I ,-•' ·y:, ~ ~ Alternative D'eslgn Treatments for Alleys OBJECTIVE 3.4 .. .. . . . . '"=- I ~- ·\ +f, i A~l \ \, ~ / Promote a pedestrian-friendly environment. Strategies: A) Support and encourage design principles and solutions to promote walkable streets throughout the downtown and surrounding neighborhoods. Goals, Objectives & Strategies Page 19 �City of Royal Oak Master Plan 2012 Amendment B) Support and encourage transit-oriented design principles for appropriate new downtown developments. C) Support and encourage clean, efficient public transit service for the downtown, such as light rail and bus rapid transit to local destinations, and high-speed rail to more distant locations along established railroad rights-of-way. D) Increase pedestrian and bike access from surrounding neighborhoods with cross walks and consistent sidewalk ramps at key locations. E) Provide continuous sidewalks linking neighborhoods, schools, community facilities, and the downtown. F) Discourage uses that are a detriment to pedestrian-oriented environment such as drivethroughs, surface parking lots, and uses which require multiple curb cuts. G) Continue to support the city’s maintenance plan for new and existing sidewalks. H) Continue to work with the railroads to provide safer crossings. OBJECTIVE 3.5 Create new and enhance existing public spaces. Strategies: A) Reorganize the Civic Center (City Hall and Library) as a community focal point around an open space or plaza used for outdoor concerts, community events, and informal gatherings. B) Expand Farmers Market to its fullest potential by attracting uses which serve as a destination point and one of the city’s gateways while also improving the linkages between the Farmers Market and downtown. Goals, Objectives & Strategies Page 20 �City of Royal Oak Master Plan 2012 Amendment Commercial Corridors GOAL 4: To improve both the function and visual appearance of the major commercial corridors within Royal Oak while protecting and enhancing neighboring residential areas. Rationale: Varied in terms of use, the appearance of the major commercial corridors leaves a lasting impression on both the casual visitor and the residents. The lack of defined entryways into the community, uncoordinated mix of uses, a multitude of curb cuts, proliferation of signs, predominance of paved surfaces and absence of landscaping all contribute to portions of many corridors that are visually unattractive. OBJECTIVE 4.1 Provide design guidelines for treatment of buffers to create a smooth transition between residential and non-residential uses. Strategies: A) Provide consistent screening of more intensive uses (i.e., multiple-family, commercial, and office uses) from residential neighborhoods through the use of decorative landscaping.     Provide sufficient setback as well as an attractive physical barrier between the residential and non-residential uses as necessary to minimize disruptive light, noise, odor, dust, unsightly appearances and intrusive activity relative to the residential environment. Buffers should consist of a landscape area along the residential boundary, with a decorative wall along the non-residential side of said buffers. Landscape areas should be planted with trees, flowers, grasses and shrubs to visually screen non-residential areas and provide an attractive boundary that encourages continued investment in the adjacent residential property. Buffer dimension should be larger and the screening more intensive when the nature and/or scale of the non-residential use is more intensive than the residential use. B) Establish alternative design treatments of existing alleys typically located between residential and commercial or office uses.   Attempt to create more space for screening of automobile service, parking areas, and storage areas through the use of decorative screening and/or landscape materials. Use alleys as second access to buildings providing parking and pedestrian ways through the use of alley-scape and courtyard amenities such as paving, landscaping, lighting and street furniture. Goals, Objectives & Strategies Page 21 �City of Royal Oak Master Plan 2012 Amendment Use of 811ff'el'f: Walls and Landsca,plng OBJECTIVE 4.2 Improve the visual appearance of the commercial corridors. Strategies: A) Support land use decisions that enhance the economic, aesthetic and functional qualities of each corridor which do not detract from neighboring residential uses, and which are of compatible design, scale and use to the neighboring residential areas. B) Encourage transit-oriented development patterns at appropriate locations along commercial corridors – intersections of major streets with mixed-use development patterns and lots of sufficient size. C) Develop building standards that are style-neutral for new and renovated buildings with specific consideration for building height, setbacks, signage and streetscape design. D) Develop stronger buffer standards between the right-of-way and parking areas through the use of decorative screening and landscaping materials. E) Reduce the number of curb cuts along the corridors. F) Encourage consolidated parking at side or rear of buildings, while ensuring continuous screening between commercial and adjacent residential areas. G) Develop streetscape amenities unique to each corridor with the use of consistent paving, furniture, landscaping, lighting and signage. H) Continue the façade / building line north and south of the downtown along Main Street, with buildings that are appropriately located and oriented to the street, to better integrate with the downtown and to create an entryway into the city. Goals, Objectives & Strategies Page 22 �City of Royal Oak Master Plan 2012 Amendment I) Continue efforts to improve signage along commercial corridors and to reduce the number of nonconforming signs. OBJECTIVE 4.3 Provide linkages between through enhanced corridors. various community elements Strategies: A) Identify and enhance entryways and gateways into the city through the use of landscaping and identification signs such as Main Street / I-696, Woodward Avenue / Eleven Mile Road, Woodward Avenue / Twelve Mile Road, and Eleven Mile Road / I-75. B) Encourage the use of corridors as linkages such as Eleven Mile Road linking Woodward Avenue to civic areas downtown, and Main Street linking I-696 and downtown. C) Support and encourage clean, efficient public transit service along commercial corridors, such as light rail and bus rapid transit to local destinations, and high-speed rail to more distant locations along established railroad rights-of-way. Goals, Objectives & Strategies Page 23 �City of Royal Oak Master Plan 2012 Amendment Woodward Corridor GOAL 5: To recognize the economic, social, and cultural importance of the Woodward Corridor and pursue the improvements needed to enhance and maintain its vitality. Rationale: The economic health and physical improvement of the Woodward Corridor are vital not only to the City of Royal Oak but the entire area traversed by Woodward Avenue. While some improvements have occurred to individual properties, comprehensive strategies, such as the ones embodied in the Woodward Avenue Public Spaces Design Framework Plan, need to be actively pursued. OBJECTIVE 5.1 Provide design guidelines for treatment of buffers to create a smooth transition between residential and non-residential uses. Strategies: A) Provide consistent screening of more intensive uses (i.e., multiple-family, commercial, and office uses) from residential neighborhoods through the use of decorative landscape materials.     Provide setback as well as an attractive physical barrier between the residential and nonresidential uses as necessary to minimize disruptive light, noise, odor, dust, unsightly appearances and intrusive activity relative to the residential environment. Buffers should consist of a landscape area along the residential boundary, with a decorative screen wall along the non-residential side of said buffers. Landscape areas should be planted with trees and shrubs to visually screen nonresidential areas and provide an attractive boundary that encourages continued investment in the adjacent residential property. Buffers and screening should be scaled in accordance with the scale of the non-residential use. B) Establish alternative design treatments of existing alleys typically located between residential and commercial or office uses.  Attempt to create more space for screening of automobile service, parking areas, and storage areas through the use of fences, walls and/or landscaping. Goals, Objectives & Strategies Page 24 �City of Royal Oak Master Plan  2012 Amendment Use alleys as second access to buildings providing parking and pedestrian ways through the use of alley-scape and courtyard amenities such as paving, landscaping, lighting and street furniture. OBJECTIVE 5.2 Improve and maintain the overall appearance of buildings and streetscapes. Strategies: A) Develop building standards that are style-neutral for new and renovated buildings with specific consideration for building height, setbacks, signage and streetscape design. B) Utilize streetscape elements such as lighting, landscaping, furniture and signage to help visually unify areas and improve the pedestrian environment along with corridor. C) Improve the appearance of strip buildings that have multiple tenants by unifying the individual storefronts through similar use of material, color, signage, lighting, etc., and encourage proper maintenance of said corridor properties. D) Develop treatments for rear building elevation that improve the appearance of entrance and service areas. E) Preserve, establish, and re-establish street trees and related landscape components in the corridor. OBJECTIVE 5.3 Provide sufficient, accessible, conditions for businesses. and attractive parking Strategies: A) Investigate methods of reorganizing existing parking areas to increase their efficiency and improve their appearance. B) Screen adjacent residential neighborhoods from parking areas located behind businesses. C) Investigate opportunities to increase parking through the removal of existing nonconforming, underutilized, or blighted commercial buildings. D) Consider the purchase of homes adjacent to the corridor for the provision of off-street parking where appropriate. E) Encourage street and right-of-way reconstruction projects that eliminate on-street parking where it does not meet minimum design and safety standards and provide for safe on-street parking where possible throughout the Woodward Corridor. Goals, Objectives & Strategies Page 25 �City of Royal Oak Master Plan OBJECTIVE 5.4 2012 Amendment Create a corridor that is distinctive, visually rich, and well organized. Strategies: A) Develop a significant, unique, overriding design concept that reflects the importance of Woodward to the community, county, and state. B) Identify historic places, buildings, structures, locations and events to Woodward and highlight them as features for the corridor. C) Identify opportunities for “corridor-scaled” public art / elements and public spaces at key locations along the corridor. D) Identify individual communities and districts through the use of “gateways” and “landmarks.” E) Maintain and enhance existing open space and investigate opportunities for additional open space on or adjacent to the corridor. OBJECTIVE 5.5 Improve safety and control of traffic speed and congestion. Strategies: A) Support and encourage design principles and solutions to control and reduce speeds where appropriate while providing for efficient traffic flow. B) Consolidate and reduce the number of ingress and egress points along Woodward while maintaining sufficient access to business parking. C) Reduce conflict points between pedestrian and vehicular circulation. D) Investigate signalization and traffic engineering methods such as IVHS (Intelligent Vehicle Highway Systems) that can improve safety and reduce traffic congestion. OBJECTIVE 5.6 Encourage multi-modal use of the corridor. Strategies: A) Encourage the renovation of Woodward Avenue so it accommodates ALL users, including pedestrians, bicycles, transit, freight and motor vehicles. Goals, Objectives & Strategies Page 26 �City of Royal Oak Master Plan 2012 Amendment B) Support and encourage design principles and solutions to support and promote walkability throughout the Woodward Corridor. C) Facilitate pedestrian movement between the east and west sides of Woodward through development and redevelopment of the corridor. D) Incorporate a bicycle route network along or in areas adjacent to the corridor, with connections to existing community bike route systems. E) Develop a network of existing and future parks and recreation facilities for the corridor and surrounding area. F) Support and encourage clean, efficient public transit systems that support redevelopment of the corridor, such as light rail and bus rapid transit. OBJECTIVE 5.7 Maintain a healthy and vibrant retail and institutional mix that allows Woodward to be a sought after business address and phase out over time uses or buildings that have a negative impact on the corridor. Strategies: A) Encourage transit-oriented development patterns where possible along the Woodward Corridor – intersections of major arterials with mixed-use development patterns and lots of sufficient size. D) Enhance pedestrian and bicycle access to businesses with dedicated access points and from surrounding neighborhoods with cross walks and consistent sidewalk ramps at key locations. B) Promote uses and activities that maintain or increase the commercial tax base. C) Identify negative or inappropriate uses along the corridor. D) Identify buildings or sites with outmoded site characteristics and recommend creative redevelopment concepts for underutilized properties along the corridor. E) Develop recommendations for the reuse of such parcels. F) Investigate financing options for the redevelopment of such sites. Goals, Objectives & Strategies Page 27 �City of Royal Oak Master Plan 2012 Amendment Transportation and Circulation GOAL 6: To provide an integrated and accessible transportation system comprised of a balanced range of travel options to facilitate the safe, convenient, reliable and smooth flow of motorized and non-motorized vehicles and pedestrians. Rationale: An efficient and safe transportation system is vital to the quality of life in the City of Royal Oak for both residents and businesses. OBJECTIVE 6.1 Ensure that the roadway system respects the context of adjacent neighborhoods, accommodates all users, and is safe, efficient and adequate to meet the needs of city residents and businesses. Strategies: A) Support, design, and build streets that accommodate appropriate users, including pedestrians, bicycles, transit, freight and motor vehicles. B) Support, design, and build streets that respect and complement adjacent development patterns, densities, and land uses, making all modes of travel efficient and enjoyable. C) Change the design of a street as it passes through areas where there is a change in development patterns, context, and character or where such a change is desired and appropriate. D) Achieve regional transportation capacity through appropriate methods and multiple travel modes, such as network connectivity and properly-sized thoroughfares, instead of simply widening lanes or adding more lanes. E) Establish a priority system of street improvements which improve traffic flow and safety, relieve congestion, and are coordinated with commercial corridor improvements. F) Promote safety improvements at problematic intersections. G) Limit the number of egress / ingress access and service drives and encourage shared drives along major corridors. Goals, Objectives & Strategies Page 28 �City of Royal Oak Master Plan OBJECTIVE 6.2 2012 Amendment Promote a “Walkable Community” environment that will facilitate pedestrian and bicyclist use. Strategies: A) Support, design, and build streets that accommodate appropriate users, including pedestrians, bicycles, transit, freight and motor vehicles. B) Support and encourage design principles and solutions to support and promote walkable streets and livable neighborhoods. C) Encourage transit-oriented design principles where possible while supporting clean, efficient public transit service to new developments and existing neighborhoods. D) Enhance pedestrian and bicycle access from surrounding neighborhoods with cross walks and consistent sidewalk ramps at key locations. E) Provide and maintain continuous sidewalks linking neighborhoods, schools, community facilities, and the downtown. F) Continue to work with railroads to provide safer crossings. G) Continue to support the city’s maintenance plan for existing and new sidewalks. H) Discourage the use of drive-through traffic and multiple curb cuts that are a detriment to a pedestrian-oriented environment. I) Minimize the amount and speed of traffic through neighborhoods by using “traffic calming” devices. J) Promote neighborhood enhancement programs and strategies such as preservation of mature trees, street and tree plantings, neighborhood gardens and sidewalk improvements. OBJECTIVE 6.3 Promote non-motorized transportation and use of public transit. Strategies: A) Support, design, and build streets that accommodate appropriate users, including pedestrians, bicycles, transit, freight and motor vehicles. B) Support and encourage design principles and solutions to support and promote walkable streets and livable neighborhoods. Goals, Objectives & Strategies Page 29 �City of Royal Oak Master Plan 2012 Amendment C) Encourage pedestrian orientation and provide safe pedestrian linkages through sidewalks between neighborhoods, parks, schools and commercial areas. D) Increase opportunities for biking within the city by developing a bicycle master plan with designated bike routes and appropriate connections. E) Recognize and promote bicycle routes throughout the city, creating a system of signed, shared roadways that connect to similar systems in adjacent cities. F) Encourage transit-oriented development patterns within mixed-use areas with adequate lot sizes and along existing and planned transit corridors. G) Support and encourage clean, efficient public transit service throughout the city, such as light rail and bus rapid transit to local destinations, and high-speed rail to more distant locations along established railroad rights-of-way. H) Implement the objectives and strategies of the Non-Motorized Transportation Plan throughout the entire city. Goals, Objectives & Strategies Page 30 �City of Royal Oak Master Plan 2012 Amendment Parks & Recreational Resources GOAL 7: To provide recreational land in the form of community parks, neighborhood parks, miniparks and recreational facilities which are convenient, accessible, and meet the needs of Royal Oak residents. Rationale: The desirability of Royal Oak as a residential community is enhanced by its excellent parks and recreational facilities. Parks and recreational services contribute to the economic and social well being of the community. Increased demands will be placed on parks and recreational services as population and resident expectations increase. OBJECTIVE 7.1 Provide recreation land in the form of community parks, neighborhood parks, and mini-parks which are convenient and accessible to all residents. Strategies: A) Provide balanced geographical distribution of parks. B) Provide neighborhood parks or mini-park facilities wherever available in deficient areas. C) Encourage new development and existing projects, where applicable, to reserve park and open space. OBJECTIVE 7.2 Provide fields and facilities that meet the community-wide recreation needs of Royal Oak residents. Strategies: A) Provide high-quality recreation fields and facilities for organized team play at community parks. B) Organize a steering committee to investigate the feasibility of developing an outdoor, cityowned swimming facility with a range of amenities including outdoor shallow depth areas, zero-depth play facilities, and ancillary facilities. C) Expand promotion of current swimming programs held at school facilities. Coordinate with school district to consider expansion of swimming programs. Goals, Objectives & Strategies Page 31 �City of Royal Oak Master Plan OBJECTIVE 7.3 2012 Amendment Provide, promote, and encourage the establishment and maintenance of non-motorized trails. Strategies: A) Create a multiple-purpose pathway system in several parks throughout the city that can be used for walking, jogging, in-line skating, skateboarding, etc., and other pedestrian activities. B) Recognize and promote bicycle routes throughout the city, creating a system of signed, shared roadways that connect to similar systems in adjacent cities. C) Implement the objectives and strategies of the Non-Motorized Transportation Plan throughout the entire city. OBJECTIVE 7.4 Eliminate existing barriers to recreation facilities and programs by creating barrier-free facilities and adopting a policy of “inclusive recreation.” Strategies: A) Provide recreation and leisure opportunities to all residents. B) Ensure that each play setting and activity area is accessible, that accessible play components are placed wherever possible, and that similar play opportunities are provided to citizens with disabilities. C) Improve accessible routes of travel, connecting parking areas and drop-off points, and provide safe access to activity areas and accessible activities. D) Provide a means of getting on and off the equipment for children with a range of mobility impairments. E) Ensure that landscape areas, gardens, picnic areas, parking areas, park facilities, and significant natural features are accessible. F) Encourage consultation between operator, manufacturer or designer, and people with and without disabilities who reside in the community. Goals, Objectives & Strategies Page 32 �City of Royal Oak Master Plan OBJECTIVE 7.5 2012 Amendment Increase parking capacity of parks. Strategies: A) Review current parks for parking deficiencies and establish a plan of long-term goals to rectify these deficiencies. Goals, Objectives & Strategies Page 33 �City of Royal Oak Master Plan 2012 Amendment Community Resources & Facilities GOAL 8: To provide community facilities and services which contribute to the overall improvement of the community and goals of the Master Plan and meet the needs of the Royal Oak community. Rationale: Providing basic facilities and services is an essential role of local government. However, well planned and strategically located community facilities can contribute to the advancement of other community goals. As with other public services, demand for improved community facilities will increase as community expectations increase. OBJECTIVE 8.1 Provide Master Plan goals for consideration in the planning, programming, construction, and maintenance of community facilities. Strategies: A) Incorporate evaluation of Master Plan goals, objectives, and strategies in the preparation of a future city Capital Improvement Program as required per state law, providing for long-term capital expenses that require substantial investment (public buildings, infrastructure, equipment, etc.) B) Encourage dialog regarding planning with other governmental units and neighboring cities. C) Develop a separate overlay district or “special redevelopment” zone for former school sites and larger, vacant commercial sites, as well as public and institutional uses outside of the downtown, including parks, schools, cemeteries, utilities, etc. OBJECTIVE 8.2 Develop new or improve upon existing community facilities that contribute to the community visions embodied in the Master Plan. Strategies: A) Continue developing the downtown civic plaza as a focal point for public services and gatherings. B) Maintain and improve the Farmers Market. Goals, Objectives & Strategies Page 34 �City of Royal Oak Master Plan OBJECTIVE 8.3 2012 Amendment Increase awareness of Royal Oak’s rich cultural and artistic heritage; celebrate and expand cultural expressions; and encourage cultural institutions to develop and grow. Strategies: A) Promote Royal Oak’s arts and cultural institutions and programs. B) Promote Royal Oak’s arts, architecture, and cultural assets to advance Royal Oak as a community and tourist destination. OBJECTIVE 8.4 Encourage understanding and support for the unique needs of our aging population and the value they provide to our entire community. Strategies: A) Support the voluntary choice of older residents who wish to remain in their homes, making it easier and more inviting to “age in place.” B) Encourage projects that address the services and housing needs of our aging population. C) Encourage design standards that accommodate the special needs of these residents. D) Encourage consideration of the needs of our aging population in making decisions regarding Royal Oak’s civic, cultural, and recreational services. E) Support the review of current housing options for our aging population. Goals, Objectives & Strategies Page 35 ��City of Royal Oak Master Plan 2012 Amendment Land Use Plan The Land Use Plan and Future Land Use Map presented on the following pages illustrate the proposed physical arrangements of land use for the City of Royal Oak. The Land Use Plan serves to translate community goals into a narrative and graphic illustration. It is based largely upon the existing land use, current zoning and planning analysis, and the desires of the residents of the City of Royal Oak as expressed in the visioning workshops which were conducted to solicit public input. The plan is prepared to serve as a policy for the city regarding current issues, land use decisions, investments in public improvements and future zoning decisions. The plan is intended to be a working document which will provide for the orderly development of the city, assist the community in its effort to maintain and enhance a pleasant living environment, while fostering economic development and redevelopment where needed. The land use plan is based upon comments and opinions gathered during the planning process including numerous meetings with the Steering Committee and city staff, and the public input obtained from the visioning workshops. To this extent, it reflects general policy toward development and redevelopment within the city. The land use plan is based on equal consideration of a number of factors. These factors include:       Citizen opinion and input Existing land use Existing zoning Existing plans Population projections and characteristics Community facilities and parks       Economic outlooks Socio-economic considerations Traffic and circulation Utilities Compatible uses Community goals, objectives, and strategies The proposed land use categories were developed in an effort to create a long term plan for the development and redevelopment of the City of Royal Oak. These classifications and their general location are described in more detail below. Residential Low Density Single-Family Residential Low Density Single-Family Residential provides for single-family detached dwellings on individual lots requiring a minimum of 13,000 square feet of lot area provided for each dwelling. This designation is intended to provide an environment of lower-density, single-family detached dwellings, along with other related facilities such as parks and schools. There are only a few areas of low density single-family residential in the city including the south side of Fourteen Mile Road east of Rochester Road, the Lakeside Drive neighborhood between Main Street and Rochester Road, the Vinsetta Park neighborhood south of Twelve Mile Road between Woodward Avenue and the railroad, and north of Thirteen Mile Road between Main Street and Quickstad Park. Land Use Plan Page 37 �City of Royal Oak Master Plan 2012 Amendment Medium Density Single-Family Residential Medium Density Single-Family Residential provides for single-family detached dwellings requiring a minimum of 5,000 square feet of lot area provided for each dwelling. This designation is intended to provide an environment of medium-density, single-family detached dwellings, along with other related facilities such as parks and schools. Aside from the neighborhoods identified above as Low Density Single-Family Residential, the remaining singlefamily detached neighborhoods in Royal Oak are comprised of medium-density, single-family residential housing. These existing medium-density, single-family residential neighborhoods include but are not limited to neighborhoods and subdivision plats know as Arlington Park, Beverly Hills, the northern portion of Vinsetta Park, Forest Heights, Kensignton-Highland, Lawson Park, Marks Park, Maudlin Park, Maxwell Park, Memorial Park, North Shrine area, Connecticut Street area, Oak Run, Oakview, Quickstad Park, Southpointe, Starr Park, Sullivan Park, and Wendland Park. Attached / Detached Single-Family Residential Attached / Detached Single-Family Residential provides for single-family attached and detached dwellings requiring a minimum of 4,000 to 5,000 square feet of site area provided for each dwelling. This category is intended to provide a transitional residential designation between single-family residential as described above and more intense land uses such as office, commercial, or multiple-family residential, and to allow a mix of housing types, including both attached and detached residential developments such as townhomes and row houses. There are existing areas in the city developed at this density including the duplexes between Webster Road and Glenwood Road east of the railroad, on the west side of Campbell Road, on the east side of Rochester Road, and on both sides of Fourth Street. This designation can accommodate a wide variety of single-family developments. Multiple-Family Residential Multiple-Family Residential is intended to provide for multiple-family dwelling units requiring a minimum of 2,400 to 4,800 square feet of site area provided for each dwelling depending on the number of bedrooms in each dwelling units. This designation is intended to allow a higher density residential environment such as apartments, condominiums, and townhouses. High-density residential can generate significant amounts of traffic and therefore should be directly adjacent to a major thoroughfare with adequate public transit service. There are many areas of existing multiple-family residential uses throughout the city, the largest being the Coventry Parkhomes Condominiums development in the northern portion of the city, and the developments along I-696 along the southern border of Land Use Plan Page 38 �City of Royal Oak Master Plan 2012 Amendment the city including the Main Street Square and Maryland Club developments. Small pockets of other multiple-family uses exist throughout the city. Multiple-family developments should exhibit the same design features and characteristics as the established single-family neighborhoods to which they are adjacent. Compatible types would include brownstones, walk-ups, and courtyard apartments, usually with 4 to 12 units per building. More modern style apartment complexes with their exurban traits are to be discouraged. Both single- and two-family residential uses are permitted in the district. High-density residential serves as a transition between non-residential districts and lower density residential uses and should be developed at a density no greater than 9 to 18 units an acre or 2,400 to 4,800 square feet of lot area per unit. No new areas of Multiple-Family Residential have been designated in the city. Mixed Use Two categories of mixed use are provided, each with a different emphasis. The mixed use designations are intended to provide for a dynamic environment of compatible uses for areas of the city with the following characteristics:       Mixed land uses in close proximity to one another. Relatively compact developments, both residential and commercial. Entrances that front directly onto the street without parking between buildings and the street. Building, landscape, and thoroughfare design that is at a pedestrian-scale. A highly-connected circulation network created by relatively small blocks. Streets and public spaces that contribute to “placemaking” — the creation of unique neighborhood centers that are compact, mixed-use, pedestrian-scaled, and transit-oriented with lasting economic value. This designation will provide for a transition between more intensely developed commercial areas and residential areas and/or between busy thoroughfares and residential areas. Mixed Residential / Office / Public / Institutional Mixed Residential / Office / Public / Institutional is intended to provide for a mixture of residential, public / institutional uses, professional offices, general offices, and business and personal service uses, but would not include retail commercial uses. Such uses may be located in combination with one another within a single building. Upper floor residential uses would be encouraged. This land use designation is designed to maintain and promote the flexible redevelopment of certain areas of the city with a mixture of residential, public / institutional, and office uses. Areas of mixed residential / office uses are proposed for the south of downtown on the east side of the railroad, the northwest corner of Sherman Drive and West Street, the southeast corner of Land Use Plan Page 39 �City of Royal Oak Master Plan 2012 Amendment Crooks Road and Normandy Road, and the southeast corner of Campbell Road and Lincoln Avenue. Office uses would be those compatible with residential uses. It is proposed that the city consider a new mixed residential / office zoning district which would allow single-family and attached / detached residential housing as permitted uses, while multiple-family residential, schools, churches, day care and office uses would be allowed as special land uses. This mixed-use residential classification may also provide locations for smaller-scale senior housing developments that are compatible with adjacent neighborhoods. The intensity of the residential and office uses allowed would depend upon site characteristics. Upper floor residential uses would be encouraged. Mixed Residential / Office / Commercial Mixed Residential / Office / Commercial is intended to provide for a mixture of residential, office, and lower-intensity commercial uses. This designation allows for any combination of residential, office, or local commercial use. Upper floor residential uses above retail or office uses would be encouraged. This land use designation is also designed to maintain and promote the flexible redevelopment or certain areas of the city. The emphasis of this designation is a combination of residential, office, and local commercial uses. Mixed residential / office / commercial use areas are proposed for areas adjacent to the Central Business District, such as south of the downtown along Main Street including the gateway development area along I-696, the area between Main Street and the railroad south of Lincoln Avenue, the area surrounding Oakland Community College south of Lincoln Avenue, and the Fourth Street area from Knowles Street to Alexander Avenue. Additional areas of the mixed residential / office / commercial designation are located along commercial corridors such as portions of Woodward Avenue south of Lincoln Avenue, the west side of North Main Street south of Twelve Mile Road, both sides of North Main Street between University Avenue and Catalpa Drive, the intersections of Twelve Mile Road, Thirteen Mile Road, and Fourteen Mile Road with Crooks Road, areas along Eleven Mile Road, and areas along Rochester Road near Thirteen Mile Road. It is proposed that the city consider a new mixed-use residential / office / commercial zoning district which would allow residential uses as permitted uses, while office, schools, churches, day care, and local commercial uses would be allowed as special land uses based upon site specific conditions. This mixed-use residential classification may also provide locations for senior housing developments such as independent living, assisted living, and congregate care. Upper-floor residential uses in combination with non-residential uses would be encouraged. Consideration should also be given to reducing the required amounts of off-street parking in mixed-use areas to encourage redevelopment of these sites. The whole concept of mixed-use zoning is aimed at providing access to many different uses without the need for multiple automobile trips, thus reducing the need for each individual use to supply its own off-street Land Use Plan Page 40 �City of Royal Oak Master Plan 2012 Amendment parking. Many of these sites are also too small to accommodate the full amount of parking that may be required, especially along the south side of Fourth Street between Troy Street and Alexander Avenue, both sides of Main Street between Eleven Mile Road and Catalpa Drive, and Washington Avenue and Main Street south of Lincoln Avenue. Commercial & Industrial General Commercial General Commercial is intended to provide suitable locations for general retail and service establishments. These types of commercial uses are generally developed along major roads. Uses typically found include larger supermarkets, discount stores, department stores, appliance and furniture stores, and specialty shops. These types of land uses rely on a market area much larger than that of the local commercial areas and can provide either convenience and/or comparison goods. General Commercial may take the form of either a shopping center or groups of buildings sharing common access, architectural style and, design elements. The General Commercial designation also includes special retail and service uses, such as garden sales, building supplies, and automobile dealerships. General Commercial land uses are restricted to primarily the Woodward Avenue corridor, with additional areas in the northwest portion of the city north of Meijer Drive, and along the west side of Coolidge Highway north of Fourteen Mile Road, the northeast corner of Thirteen Mile Road and Rochester Road, the north side of Twelve Mile Road at Main Street and Rochester Road, and select areas along Stephenson Highway and Campbell Road. The area north of downtown along Main Street and Eleven Mile Road was initially designated as General Commercial in 1999. This area included properties on the north side of Eleven Mile Road between Washington Avenue and Troy Street, the northwest corner of Main Street and Eleven Mile Road, and the east side of Main Street between Pingree Boulevard and Eleven Mile Road. Many of these sites have since been redeveloped in a pattern consistent with the rest of the downtown, while others have become vacant. These sites have therefore been changed to a combination of General Commercial and Mixed Use – Residential / Office / Commercial. Central Business District Central Business District is exclusive to the downtown of the City of Royal Oak. This designation is intended to promote the center of the city as a special business area functioning as the commercial center of the city and offering a range of convenient commercial, specialty shops, personal services, housing, restaurants, business, governmental, office, and banking uses. The Central Business District is exclusive to the commercial center or downtown of the City of Royal Oak which exhibits the following characteristics:  Mixed land uses in close proximity to one another. Land Use Plan Page 41 �City of Royal Oak Master Plan      2012 Amendment Compact development for all land uses. Building entrances that front directly onto the street without parking between buildings and the street. Building, landscape, and thoroughfare design that is at a pedestrian-scale. A highly-connected circulation network created by relatively small blocks. Streets, sidewalks, and other public spaces that contribute to “placemaking” — the creation of a unique town center that is compact, mixed-use, pedestrian-scaled, and transit-oriented with a strong civic character and lasting economic value. The Central Business District is the area between West Street, Eleven Mile Road, Troy Street, and Lincoln Avenue with an additional area extending east to Knowles Street on both sides of Fourth Street. The CBD designation is designed to provide for pedestrian-accessible mixed uses consisting of a variety of retail, banking, office, residential, civic, and service uses in the downtown area. It should provide for the comparison shopping, entertainment, convenience, cultural, and service needs for the entire City of Royal Oak area. This district includes and promotes uses which would provide convenient pedestrian shopping along a continuous retail frontage. Automotive related services and other uses which tend to interfere with the continuity of retail frontage and hinder pedestrian circulation are discouraged. An area that may need to be added to the Central Business District is the south side of Fourth Street between Troy Street and Kayser Street. These lots were designated as Mixed Use – Residential / Office / Commercial in 1999, while the north side was designated as Central Business District. Both sides have little to no off-street parking. But while the north side has seen significant redevelopment since 1999 and is vibrant and thriving, the south side has remained stagnant with several vacant buildings. Few proposals to occupy these vacant buildings have been submitted since then. To encourage redevelopment on the south side it should be redesignated as Central Business District. Lower building heights may be necessary along Fourth Street than the rest of the downtown, however, due to the close proximity of single-family dwellings to the north and south. Several tall buildings were built in the downtown since adoption of the Master Plan, some with 10 stories or more. The first of these towers were built with the front façade of the lower floors placed immediately next to the sidewalk, while the upper floors were setback about 10 feet. The more recent ones were built with the entire front façade of the building flush with the sidewalk all the way to the top of the building. It has been observed that these buildings seem to overwhelm the comfortable human scale of the downtown’s sidewalks and detract from its pedestrian-friendly environment. They also have a tendency to more readily deflect noise into surrounding neighborhoods and create unusual wind currents. For these reasons the Zoning Ordinance should require the front façade of taller buildings in the Central Business District to maintain an adequate setback from the sidewalk above the 4th or 5th story. Levels below these stories should maintain the build-to line at the sidewalk to preserve the downtown’s defined street frontage. Land Use Plan Page 42 �City of Royal Oak Master Plan 2012 Amendment Industrial Industrial uses are considered warehousing, research, designing and manufacturing. Such uses are intended to be enclosed within a building and external effects are not to be experienced beyond their property boundaries. Outdoor storage is intended to be minimal. Such areas should be located on roads capable of adequately accommodating necessary truck traffic, and should be isolated from residential areas. The Industrial designation is designed to primarily accommodate warehousing, research, laboratory, and light manufacturing whose external and physical effects are restricted to the immediate area having only a minimal effect on surrounding districts. Outdoor storage is intended to be minimal. This category is also designed to provide, by special land use approval, locations for general industrial activities such as those which involve the use of heavy machinery, extensive amounts of contiguous land, service by railroad lines or major thoroughfares, processing of chemicals or raw materials, assembly, generation of industrial waste, noise, odor, or traffic problems or similar characteristics. These uses would require service by large trucks. All industrial uses should be adequately screened from adjacent residential uses. It is recommended that the Industrial designation be confined to smaller lots with utilitarian buildings that could be readily occupied by numerous small-scale manufacturers and research facilities. Such properties are extremely flexible and can be easily redeveloped over time when they become vacant. Larger lots with buildings dedicated to a single use may become obsolete in today’s economic climate since they are extremely difficult to redevelop once they become vacant, and subsequently become blighted. The city may need to consider dedicating these sites to other use groups such as General Commercial that have more feasible redevelopment solutions should these site become vacant in the future. The areas planned for Industrial include the areas between Coolidge Highway and Delemere Boulevard south of Fourteen Mile Road, the areas south of Bellaire Avenue east of Campbell Road, the area between Twelve Mile Road and Bellaire Avenue, and the area between Leafdale Boulevard and Coolidge Highway north of Fourteen Mile Road. The area between the railroad and Morse Avenue south of Harrison Avenue was designated as Mixed Use – Residential / Office / Institutional in 1999. Since then the area has continued to be used and redeveloped for industrial and manufacturing uses that were in existence prior to 1999. Theses sites have not redeveloped into other mixed uses as planned. These sites have therefore been re-designated as Industrial. Parks & Open Space Parks and Open Space is intended to provide public and private parks, recreation, and open space systems. This classification includes existing parks as specified in the city’s current Parks and Recreation Master Plan located throughout the city, as well as the city’s cemetery. Consideration should be Land Use Plan Page 43 �City of Royal Oak Master Plan 2012 Amendment given to creating a separate overlay district or “special redevelopment” zone that would include parks and recreational facilities along with public and institutional uses but exclude residential or commercial development. Public / Institutional Areas designated as Public / Institutional land uses are intended to accommodate such activities as governmental and public buildings, schools, and churches. This designation includes government service buildings such as City Hall, the Farmer’s Market, library, etc. It also includes elementary, middle, and high schools, Oakland Community College, and Beaumont Hospital. Consideration should be given to creating a separate overlay district or “special redevelopment” zone that would include these uses that are outside of the downtown along with parks and open space. Land Use Plan Page 44 �City of Royal Oak Master Plan Land Use Plan .+.' ..........,......... _ ___ •..,. _ ••_ - t •••,...... ..... -----·-········ Future Land Use Map - North Half ! Single Family Residential - Low Density ::===::::I Single Family Residential - Medium Density ::===::::! Single Family Residential - Attached - Detached Page 45 02/24/2012 Multiple Family Residential ,J I) Mixed Use - Residential / Office / Commercial Not To Scale Mixed Use - Residential / Office / Institutional •••• ! 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General Commercial Central Business District Industrial Ill■■' ._ Public / Institutional Parks and Open Space 2012 Amendment City of Royal Oak Oakland County, Michigan �City of Royal Oak Master Plan 2012 Amendment Implementation The Master Plan is a statement of goals and strategies designed to plan for preservation, growth, and redevelopment. The plan forms the policy basis for the more technical and specific implementation measures that will follow after adoption of the plan. The plan will have little effect upon future planning unless adequate implementation programs are established. This section identifies actions and programs which will be useful if the Master Plan is to be followed. Zoning Requirements Zoning is the development control that is most closely associated with implementation of the Master Plan. Originally zoning was intended to inhibit nuisances and protect property values. However, zoning should also serve additional purposes which include:  To promote orderly growth, preservation, and redevelopment in a manner consistent with land use policies and the Master Plan.  To promote attractiveness in the city’s physical environment.  To accommodate special, complex, or unique situations through such mechanisms as planned unit developments, overlay districts, or special use permits.  To promote the proper relationship between potentially conflicting land uses (i.e. industrial uses adjacent to residential areas).  To preserve and protect existing land uses, where appropriate.  To promote the positive redevelopment of underutilized areas of the city. The Zoning Ordinance and official Zoning Map, in themselves, should not be considered as the major land range planning policy of the city. Rather, the Master Plan must be regarded as a statement of planning policy and zoning should be used to assist in implementing that policy. Zoning Plan & Zoning Map Adjustments As required under Section 33 (2)(d) of Michigan’s Planning Enabling Act, this Master Plan must include a “Zoning Plan” for the Zoning Ordinance’s various districts that also includes an explanation of how the land use categories on the Future Land Use Map relate to the districts on the Zoning Map. The intent of this Master Plan is to have the zoning districts of the Zoning Ordinance and their boundaries on the city’s Zoning Map evolve over time to more closely resemble the Future Land Use Map and its land use categories, regardless of how they may be zoned today. This long-term evolution is the essence of the city’s Zoning Plan. Implementation Page 47 �City of Royal Oak Master Plan 2012 Amendment The following is a comparison of the land use categories contained in this Master Plan and its Future Land Use Map, and what zoning districts of the Zoning Ordinance and Zoning Map they most closely relate to: Future Land Use Categories Single Family Residential – Low-Density Single Family Residential – Medium Density Single Family Residential – Attached / Detached Multiple Family Residential Mixed Use – Residential / Office / Institutional Mixed Use – Residential / Office / Commercial General Commercial Central Business District Industrial Public / Institutional Parks & Open Space               Zoning Districts One Family Residential – Large Lot One Family Residential Two Family Residential Multiple Family Residential Multiple Family Residential Mixed Use 1 Mixed Use 2 Office Service Neighborhood Business 1 & 2 General Business Central Business District General Industrial Special Redevelopment Special Redevelopment Certain areas of the city have been designated for a land use classification in the Master Plan which may conflict with either exiting zoning or existing land uses. The Master Plan recommendations will provide guidance as to the proper zoning of these properties in the future. The Planning Commission and City Commission will further study and make decisions in regards to which areas warrant city-initiated rezoning. There is currently no zone that directly relates to the Public / Institutional or Parks & Open Space land use designations. Most of these properties are zoned for single-family residential uses and can be divided into separate lots for detached dwellings with no further review from the city, provided the originally platted parcel boundaries are re-established. Creating a “special redevelopment” zone for these sites would give the city the ability to approve any new residential or commercial development at these locations through a special land use permit and/or site plan review before they could be converted into another use. They could no longer be automatically converted to residential use should they become vacant. Zoning Ordinance Text Amendments The Zoning Ordinance text and the Zoning Map underwent over 240 collective amendments since their original adoption in 1957. This is not an unusual situation. Ordinances are not static documents and, therefore, should be prudently modified to reflect changes in community needs, conditions, and/or city policy. Unfortunately, isolated text changes often are made without fully assessing their relationship to other critical portions of the text. The end result is troublesome regulatory gaps, or worse, conflicting regulations. An initial review of the Zoning Ordinance in 1999 identified the need to address the following specific issues: Implementation Page 48 �City of Royal Oak Master Plan            2012 Amendment Improved alphabetical subject index and comprehensive table of contents with articles, sections, and sub-sections; Consolidation of requirements into logical functional areas; Streamlined district regulations, including elimination of unnecessary repetition; Presenting information in schedule and/or chart form whenever possible, and utilizing graphics to illuminate critical points; Review of zoning districts to evaluate pertinent differences between districts; Give consideration to elimination of some districts and to the addition of others, as may be desirable; Incorporate techniques such as overlay districts to address specific conditions; Updating of performance / protection design standards, including formulation of an environmental provisions section as a means of consolidating these types of requirements; Updating all design standards (parking, landscaping, buffering / screening, setbacks, signs, etc.) to reflect current planning practices; Improved site plan review process, including clear, concise information to be submitted for review, expansion of review standards, and consideration of an administrative review process for minor site plan amendments; Improved special land use review process, including succinct identification of objectives, provision of clear, concise standards designed to meet objectives, and review / amendment of approval process, if desirable. Many of these matters were addressed in the comprehensive Zoning Ordinance and Zoning Map revisions adopted in 2001 and its subsequent amendments. However, some of these issues still remain. Various goals and objectives of the Master Plan have yet to be incorporated in the Zoning Ordinance, and unforeseen issues have arisen where standards adopted in 2001 either contradict the Master Plan or resulted in unintended consequences. The city must regularly and continually review the Zoning Ordinance and Zoning Map to resolve these concerns. Form-Based Coding & Building Standards The foundation of Royal Oak’s Zoning Ordinance was the conventional zoning model created as part of the federal Standard State Zoning Enabling Act adopted by Michigan and all other states in the 1920’s. That model was based on the separation of residential, commercial, and industrial uses, density controls, and proscriptive standards for attributes such as building setbacks and heights. This is still the basic model used today by nearly all communities to regulate development. Over time, dissatisfaction with the effects of this conventional zoning model on older, developed communities has grown. While numerous factors have created today’s development trends (loss of farmland and open spaces, deterioration of traditional downtowns and urban centers, proliferation of suburban strip malls and “cookie cutter” subdivisions, etc.), zoning has been identified as a main culprit. While originally intended to limit negative impacts of commercial and industrial uses upon residential neighborhoods, the separation of uses and limits on density have also lead to the excessive consumption of land associated with conventional suburban development or “sprawl.” Additionally, the lack of a positive prescription for physical form has Implementation Page 49 �City of Royal Oak Master Plan 2012 Amendment promoted the encroachment of incompatible building types and development patterns into traditional urban neighborhoods. As a reaction to these trends, “form-based” techniques to regulate development and land use were created as both an alternative and a companion to conventional use-based zoning. Formbased regulations can be characterized as prescriptive or contextual in nature, emphasizing the physical character of a development – its form – as much as the land use. Where used-based zoning’s primary objective is to separate uses into various zoning districts, form-based coding places an equal emphasis on the relationship between building façades and the public realm, as well as the form and mass of buildings in relation to one another. While traditional zoning proscribes minimum setbacks, permitting building placement anywhere within the allowable zone, form-based zoning prescribes build-to lines, specifically defining desired development patterns. The aim is to codify the physical parameters of development based upon a desired or ideal urban form typically derived from community input. The premise of form-based codes is that the regulation of physical form and creating a “sense of place” by defining the public realm is just as important as regulating the specific use of land and other factors (off-street parking, landscaping, etc.) in order to produce a better built community. Land uses can and do change relatively often over time, while buildings last for many years. Rather than focusing on what building characteristics are prohibited and forbidden, form-based codes focus on what is desirable. The specific building standards and underlying principles that are desired would have their foundation in a vision developed through public workshops called “charrettes.” Charrettes take place over multiple days and involve all stakeholders – elected and appointed officials, staff, developers, interest groups, and most importantly, the general public. At these charrettes the public actually participates in determining what the preferred character of the city should be by creating and drawing required site layouts, building forms, etc. During most other public hearings the public just gets to respond favorably or unfavorably to already developed proposals. In this way form-based codes possess more credibility and integrity over more conventional regulations, and they better ensure that new buildings will be appropriate to the community’s preferred vision and character. Form-based building standards have several other advantages over zoning ordinances with only used-based regulations. Rather than just using words and numbers, examples of desired building forms are graphically illustrated with diagrams and pictures of site layouts, frontage types, and building forms. This makes form-based standards more easily understood by potential developers and the general public. Form-based codes provide a better link between buildings and public spaces by integrating private development with the public realm, addressing the character and orientation of buildings and how they address public streets. They encourage buildings with flexible floor plans and layouts that can be easily adapted to different uses over the life of the structure, buildings that are necessary for mixed-use areas to thrive. Talented, well-educated people who are the key to success in the 21st century economy are attracted to the quality living environments. They like Implementation Page 50 �City of Royal Oak Master Plan 2012 Amendment amenities and places that attract people. Form-based code are better at creating these amenities and places as they offer greater predictability in what new buildings and development will look like. S£CTKIN i l11 ..... - - -- ij.&. • - m - '•-:1, • !1<11 ••I. • . . TOI, ~ ILIUIIKl'1MCTD•t•'ll4'11f --~ I.......,_ 1,........... e.~ t.A:NIII ~~ LO!ll<lffin:N ,l,!lwia. 11..,_c-,. -- 1. IWav'-til.iblrra- t&,aar.}~~1111 ~l1uur•<11..,_, ~•r/ldoClll~Clf Slailn~d~nil 1 L.1Ctr-,,n1111:11-- t n;&dr,gl-,.d~or lt,ldl..,SNllllll..\41.'8,IIQrlD~ l.Mmllllll~nlbll W.l.dW. 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Form-based coding techniques could be incorporated into the Zoning Ordinance where possible to ensure that future development is compatible with the existing characteristics of adjacent neighborhoods and fits desired forms as expressed in this Master Plan’s goals, objectives, and strategies. These new standards should be developed in conjunction with, but not entirely replace, the more conventional use-based regulations that are already a part of the city’s Zoning Ordinance. Regardless of what types of form-based standards are adopted, they should strive to be styleneutral. Form-based regulations should neither favor nor discourage one architectural style over others. The goal is to prescribe a building’s form, not its style. All architectural styles should be allowed provided they meet required form-based standards for providing more contextual buildings rather than prominent, individualized objects. Architectural creativity should be encouraged within the limits prescribed by the form-based standards. Implementation Page 51 �City of Royal Oak Master Plan 2012 Amendment Sustainability, Green Building, & LEED® for Neighborhood Development Another method of reviewing new development that the city can adopt and apply is a rating system developed by the U.S. Green Building Council. This organization publishes various systems for rating sustainability and green building practices, called the “Leadership in Energy and Environmental Design,” or LEED® certification systems. One such system, LEED for Neighborhood Development (LEED-ND), rates neighborhood design and development based on the combined principles of smart growth, the New Urbanism, and green infrastructure. Establishing the rating system for LEED-ND was guided by sources such as the Smart Growth Network’s ten principles of smart growth, the charter of the Congress for the New Urbanism, and other LEED rating systems. In particular, LEED-ND contains a set of measurable standards that identify whether a development can be deemed environmentally superior. These standards are made up of prerequisites, which all projects must meet, and a set of credits, from which each project can choose to earn enough points for certification. Like other LEED rating systems, LEED-ND is a voluntary program designed to evaluate and guide the design and construction of development projects in an environmentally sustainable manner. Unlike other LEED rating systems which focus primarily on individual buildings, LEED for Neighborhood Development places its emphasis on bringing buildings and infrastructure together into a cohesive neighborhood. It looks beyond the individual building to the larger community, recognizing that a building can only be as green as its surroundings and context. One important focus of LEED for Neighborhood Development is the creation of walkable communities that integrate into the framework of the surrounding environment. A number of requirements in the rating system specify minimum density levels, walk distance thresholds, and street connectivity levels. LEED for Neighborhood Development is another tool the city could utilize in addition to formbased coding and building standards to ensure that new developments are both sustainable and compatible with surrounding neighborhoods. The city could require that new developments provide proof of attaining a certain score on the LEED-ND Project Scorecard, or even rate each new development itself using the same scorecard as part of the site plan review process. The scorecard defines the minimum characteristics that a project must possess to be eligible for certification by the U.S. Green Building Council under LEED-ND. Rather than issue a blanket mandate that all new development must achieve certification, it may be more effective to simply remove barriers to achieving certification and encourage projects seeking certification. Simple modifications in the Zoning Ordinance can yield impressive dividends for developers and building owners alike who chose to follow green building and development standards. Incentives such as density bonuses, reduced off-street parking, and expedited permitting can be implemented at little or no cost to encourage developers to build green and adopt green practices. Implementation Page 52 �City of Royal Oak Master Plan 2012 Amendment ~ LEE~ 200~ for Neighborhood Devefopment Project Name: Dat e-: ~ ProJect SC-orecard _ ...... _ _ ...... _ _...,. Pltteq I Sma11. t.oc.lOfl P1.-cq2 fmpel1kdSp~ find Ecol~• Comm....Ue1 Pltteq l Wkl11nd 11nd W11tct Body COnse , ....llon Pr.-cq, AV1<ultunil I.Ind (Ons.c,l'Y.)t»n Pltteq 5 ~.... 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Instead, LEED-ND is intended to be a voluntary standard that can promote sustainable land development. Off-Street Parking The Zoning Board of Appeals continues to see several variance requests each year to waive minimum parking requirements. During most cases, the Board questions whether the parking standards in the Zoning Ordinance are excessive, and if there are simply too few properties within Royal Oak that can actually meet them. It may be necessary to review the minimum amounts of off-street parking required in the Zoning Ordinance to see if any of these standards should be reduced. Most commercial, office, and industrial sites in Royal Oak have difficulty meeting these standards, especially along Woodward Avenue. The parking requirements for each use should therefore be studied to see if any could be Implementation Page 53 �City of Royal Oak Master Plan 2012 Amendment reduced and if so, by how much. Doing so could make it much easier to redevelop commercial property throughout Royal Oak. The City of Ann Arbor conducted such a review in 2001 and found that parking for commercial and office developments in their city was seldom if ever used to capacity, even during peak days and times. They found most parking lots had occupancy rates of 70% or lower even during peak times. As a result, Ann Arbor reduced their minimum required amounts of parking for office and retail uses by approximately 20% to 25%. Royal Oak should also study other factors related to parking as part of any review of minimum off-street parking requirements. A map should be created to accurately show streets with “resident permit only” parking, and also areas where patrons of nearby commercial uses park on residential side streets. Another map could be created showing sites or buildings with inadequate and substandard parking lots. This map could also identify obsolete or blighted properties that could be removed to provide additional parking. Consideration should also be given to creating an overlay district where on-street parking spaces could be counted toward a business’s minimum requirement provided they agree to improve and maintain those spaces. Such an overlay district would be especially useful along the Woodward Avenue corridor. At the same time they reduced minimum required amounts of parking, Ann Arbor imposed a maximum permitted amount of off-street for office and commercial uses. Previously, such uses were allowed to have as much parking as they wanted. But with the proliferation of ever larger “big box” retailers and the environmental hazards excessive amounts of pavement can create, they questioned the wisdom having no limits on the amount of parking. They therefore imposed maximum levels of off-street parking to limit the amount of pavement any development can have. Considering the requirements of Royal Oak’s Stormwater Detention Ordinance for impervious surfaces, it may be time to consider a similar maximum permitted level of off-street parking. Limiting the amount of parking a development can have would also prevent excessively large expanses of pavement which could be a barrier to many of the goals and objectives of this Master Plan. Business could also be encouraged to use pervious pavers instead of asphalt or concrete pavement that allow stormwater to seep into the ground in exchange for reduced parking requirements. State Legislation Changes to state legislation may also require amendments to the city’s Zoning Ordinance. Since the adoption of the Master Plan in 1999, the State of Michigan adopted new planning and zoning enabling legislation. Those new acts will require minor amendments to the Zoning Ordinance. State acts have also been passed regulating massage therapists, medical marijuana, complete streets, and other issues. The Planning Commission and City Commission will need to review any new legislation from Lansing carefully to determine if further amendments to the Zoning Ordinance are warranted. Implementation Page 54 �City of Royal Oak Master Plan 2012 Amendment Neighborhood Preservation The residents in Royal Oak take great pride in their neighborhoods. The integrity of many areas has been threatened by past zoning and development practices that have resulted in projects that some consider to be incompatible with existing neighborhoods. New development projects, if not properly done, can have a dramatic impact on the character and viability of existing neighborhoods. However, other actions such as the division of platted lots into smaller lots and the granting of variances, provide more subtle but lasting change within a given area. Finally, the consistent enforcement of regulatory codes and ordinances can have a long-term positive effect on neighborhoods. A series of steps can be taken which involve both regulatory and administrative measures:  Adopt Neighborhood Design Standards. Many of the controversies that have arisen in Royal Oak have been as a result of new residential design which is incompatible with the scale, density, and character of existing neighborhoods. By incorporating neighborhood design standards within the Zoning Ordinance, the existing character of neighborhoods can be better maintained to prevent new developments and additions to existing structures which are incompatible. The intent of the design guidelines is to ensure building designs are compatible with the characteristics of the neighborhood in terms of scale, mass, building patterns, façade articulation, and incorporating design elements of prevalent neighborhood architectural style; and that building additions are compatible with the principal structure. This will allow for modern design and modern interpretation of neighborhood architectural styles.  Increase Housing and Property Maintenance Code Enforcement. Evident through the visioning workshops and concept plan review process was the desire from a broad spectrum of the community for the city to increase enforcement efforts. While it would be expedient to target only rental properties, a credible and equitable effort would have all properties abide by minimum standards. Stepping up housing and property maintenance enforcement will involve the evaluation of existing codes to determine necessary revisions. Furthermore, additional staff will be necessary to increase enforcement efforts.  Review of Lot Division / Combination Requirements. Lot size compatibility with existing neighborhood standards can be incorporated in the Zoning Ordinance. Procedures outlining a compatibility determination process will ensure that lot divisions do not create incompatible building sites. Areas Adjacent to the Central Business District Many issues associated with the Master Plan involved the residential area adjacent to the downtown. Generally, a new viability of existing single-family residential neighborhoods has taken place. In the past, the multiple-family use authorization adjacent to the Central Business District arose out of an era in which the viability of single-family residential uses adjacent to an in close proximity of the Central Business District was in serious question. Implementation Page 55 �City of Royal Oak Master Plan 2012 Amendment A significant and material change of circumstances then took place, namely:    The location of Royal Oak as a focal point within the southeast Michigan area was provided with accessibility, and thus became functional with the construction of I-696. A revitalization of the Central Business District created a dramatic change in the character of the downtown area and, consequently, a change in the relationship with the surrounding residential area. A new and substantial demand and viability for the existing single-family uses has been established, bringing about a renewal and regeneration of the life of the city. Allowing the expansion of existing two-family and/or multiple-family uses within what remains as predominantly single-family residential neighborhoods will undermine the new viability, and thus, frustrate the re-establishment of the city as a mature community area which has been able to make meaningful progress toward renewal and regeneration. Moreover, expansion of existing two-family and/or multiple-family uses may result in the destruction of the neighborhoods in which they are situated, and thus result in a long-term blighting effect. It has been determined that, as a matter of policy, the existing two-family and/or multiple-family uses within the predominantly single-family area of the city adjacent to the Central Business District should be permitted to exist as special land uses, although it must be recognized that an authorization for additional existing two-family and/or multiple-family uses within such area would be detrimental and destructive of the neighborhoods. Definitions To better describe land use and land use changes in these supplemental areas, the following definitions are provided: Existing Two-Family and/or Multiple-Family Uses shall be those two-family and multiplefamily uses that meet the following criteria: 1. An occupancy permit has been issued for the residences within the structure. 2. A license has been issued for more than one residence within the structure under the city’s Landlord Tenant Ordinance. Material Modification shall mean a modification that results in any one or more the following: 1. An increase of density; 2. A modification of the exterior appearance of the structure; and/or 3. A modification that will have some other demonstrable adverse impact upon one or more single-family residential users in the neighborhood. Implementation Page 56 �City of Royal Oak Master Plan 2012 Amendment Establishment of Overlay District A Single-Family Residential Overlay District situated adjacent to the Central Business District should be established, consisting of the area shown on the Single-Family Overlay Map. Within such overlay district, special regulations should be established relative to the existing two-family and/or multiple-family uses and the existing commercial uses fronting on North Washington Avenue. Existing Two-Family and/or Multiple-Family Uses By means established in the Zoning Ordinance, existing two-family and/or multiple-family uses within the Single-Family Residential Overlay District should be granted the status of being uses which conform with the use, setback, and density provisions of the Zoning Ordinance, and therefore should not become burdened with customary “nonconforming use” status, i.e., destruction by natural causes should not prohibit reconstruction of the same use with the same setback and density provided that building and safety codes are met. However, such grant of conforming status should be subject to the condition that all additions and “material modifications” should conform with the construction codes and all other ordinance requirements of the city with the exception of the use and setback restrictions of the Zoning Ordinance specifying single-family residential use. Properties within the Single-Family Residential Overlay District that do not have existing twofamily and/or multiple-family uses should not, as part of the amendment of the Zoning Ordinance, be granted the status of being uses which conform with the use and density provisions of the Zoning Ordinance. Existing Commercial Uses By means established in the Zoning Ordinance, existing commercial uses fronting on North Washington Avenue within the Single-Family Residential Overlay District should for a limited period of time be permitted to apply for the status of being uses which conform with the use, setback, and parking provisions of the Zoning Ordinance, and therefore should not become burdened with customary “nonconforming use” status, i.e., destruction by natural causes should not prohibit reconstruction of the same use with the same setback and parking provided that building and safety codes are met. However, such grant of conforming status should be subject to the condition that all additions and “material modifications” should conform with the construction codes and all other ordinance requirements of the city with the exception of the use and setback restrictions of the Zoning Ordinance specifying single-family residential use. Mixed Use – Residential / Office / Public / Institutional It is recognized that, within the Mixed Use – Residential / Office / Public / Institutional area, all land may not be immediately rezoned in conformance with this Master Plan designation. However, as a long-term goal, it is the intent of the city to achieve uniform conformance of the property within the area. Implementation Page 57 �City of Royal Oak Master Plan 2012 Amendment Downtown Development Any community that strives for improvement must have a strong relationship between city officials and various business development organizations (i.e., Downtown Development Authority and Chamber of Commerce). Important issues related to the retail mix, parking, need for civic plaza space, relationship to the Farmers Market, and the relationship between downtown and the neighborhoods were raised throughout the Master Plan process. As a result, important discussions were initiated between city officials and business leaders. An ongoing process will help ensure implementation of the key concepts of this plan. The Downtown Development Authority is responsible for maintaining a Development and Tax Increment Financing Plan. The goals, objectives, and strategies of this Master Plan should be incorporated into any future amendments that may be proposed by the Downtown Development Authority for their Development and Tax Increment Financing Plan. Transportation & Circulation Complete Streets Until recently streets were built with only one primary purpose – the efficient and safe movement of motor vehicles. As traffic increased, new streets were built and existing ones were widened, with more lanes and greater capacities. Little or no thought was ever given to pedestrians or bicyclists. Over the last few years there has been a gradual adjustment in transportation philosophy among engineering and planning professionals. Since streets are typically the biggest component of public space in any city, they should benefit the entire community and not just motorists. Greater emphasis is now placed on balancing the needs of automobiles with pedestrians and bicyclists. This new philosophy aims to provide people with access to multiple forms of transportation, while at the same time making their communities more inviting and enjoyable places to live, work, learn, and play. In response to this philosophical shift, new laws were adopted by Michigan’s legislature in 2010 that significantly impacted road systems throughout the state. Public Acts 134 and 135 of 2010, popularly known as the “Complete Streets Acts,” became effective August 2, 2010. Act 134 amended the state’s planning enabling act (Act 33 of 2008) while Act 135 amended Michigan’s transportation funding act (Act 51 of 1951). Both mandated a policy of “complete streets” for all roads and highways throughout Michigan. Act 134 revises the definition of “street” in the Michigan Planning Enabling Act to mean streets and other public thoroughfares “…intended for use by motor vehicles, bicycles, pedestrians, and other legal users.” It further requires that any master plan adopted by a local community include “…All components of a transportation system and their interconnectivity including streets and bridges, public transit, bicycle facilities, pedestrian ways, freight facilities and routes, port facilities, railroad facilities, and airports, to provide for the safe and efficient movement of Implementation Page 58 �City of Royal Oak Master Plan 2012 Amendment people and goods in a manner that is appropriate to the context of the community and, as applicable, considers all legal users of the public right-of-way.” Act 135 establishes the complete streets policy for both the state and local communities. As defined in Act 135, complete streets means “…roadways planned, designed, and constructed to provide appropriate access to all legal users in a manner that promotes safe and efficient movement of people and goods whether by car, truck, transit, assistive device, foot, or bicycle.” Act 135 further defines a complete streets policy as: “…document that provides guidance for the planning, design, and construction of roadways or an interconnected network of transportation facilities being constructed or reconstructed and designated for a transportation purpose that promotes complete streets and meets all of the following requirements: (i) is sensitive to the local context and recognizes that needs vary according to urban, suburban, and rural settings; (ii) considers the functional class of the roadway and project costs and allows for appropriate exemptions; and (iii)considers the varying mobility needs of all legal users of the roadway, of all ages and abilities.” “Complete streets” are essentially transportation networks that are planned, designed, operated and maintained so all users, not just automobiles, may safely, comfortably, and conveniently move along and across streets. They can promote healthier and more vibrant communities by reducing congestion and offering viable alternatives to driving. Complete streets are also planned and designed in a manner that respects the context of adjacent land uses, striving for compatibility with the surrounding neighborhood through which they travel. Complete streets can improve a city’s economic climate by increasing the potential number of customers to businesses through improved access for all people. They also go hand-in-hand with the tenets of transit-oriented development or TOD. Truly complete streets do more than just accommodate bicyclists and walkers to consider children, the elderly, and the disabled. These individuals, especially the elderly and disabled, rely heavily on sidewalks and public transit to get around. Complete streets make it possible for these vulnerable populations to better use transportation systems by equipping streets with necessary infrastructure, including curb ramps, textured and varied pavement, audible crossing signals, countdown signals, and high-visibility crosswalks. The Michigan Department of Transportation (MDOT) has until 2012 to adopt a state-wide complete streets policy and to develop model complete streets policies for local communities. Many communities throughout Michigan have decided to not wait until then and have already adopted their own complete streets policies and ordinances, including Allegan, Ann Arbor, Berkley, Dexter, Ferndale, Flint, Hamtramck, Houghton, Jackson, Lansing, Linden, Mackinaw City, Manistique, Midland, Novi, Saline, Sault Ste. Marie, St. Ignace, and Taylor. Implementation Page 59 �City of Royal Oak Master Plan 2012 Amendment It is recommended that the City Commission consider adopting a complete streets policy and ordinance as soon as feasible in order to best implement the transportation goals and objectives of this Master Plan. The Planning Commission and City Commission will need to determine if the city should draft its own complete streets policy based on the examples of other communities in Michigan or wait until MDOT’s model is available. Context-Sensitive Design Designers of streets and highways in Michigan can no longer just focus only on moving as many automobiles as fast as possible due to the Complete Streets Acts. Roads must now be designed to accommodate all legal users, including pedestrians and bicycles as well as motor vehicles, while also better respecting the context of surrounding land uses. An innovative method to accomplish this task that is gaining wide-spread acceptance is “context-sensitive design.” While “complete streets” is the overriding policy, “context-sensitive design” is the method by which such streets actually get built. Although there are many definitions for context-sensitive design, they usually all share a common set of principles: o Address all modes of travel including, but not limited to, automobiles, bicycles, walking, public transit, and freight delivery. o Accommodate all travelers conveniently and comfortably on all streets, including the young, old, and disabled, as well as able-bodied adults. o Balance mobility and safety as well as community and environmental goals in all transportation projects. o Involve the public and all stakeholders early and continuously in the planning, design, and development process. o Use a collaborative, multiple-disciplinary design team tailored to each project’s needs, not just engineers and contractors. o Incorporate aesthetics and accessibility as an integral part of good street design. o Allow for flexibility when applying design guidelines and standards. There are some misconceptions about context-sensitive design, however. It does not always involve a “road diet” or limiting roads to only two lanes. It does not require that all modes of travel be allowed on every street, or require landscaping and bike lanes on all streets. In some cases, all users may not be able to safely and comfortably share a given street. It may still be necessary with context-sensitive design to not provide bike lanes on more heavily-traveled streets, for instance. In these circumstances, a decision will need to be made as to what travel modes are going to be favored. Context-sensitive design will not guarantee that all stakeholders will agree with a street’s final design and it is not a substitute for informed technical decision making. Implementation Page 60 �City of Royal Oak Master Plan 2012 Amendment A new manual for designing streets in urban environments was recently published that utilizes the “complete streets” philosophy and “context-sensitive design” principles. Designing Walkable Urban Thoroughfares: A Context Sensitive Approach was approved and published as a recommended practice by the Institute of Transportation Engineers (ITE) in 2010. The new ITE manual identifies specific design elements that could produce walkable streets with characteristics suited to Royal Oak’s development patterns. This manual could provide a basis for adoption of the city’s “Complete Streets” policy and ordinance. Table fi.5 Main Shee t Design Pa ra meters Suburban (C 3) General Urban (C 4) Urban Center (C 5) Comm eroal Mam Streeu Avenue Street Avenue Street Avenue Street Contt-xt ... f,.~.hn.1.1111Mf~Sli!lbn 00-i-Hett~rllogAccesSl\.oQOo)ft OIL Excerpts from the design manual Designing Walkable Urban Thoroughfares: A Context Sensitive Approach. (Institute of Transportation Engineers; 2010) ftNdft)p ZCWlt 'Mdtl'I 'Mil('flJmUhlfl95-~lnttd~ IOp<Mdtp.tl(~xd llll\i Wl ~'°" uSHWldudttl,tp:i,1tell:t lc, SIMt c.its.. ,. 2S ft. 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Commercial Entry Corridors Throughout the visioning workshops strong preference was expressed about improving the image and identity of the city’s main corridors. Stronger linkages need to be developed between I-696 and downtown, and Woodward Avenue and downtown. The city should undertake a study of the Main Street, Eleven Mile Road, and Twelve Mile Road entry corridors which would outline long-range strategies for traffic management as well as visual components such as parking setbacks, landscaping, and signage. In addition to visual improvements within key corridors, review of amendments to the Zoning Ordinance in the commercial zoning districts should address the following policies:  A stronger buffer between the public right-of-way and require on-site parking areas.  Reduce the number of curb cuts and driveways along the major commercial corridors. Implementation Page 61 �City of Royal Oak Master Plan 2012 Amendment  Greater amounts of landscape material be provided for new commercial development along the major corridors.  The character and importance of entry corridors. Woodward Corridor The Woodward Corridor provides a vital economic and transportation corridor within the community. Extensive study in the form of the Woodward Avenue Public Spaces Design Framework Plan has already been completed. No further study is recommended. The Woodward business community and city officials should discuss implementation of the Woodward plan with specific emphasis on demonstration projects that will improve parking, manage access, and enhance buffering between commercial uses and the adjacent neighborhoods. Historic Preservation Strong preference for identifying and preserving historic structures has been expressed by residents. However, a plan for preserving historic structures should be supported by the preparation of a detailed inventory currently underway. Efforts to identify both significant historic structures and neighborhoods should be pursued in the context of a historic preservation master plan. Cultural Resources The words “culture” and “cultural” are defined as the collective, shared history of thought and work of the people who have made Royal Oak what it is today and what it seeks to be tomorrow – a complex and fascinating blend of people, experiences, and heritages. The collective culture of Royal Oak consists of the visual, performing, literary and media arts, science and technology, humanities, architecture, customs, and other means of expression. It is the goal of the city to ensure that Royal Oak’s cultural institutions are an integral part of the Master Plan consideration and to support arts and cultural organizations that seek funding from state and federal agencies. It is the responsibility of the arts and cultural organizations to share in the effort for ensuring that the cultural needs of our citizens are included in the Master Plan and to seek opportunities to assist the city in accomplishing the goals of the plan. Aging Population We recommend that the Royal Oak Senior Citizen Advisory Committee continue its history of advocacy and play a leadership role in the development of a Senior Master Plan Committee. This committee will review community-based housing options which encourage “housing in place” and make recommendations for consideration, approval, and implementation within Royal Oak. An evaluation of the need to expand and/or modify staffing and new services to Royal Oak’s aging population should also be considered. Implementation Page 62 �City of Royal Oak Master Plan 2012 Amendment Capital Improvements Program Capital improvements programs consider the funding and timing of all municipally related capital needs including such items as roadways, utilities, parks and recreation, and major public building expansions and improvements. The Michigan Planning Enabling Act mandates the preparation and annual review of a 6-year capital improvements program by the Planning Commission. Yearly on-going review provides the opportunity to keep the plan up to date and add new projects. Efforts should be made to coordinate capital improvement plans with the Master Plan to help identify priorities for needed improvements. Plan Education Citizen involvement and support will be necessary as the Master Plan is implemented. Local officials should constantly strive to develop procedures which make citizens more aware of the planning process and the day-to-day decision making which affects implementation of the Master Plan. A continuous program of discussion, education, and participation will be extremely important as the city moves toward realization of the goals and objectives contained within the Master Plan. Plan Updates The Master Plan should not become a static document. The Planning Commission is required to review the Master Plan every 5 years according to the Michigan Planning Enabling Act for either potential amendments, a comprehensive revision, or a determination that the Master Plan still reflects the city’s goals and objectives. Implementation Page 63 ��City of Royal Oak 2012 Amendment Background Studies Regional & Metropolitan Setting The City of Royal Oak is located approximately two and one-half miles north of Detroit. First laid out in 1838, Royal Oak was a typical railroad town located halfway between Pontiac and Detroit. Its location along Woodward Avenue contributed to the early growth of the city. A unique feature about Royal Oak in comparison to other Detroit suburbs is that it is a selfcontained community with its own downtown and residential neighborhoods. The city is now described as having: a vibrant downtown and commercial districts; mature, established neighborhoods; a significant number of historic structures located within both neighborhoods and commercial districts; and an exemplary system of community and neighborhood parks. The map below illustrates the location of Royal Oak in relation to surrounding communities. Royal Oak & Surrounding Communities SHELBY [O ::;: 0 ~ STERLING HEIGHTS ::;: WARREN B ERLINE Source: SEMCOG Implications for Planning   Consideration of what is occurring in adjacent communities is integral to the planning process. Coordination should occur with adjacent communities to benefit the entire area. Background Studies Page 65 �City of Royal Oak 2012 Amendment Past Planning Efforts The City of Royal Oak has initiated various planning efforts in the past. The Master Plan adopted in 1968 was amended 6 times. The latest amendment occurred in 1996. The following list indicates other significant planning efforts and studies that have occurred in the past which were made available to the Steering Committee and Planning Commission members during the Master Plan process that lead to the new plan adopted in 1999: General Development Plan (Master Plan) – 1968. The General Development Plan was adopted in 1968 to coordinate and guide decisions regarding the physical development of the community. The 1968 plan called for low density residential at 6 to 8 units per acre, medium density residential at 14 to 18 units per acre, and high density at 20 to 25 units per acre. Strategy for Improving the Eleven Mile Road Corridor – 1989. This plan examined the land uses and conditions of the Eleven Mile Road Corridor between Troy and Campbell Streets. Recommendations included 14 programs and strategies to improve the physical appearance and enhance the commercial vitality of the commercial corridor. Parks & Recreation Master Plan – 1999. The scope of this plan included an analysis of all existing city-owned parks and recreation programs. The plan was intended to establish goals and objectives so that a basis was set forth for future decision making in regards to future improvements. Furthermore, the Michigan Department of Natural Resources requires a community to have an up-to-date recreation plan in order to qualify for grant programs. The plan includes an action plan which spells out which improvements should occur over a five-year period. This plan has since been amended and updated in 2006. Downtown Royal Oak Master Plan – 1994. This document was a plan prepared for the Downtown Development Authority (DDA) to assist its Board in planning activities for the future. It contains strategies for the following issues: market growth; land use and development; urban design enrichment; and cooperative downtown management. A vision for the future was achieved from interviews, an interactive workshop, and observation and research. Downtown Parking Study & Master Plan – 1995. This study researched the existing parking situation in the downtown area and made recommendations for improvement or expansion of: parking operations; valet service; signage; trolley; marketing; additional parking; and financing. Woodward Avenue Corridor Study – 1995. This study was a cooperative effort between the six communities along Woodward Avenue from Eight Mile Road to Quarton Road and Oakland County. The following topics were covered, each with extensive recommendations: the median; open space; buildings and parking; districts and gateways; signs; transportation; financing improvements; history; market potential; creation of the Woodward Avenue Action Association (WA3); and promoting the corridor. Background Studies Page 66 �City of Royal Oak 2012 Amendment Implications for Planning   Past plans should be utilized in all current and future planning efforts. The city should update and re-evaluate the city Master Plan on an on-going basis. Populations Trends & Projections Historical Trends The City of Royal Oak has historically been moderately sized. The population peaked in the year 1970 with 86,238 people, and has decreased to 57,236 in 2010. Although the population has declined by 33% since 1970, the number of households has increased slowly and remained relatively constant, indicative of a smaller number of people per household, and reflecting the additional housing built in the city since 1970. The following graph depicts the population and household trends for the City of Royal Oak from 1970 to 2010. Population & Households for 1970 to 2010 City of Royal Oak 35,000 86,238 c::::::::::J Population 80,000 ~ Households 70,098 33,000 32,000 70,000 65,410 Population 34,000 31,000 60,062 60,000 57,236 30,000 29,000 28,880 50,000 28,177 40,000 Households 90,000 28,000 28,334 28,063 27,000 27,451 26,000 30,000 25,000 1970 1980 1990 2000 2010 Source: U.S. Census Bureau Projections Population for the City of Royal Oak was projected to decrease slightly (2%) between 1990 and 2005, and then projected to rise slowly to 65,544 by the year 2020. Projections were based on a variety of inputs including demographic and housing data and regional and historical trends. The number of households was projected to steadily increase (5.8%) by the year 2020. Background Studies Page 67 �City of Royal Oak 2012 Amendment The following graph depicts projections for the city as estimated in 1997 by the Southeastern Michigan Council of Governments (SEMCOG) to the year 2020. Also shown is the number of households projected. Population & Household Projections for 1990 to 2020 City of Royal Oak 32,500 66,000 c::::::::::J Population 65,544 -+- Households 65,493 65,367 31,500 31,000 64,951 65,000 Population 32,000 30,500 64,479 64,500 30,000 64,253 64,087 30,039 29,500 29,598 64,000 29,000 29,094 28,658 63,500 Households 65,500 28,832 28,500 28,576 28,366 28,000 63,000 27,500 1990 1995 2000 2005 2010 2015 2020 Source: SEMCOG Population Comparisons Population changes between 1990 and 1995 were small for Royal Oak and surrounding communities, but they grew larger by 2010. Royal Oak, Berkley, and Clawson have experienced slight decreases in population, while Birmingham experienced a slight increase from 2000 to 2010. These slight changes are reflective of the fact that all of these communities are relatively built out in comparison to other more rural communities in Oakland County and have rather stable population bases. The following graph compares 1990, 2000, and 2010 population figures for Royal Oak and surrounding communities. Background Studies Page 68 �City of Royal Oak 2012 Amendment Population for 1990 to 2010 Royal Oak & Surrounding Communities ~ 50,000 ~ 40,000 ~ 30,000 ~ 20,000 ~ - L □ 2000 □ 2010 ~ Royal Oak - 20,103 ,_ 19,921 ~ 14,970 -~ ~ 19,997 57,236 60,062 65,410 □ 1990 15,531 10,000 -=== 16,960 Population -= 1 ,_ Berkley - Birminham - 11,825 60,000 12,732 ,.,,.. 13,874 70,000 ,__,,,_. Clawson Source: U.S. Census Bureau Implications for Planning  The city can expect a relatively stable population base in the future. Population & Housing Characteristics Household Size Household size has decreased from 3.09 persons per household in 1970 to 2.06 persons per household by 2000, and further to 2.03 persons per household by 2010. The largest decrease occurred between 1970 and 1980 where the household size decreased by 19%. This compares with an 8.4% decrease between 1980 and 1990. Overall, this is consistent with state and national trends of decreasing household size. The following graph depicts the changes in household size from 1970 to 2010. Background Studies Page 69 �City of Royal Oak 2012 Amendment Household Size for 1970 to 2010 City of Royal Oak 4.00 3.50 3.00 3.09 ~ 2.50 2.50 2.29 T & 2.06 T - 2.00 2.03 & Persons Per Household ~ ~ 1.50 1.00 0.50 1970 1980 1990 2000 2010 Source: U.S. Census Bureau Royal Oak has a smaller household size than Berkley, Clawson, Birmingham, and Oakland County as a whole. Surrounding communities have also experienced a decrease in household size since 1990, as typical of the more mature communities, although Birmingham’s household size did increase between 2000 and 2010. Household size for the county as a whole also decreased, in spite of all of the new development occurring in the northern and western suburbs and the increasing number of families with children locating in these areas. The following chart shows the changes in household sizes for Royal Oak and surrounding communities between 1990 and 2010. Household Size for 1990 to 2010 Royal Oak & Surrounding Communities 3.00 Persons Per Household 2.50 2.00 2.29 2.06 2.03 2.56 2.32 2.19 2.27 1-- 2.11 2.50 '-- 2.22 2.14 ~ 2.26 2.61 2.51 2.46 '-- t! 1990 1.50 2000 2010 1.00 0.50 Royal Oak Berkley Birminham Clawson Oakland County Source: U.S. Census Bureau Household size was expected to continually decrease, with a projected 2.17 persons per household by the year 2020 according to SEMCOG (a 13% decrease since 1980 and a 30% decrease since 1970). However, the actual household size as determined by the U.S. Census was Background Studies Page 70 �City of Royal Oak 2012 Amendment already well below these projections by 2000. This trend is consistent with the national trend of decreasing household size as families wait longer to have children, are having fewer children in general, and single parent families increase. The following graph depicts the projected household size for Royal Oak as estimated by SEMCOG in 1997. Projected Persons Per Household for 1990 to 2020 City of Royal Oak 2.5 Persons Per Household 2.45 2.4 2.35 2.29 2.27 ---- 2.3 2.25 2.2 2.23 ~ 2.21 - 2.19 2.18 --.... "--- - 2.15 2.10 2.1 2.05 2 1990 1995 2000 2005 2010 2015 2020 Source: SEMCOG Gender, Race, & Age Composition As of the 2010 Census, 49% of the population of Royal Oak is male and 51% is female. Racial composition is predominantly white, as depicted in the following table. Racial Composition in Royal Oak 2000-2010 Percent % Population by Race White Black or African-American American Indian Asian Native Hawaiian or Pacific Islander Other Hispanic (all races) 2000 2010 96.1% 1.8% 0.7% 2.0% 0.1% 0.8% 1.3% 92.5% 5.0% 0.8% 3.1% 0.1% 0.6% 2.3% Source: U.S. Census Bureau In comparison to Oakland County as a whole, Royal Oak has more residents under the age of 17, and Royal Oak has more residents over 45 years of age. This is indicative of an aging population in addition to a majority of households without children, a trend projected to continue to increase over time. Age distribution in Royal Oak is depicted in the following graph. Background Studies Page 71 �City of Royal Oak 2012 Amendment Age Distribution for 2010 Royal Oak Under 5 5.8% 65 and over 13.1% 5 to 19 12.5% 20 to 24 6.0% 45 to 64 26.8% 25 to 44 36.9% Source: U.S. Census Bureau The median age of Royal Oak residents has increased from 1980 to 2010 by 4.9%, although it decreased slightly from 36.9 to 36.3 between 2000 and 2010. The city has a number of residents over the age of 65 which contributes to a higher median age. Surrounding communities have also experienced an increase in median age. As the “baby boomer” generation continues to age, median age will steadily rise. The following chart depicts the median age of Royal Oak residents in comparison to adjacent communities. Median Age Distribution for 1980 to 2010 Royal Oak & Surrounding Communities Oakland County 30.3 I I I I I I 33.8 36.7 I 40.2 38.5 37.7 I Clawson 34.6 30.4 I I I I I I I Birminham 34.4 I I I I I I I I I I I I Berkley II 29.7 I I 5.0 10.0 15.0 20.0 25.0 30.0 r 2000 1990 1980 I 37.9 35.5 33.3 I Royal Oak - 2010 41.1 39.3 37.4 I 36.3 I 36.9 34.6 11 32.4 35.0 40.0 45.0 Median Age (Years) Source: U.S. Census Bureau Background Studies Page 72 �City of Royal Oak 2012 Amendment Educational Achievement Royal Oak has a well-educated population with 39.9% of the population having at least a bachelor’s degree or higher as of 2000, a significant increase from only 28.4% in 1990. The following graph depicts educational attainment levels for Royal Oak residents in comparison to surrounding communities. Highest Educational Attainment for 2000 Royal Oak & Surrounding Communities h Graduate or Professional Degree I 1 i 6.1% Clawson I 20.0% I Bachelor's Degree 29.6% I 11.1% 14.0% Berkley 25.9% 1 Royal Oal I I 63.6% I High School Diploma r Birmingham 37.6% I 24.6% I 30.0% I 55.3% 51.6% I I I 0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0% 70.0% Percentage of Adult Population Source: U.S. Census Bureau Income The median household income in Royal Oak in 2000 was $52,252 according to the U.S. Census Bureau. This was higher than the neighboring communities of Berkley or Clawson, as well as Oakland County as a whole, but lower than that of Birmingham. Median per capita income in 2000 was $30,990 according to the U.S. Census Bureau, an increase from the 1990 level of $18,065. The 2000 per capita income is comparable with the average for Oakland County ($32,534). The following graph depicts median household income for Royal Oak and surrounding communities. Background Studies Page 73 �City of Royal Oak 2012 Amendment Median Household Income for 2000 Royal Oak & Surrounding Communities $61,907 Oakland County $50,929 Clawson $80,861 Birminham $57,620 Berkley $52,252 Royal Oak $- $20,000 $40,000 $60,000 $80,000 $100,000 Median Household Income Source: U.S. Census Bureau Housing Value Although dated, the 2000 Census revealed that the majority of the housing in Royal Oak (72.9%) was valued in the $100,000 to $199,999 range, with 17.7% valued over $200,000, and 9.4% valued less than $99,999. The 1990 median value was $74,900, which nearly doubled to $150,900 by 2000. Between 1990 and 2000 housing values increased dramatically. Values have since fallen significantly, although by how much will not be known until 2010 Census figures become available. Average housing costs in Royal Oak rank above those in Berkley and Clawson, but below Birmingham and Oakland County as a whole. Housing values for Royal Oak and surrounding communities are depicted in the following graph. Median Housing Value for 2000 Royal Oak & Surrounding Communities $318,000 Median Housing Value $350,000 $300,000 $250,000 $181,200 $200,000 $150,900 $140,600 $137,700 $150,000 $100,000 $50,000 $Royal Oak Berkley Birmingham Clawson Oakland County Source: U.S. Census Bureau Housing Characteristics Based upon 2000 Census data, the largest percentage (35.2%) of housing in the city was constructed between 1950 and 1959. However, a large percentage of housing (37.2%) was Background Studies Page 74 �City of Royal Oak 2012 Amendment constructed prior to 1949. These figures are indicative of an older suburb, where much of the housing was built prior to World War II. Mature trees in most neighborhoods reflect the older nature of these neighborhoods with distinct architecture and a variety of housing styles. The following chart reveals when housing was built in Royal Oak by decade. Year Housing Built in City of Royal Oak 1990 to 2000 3% 1939 or eariler 17% 1980 to 1989 2% 1970 to 1979 9% 1960 to 1969 14% 1940 to 1949 20% 1950 to 1959 35% Source: U.S. Census Bureau Residential Construction Redevelopment of areas of the city into higher density housing has been a common occurrence since 1995, indicative of the high quality of life the city has to offer and subsequent market conditions which facilitate such development. Most of the new construction has been in owneroccupied condominium developments. The following graph depicts building permit activity for development of single and two-family housing, multiple-family housing, and demolitions. Background Studies Page 75 �City of Royal Oak 2012 Amendment Residential Construction Permits Issued from 1992 to 2010 City of Royal Oak 200 180 Single-Family & Two-Family # of Permits 160 140 Multiple-Family & Attached Condo's 120 Demolished Units 100 80 60 40 20 0 1992 1993 1994 1995 1996 1997 1998 1999 2000 2001 2002 2003 2004 2005 2006 2007 2008 2009 2010 Source: SEMCOG The net gain of housing units from 1980 to 1990 was 196 units, compared with 379 new units from 1990 to 2000 which is nearly twice as many units over the same time period. The net gain of housing units from 2000 to 2010 was similar at 373 units. That’s a net addition of 752 dwelling units of a 20 year period. However, more demolitions occurred between 2000 and 2009 than between 1980 and 1989 or 1990 and 1999. The following graph depicts residential construction trends since 1980. Residential Construction Permits Issued By Decade 1980 to 2009 City of Royal Oak 1980-89 Single-Family Two-Family Attached Condominiums Multiple-Family Demolitions 171 76 0 88 139 1990-99 161 4 0 436 137 2000-09 296 4 126 96 192 Source: SEMCOG Implications for Planning    Decreasing household size will slow population increases and have implications on the types of new housing that will be needed in the city. An aging population will increase the demand for senior housing and services. The amount of older housing stock in the city will require proactive and ongoing rehabilitation measures. Background Studies Page 76 �City of Royal Oak 2012 Amendment Economic Base Regional Influences Royal Oak is within a short distance to major regional job and trade centers located in Detroit, Southfield, and Troy. As job growth in these areas continues, Royal Oak’s central location and high quality of life will continue to attract new residents. Tax Base Residential property has continued to be the largest tax generator for the City of Royal Oak, indicative of the large number and quality of neighborhoods in the city. Commercial and industrial state equalized value (SEV) have remained relatively stable after a slight increase in 1991. Residential SEV experienced a slight decline between 1990 and 1992, but then increased steadily from 1992 to 2007. Since then residential SEV has decreased sharply every year, although the rate of decline slowed somewhat from 2010 to 2011. The following chart shows the SEV between 1997 and 2011. State Equalized Value of Real Property from 1997 to 2011 City of Royal Oak $2,500,000,000 S.E.V. $2,000,000,000 $1,500,000,000 $1,000,000,000 $500,000,000 19 97 19 98 19 99 20 00 20 01 20 02 20 03 20 04 20 05 20 06 20 07 20 08 20 09 20 10 20 11 $Commercial Industrial Residential Source: Oakland Co. Equalization Dept. The following chart shows how the SEV is distributed amongst residential, commercial, and industrial lands in 2011. Background Studies Page 77 �City of Royal Oak 2012 Amendment State Equalized Value by Percentage for 2011 City of Royal Oak Commercial 20% Industrial 2% Residential 78% Source: Oakland Co. Equalization Dept. Commercial Base The commercial base in Royal Oak is the largest category in terms of tax base after residential land use. Commercial uses are located primarily along Woodward Avenue and in the downtown area, with small pockets along Mile Roads and intersections. There are five major office buildings on Woodward which comprise 140,000 square feet of office space, and range in rents from $12.50 to $18.50 a square foot according to the Woodward Avenue Corridor Study Market Analysis. Two large retail centers located along Woodward are the Northwood Center which contains 214,675 square feet of space, and the Beaumont Center which contains 150,000 square feet of space. The downtown contains approximately 325,000 to 375,000 square feet of retail space according to the Downtown Royal Oak Master Plan, with rents ranging from $8 to $17 a square foot. The health of these commercial areas has a direct impact on the entire city as they provide a significant portion of the tax base. Industrial Areas There are three general industrial areas in the City of Royal Oak. The largest area is located on the east side of Coolidge Highway, north of Normandy Road. A smaller industrial area is located at the southeast corner of Campbell Road and Bellaire Avenue, and lastly, there are a few remaining industrial uses along the railroad between Lincoln Avenue and I-696. Employers Beaumont Hospital is the largest employer in the City of Royal Oak, employing over 15,000. Major employers in Royal Oak are listed in the following table. Background Studies Page 78 �City of Royal Oak 2012 Amendment Royal Oak Employers Rank 1 2 3 4 5 6 7 8 9 10 Company Name Industry Employees William Beaumont Hospital Royal Oak Neighborhood Schools City of Royal Oak Flex-N-Gate Royal Oak Consumer’s Energy Holiday Market Meijer Detroit Zoo Form Tech Industries Howard & Howard General medical and surgical hospital Primary education Local government services Motor vehicle metal stamping Public utilities Grocery store Grocery and discount department store Botanical and zoological gardens Manufacturing Law firm 15,358 473 376 371 350 307 293 237 222 132 Source: Royal Oak Planning Dept., 2011. Employment In 2000, 35,487 residents were employed or 62% of the population. This percentage is expected to decrease significantly in the 2010 Census. Mean travel time to work is 22.5 minutes for Royal Oak residents meaning most residents are employed in close proximity to their homes. The majority of Royal Oak residents (70%) are in the professional / managerial, education / health / social services, wholesale / retail, and manufacturing type industries. The following graph depicts job sectors for Royal Oak residents. Employment by Industry for 2000 City of Royal Oak Communication & Information 4% Other 4% Construction 5% Transportation & Utilities 2% Education, Health, Social Services, & Public Admin. 22% Finance, Insurance, & Real Estate 7% Entertainment, Recreation, & Food Services 7% M anufacturing 18% Retail & Wholesale 15% Professional & M anagerial 16% Source: U.S. Census Bureau Background Studies Page 79 �City of Royal Oak 2012 Amendment Implications for Planning    A strong, stable residential base is vital to the city. Large employers in the city should be encouraged to stay and provide jobs for residents. The continued strong economic role of the Woodward Avenue corridor, downtown, and other economic areas are vital to the future of the city. Community Facilities Public Services & Recreation The city’s Recreation Department is responsible for parks, the library, and the senior / community center. The department offers a comprehensive program for youth, adult, and senior activities. There are 50 parks in the City of Royal Oak. The city has a variety of mini-parks, neighborhood parks, and community parks. Facilities include two 9-hole golf courses, a driving range, softball fields, an ice rink, and others. Parks provide a range of activities including both passive and active pursuits. The 2006 Parks and Recreation Master Plan included goals addressing needs for programs, recreation lands, administration and organization, and facilities. The plan also established a five-year action plan for programs and facilities improvements. The senior / community center is located in the northern section of the city on Marais Street where a variety of programs and activities are offered for youth, adults, and seniors. Senior support services include ROSES (Royal Oak Senior Emergency Services) which offers a variety of support services to residents 60 years of age and older. These services include home repairs, chores, and personal home care. Outreach and other support services such as the Alzheimer support group are also offered. The City of Royal Oak has a library which is under the jurisdiction of the city’s Recreation Department. The library is located downtown in the civic center area and offers a variety of programs and services including classes and special programs such as a summer reading program and the poet in residence program. Royal Oak Neighborhood Schools The school district for the City of Royal Oak has approximately 5,300 students, down from 7,100 in 1998. The district includes all of the City of Royal Oak and small portions of Huntington Woods, Clawson, and Berkley. Due to decreasing enrollment, redistricting in 1998 resulted in the following mix of schools: 10 elementary schools; 2 middle schools; and 2 high schools. Further redistricting and consolidation in 2007 resulted in only 6 elementary schools, one middle school, and one high school. Additionally, a vocational school operated by the Oakland Tech Center School District is located in the north part of the city. Background Studies Page 80 �City of Royal Oak 2012 Amendment Oakland Community College The Oakland Community College system comprises of five campuses throughout Oakland County and is the largest community college in the state. The Royal Oak campus, located at the northeast corner of Washington and Lincoln Avenues, contains four buildings totaling approximately 164,000 square feet and a parking structure, all of which comprise the entire block. The college has been in Royal Oak since 1971. The Royal Oak campus is combined with the Southfield campus in terms of administration and programming and serves approximately 7,000 students. The majority of students come from Royal Oak, Ferndale, and Madison Heights. A recent master plan for the college calls for expansion of the campus to allow for additional classroom and counseling space. Any expansion would take place adjacent to the existing campus. Police & Fire The city’s police station is located downtown in the civic center. The department has approximately 70 employees and performs a variety of functions and programs. Divisions include Traffic Safety, Traffic Enforcement, Parking Enforcement, Traffic Education, Traffic Engineering, Traffic Accident Investigation, and Criminal Investigation. The department, in conjunction with the Royal Oak school district, runs the THINK Program (Teaching, Helping, Involving, Nurturing, Kids) which sponsors substance abuse education classes in elementary and the middle schools. The Police Department has three crime prevention programs run through the Crime Prevention Section: (1) Neighborhood Watch; (2) Business Watch; and (3) School Crime Prevention. In addition to the employed officers, the city has an auxiliary police force. Members of the auxiliary force are trained and uniformed volunteers from the community who help patrol neighborhoods and business districts and report suspicious circumstances. The force also provides additional support for emergency calls and traffic control at accidents. The city has the following three active fire stations: the main station at Sixth Street and Troy Street in the downtown; Thirteen Mile Road and Woodward Avenue; and Thirteen Mile Road and Rochester Road. There are approximately 50 active members who in addition to fire protection also provide emergency medical services (EMS) and transport services. The Fire Department also conducts public fire education with school children and seniors. The average response time in the city for emergency calls is approximately 2.8 minutes. The department is an active member of the Oakway Mutual Aid Pact including Ferndale, Birmingham, Madison Heights, Pontiac, Southfield, Bloomfield Township, and West Bloomfield Township. The pact has an agreement to assist in times of extraordinary need. The pact also shares the “Haz-Mat” team for hazardous materials response and shares a vehicle equipped to address emergencies involving hazardous materials. Public Services Water service is through the Southeast Oakland County Water Authority (SOCWA), which purchases water from the City of Detroit. The Authority has water mains at several locations throughout the city where the city taps into and water is metered. Royal Oak is one of ten nearby participating communities in the Authority. Background Studies Page 81 �City of Royal Oak 2012 Amendment Sanitary sewer and storm sewer utilizes the Oakland County Water Resources Commission drains which are then treated in Detroit at the treatment plant. The majority of the city has combined sewer and storm drains. Currently the 12 Towns Drain Improvement Project is underway, as directed by the Water Resources Commissioner, to improve capacity in the north arm of the drain system. The city performs maintenance on all drains, and the Engineering Department is responsible for new or replacement projects, while the city’s Department of Public Services performs minor repairs. The city also participates in the Southeast Oakland County Resource Recovery Authority (SOCRRA) for refuse and curbside recycling service. There is, however, a separate millage for refuse pick-up. Yard waste removal is available for a small fee. Royal Oak is one of 14 nearby communities who participate. Implications for Planning   Residents will continue to expect the high quality of city services and programs currently provided. The city should continue to seek cooperative efforts with neighboring communities to increase efficiency of services. Transportation Being an older community, Royal Oak has a well-established grid-style street system. This type of system helps deliver traffic in a spread-out manner. Roadway improvements are mainly maintenance and resurfacing related. Functional Classification System Road classifications identify the volume and type of traffic that is appropriate for each segment of the roadway network. For purposes of transportation planning, a functional classification of roads has been developed. The Michigan Department of Transportation (MDOT) and the Road Commission for Oakland County utilize the classification system to determine the order in which improvement projects should be completed. The Roadway Functional Classifications Map illustrates the functional classification system for various streets with Royal Oak. The following is a description of the different roadway classifications: Principal Arterials – Interstate / Non-Interstate. These roadways are at the top of the classification hierarchy and the primary function of such roadways is to carry vehicles relatively long distances and to provide through-travel movements. Background Studies Page 82 �City of Royal Oak 2012 Amendment Roadway Functional Classifications City of Royal Oak J (/) .J ..J :i' ~ w > w Q'. m II. 0 ~ 0 LEGEND Principal Arterial - Interstate _,.,, Other Principal Arterial - Non-Int erstate ,,,,. , Minor Arterial _.. .,,., ,-_. Urban Collector Source: Michigan Dept. of Transportation and Carlisle / Wortman Associates, Inc. Background Studies Page 83 �City of Royal Oak 2012 Amendment Minor Arterials. Minor arterials include roads connecting intra-urban land uses. These roads tend to accommodate slightly shorter trips than a major arterial. Urban Collectors. There are two types of collectors: minor and major. Major collectors provide access and mobility within residential, commercial, or industrial uses. Major collectors generally carry more traffic than minor collectors. Local Streets. The remainder of the streets within the city provide access to individual properties, with limited continuity and mobility. Local streets are designed for low volumes and are linked by collector roadways to other land uses or arterials. City Roadway Improvement Programs The city maintains and repairs all roads in Royal Oak, coordinated by the Department of Public Services. There are, however, roadways that are under county jurisdiction that the city is reimbursed to maintain as listed in the following table: Roadway Segments Under Oakland County Jurisdiction City of Royal Oak Roadway From To Coolidge Highway Eleven Mile Road Twelve Mile Road Fourteen Mile Road Greenfield Road Woodward Avenue Main Street Campbell Road Rochester Road Webster Road Fourteen Mile Road Campbell Road Stephenson Highway Campbell Road Fourteen Mile Road Source: Road Commission of Oakland County Downtown Parking Parking in the downtown area is comprised of a combination of surface lots, structures, and onstreet parking spaces. According to the City of Royal Oak Downtown Parking Study and Master Plan report, there area 4,656 total parking spaces in the downtown area: 566 on-street parking spaces and 4,090 off-street parking spaces. The city controls 2,010 of the off-street parking spaces, and the remainder are privately managed and owned. The on-street parking provided allows for a variety of length of stay with one-hour, 2-hour, and 10-hour metered parking. The study concluded that occupancy rates are highest between the hours of 8:00 p.m. and 10:00 p.m., reflecting the position of the downtown as an entertainment and restaurant district with strong night-time activity. Transit Royal Oak residents have a variety of transit opportunities provided by SMART (Suburban Mobility Authority for Regional Transportation) which has a service hub in downtown Royal Oak. SMART transit opportunities include fixed-route service to Detroit and nearby suburbs, park-and-ride facilities, and Community Transit services, which provides curb-to-curb transit Background Studies Page 84 �City of Royal Oak 2012 Amendment services within a six-mile radius of Royal Oak. Community Transit charges seniors and handicapped customers $1.00 a ride, and all others pay $2.00. The service uses large vans which hold up to 18 people. Advance scheduling in required except for common destination points. Also coordinated with SMART is Greyhound bus service and taxi-cab service. Amtrak service is also provided. Airports Royal Oak is conveniently located in close proximity to three major airports: Detroit Metropolitan Airport, Detroit City Airport, and Oakland County International Airport. Non-Motorized Transportation Many people have chosen to live in Royal Oak because of the pedestrian scale of the community. The primary means of providing non-motorized transportation are the traditional city sidewalks. Lacking is a well-defined bikeway system providing designated linkages between neighborhoods and key community facilities. Royal Oak is designated, however, in the Southeast Michigan Greenways Concept Plan as having potential for pedestrian and bike paths which connect to the larger Oakland County system. Implications for Planning     On-going maintenance of existing city roadways is imperative. Continue efforts to lessen and slow traffic along local streets within residential neighborhoods. Explore alternative transportation measures to lessen traffic and improve circulation throughout the city. Ensure adequate parking is provided to meet the growing demand. Existing Land Use Royal Oak was once part of Royal Oak Township and is now defined by an assortment of mile roads, half-mile roads, and freeways. The municipalities of Royal Oak, Oak Park, Royal Oak Township, Huntington Woods, Ferndale, Berkley, Hazel Park, Madison Heights, and part of Clawson all occupy land which was once Royal Oak Township. Of this collection of communities, Royal Oak is by far the largest, occupying over 12 square miles of the 36-square mile area. The majority of the city is located east of Woodward Avenue. I-696 serves as a southern boundary and I-75 serves as much of the boundary to the east. The north boundary is roughly defined by Fourteen Mile Road but jogs both north and south in some places to the nearest halfmile roads. Background Studies Page 85 �City of Royal Oak 2012 Amendment Existing Land Use Definitions & Descriptions Existing land uses were mapped through a combination of reviewing existing land use maps prepared by Oakland County, current aerial photography, and quarter section mapping available from the city. Since all current resources were both dated and/or inaccurate, field verification by both the consultant and staff were necessary. Maps on pages 88 and 89 illustrate existing land use patterns for the northern and southern portions of the city. Existing land uses in the city are defined and generally described below. The figure on page 87 illustrates the distribution of existing land uses within the city. More detailed descriptions of land use characteristics by subarea are found in the next section. Single-Family Residential – single-family detached dwellings located on individual lots. SingleFamily Residential is the largest existing land use category in the city. Single-Family Residential uses are located throughout the city. Two-Family Residential – buildings which contain two attached dwellings (also called duplexes). Two-Family Residential uses exist in both scattered patterns throughout the city and in concentrated areas such as the north side of Fourth Street east of downtown and the west side of Campbell Road north of Twelve Mile. Multiple-Family Residential – buildings which contain three or more attached units which are occupied as either apartments (rental units) or condominiums (owner-occupied). Multiple-Family Residential uses exist in scattered areas within the southern neighborhoods of the city, around the outskirts of downtown, in concentrated areas such as south of downtown west of Main Street, in the northern part of the city north of Fourteen Mile Road, and along Coolidge Highway east of Beaumont Hospital. Commercial – includes uses such as retail, service, restaurant, office, and entertainment facilities located in small or large commercial areas. Commercial uses are located primarily in the downtown, along Woodward Avenue, and along other commercial corridors such as Eleven Mile Road, Rochester Road, and North Main Street. Restricted Parking – parking lots which are accessory to a commercial or industrial use and are located on a separate residentially-zoned and adjacent parcel. Restricted Parking areas are located predominantly along Woodward Avenue behind commercial frontage. Industrial – uses include warehousing, storage, research, laboratory, manufacturing, processing, and fabrication. Industrial uses in the city are concentrated into three areas including east of Coolidge Highway north of Fourteen Mile Road, the southeast corner of Campbell Road and Bellaire Avenue, and in the southern portion of the city along the railroad tracks south of Lincoln Avenue. Institutional – uses include public buildings and parking lots, hospitals, schools, cemeteries, and churches. Institutional uses are located throughout the city such as Beaumont Hospital, schools, and cemeteries, and in the downtown such as City Hall, the Farmers Market, 44th District Court, and library. Background Studies Page 86 �City of Royal Oak 2012 Amendment Parks and Recreation – includes public and private parks, recreational facilities, and open space systems. Parks and Recreation uses area located throughout the city both in the form of small, scattered neighborhood parks and larger city-wide parks and facilities such as the Royal Oak Golf Club. Vacant – parcels that are undeveloped and/or unused. There are very few vacant parcels remaining in the city. One larger vacant parcel located in the southern portion of the city is the area at the east corner of Main Street and I-696. Transportation, Utilities, and Communication – areas utilized for the provision of essential services such as gas, electricity, and telecommunications. There are only a few areas of Transportation, Utilities, and Communication in the city. Notable areas include the southeast corner of Fourteen Mile Road and Coolidge Highway, the east side of Troy Street between Lincoln Avenue and Seventh Street, and some scattered locations along the railroad. Existing Land Use 1998 Royal Oak Transportation, etc. 1% Parks & Recreation 10% Vacant 1% Industrial 3% Commercial 6% Institutional 10% Single-Family Residential 62% M ultiple-Family Residential 6% Two-Family Residential 1% Source: Carlisle / Wortman Associates, Inc. Background Studies Page 87 �City of Royal Oak Background Studies 2012 Amendment Page 88 tes, Inc. Carlisle/Wortman Associa hite cts nne rs and Landscape Arc Com mu nity Plahig an Mic Ann Arb or, �City o f Royal Oak, Mic South Portion of City J uly 15, 1999 City of Royal Oak Background Studies Use E x is ti n g L a nhidgan LE GE ND _ Single Family ential __ Two-Family Resid sidentia l Re ly mi Fa Multiple Commercial Industria l Institutional Parks and Recreation Communication nsportation, Utilities & BIii Trastr ng rki Pa Re icted Vacant II. 0 LJ 2012 Amendment Page 89 iates, Inc. Carflsle/Wortman Assoc d Landscape Arc hite cts an rs nne Co mm uni ty Pla gan chi Mi or, Arb Ann �City of Royal Oak 2012 Amendment Subarea Existing Land Use Descriptions For purposes of organizing workshops and analyzing areas, the city was divided into seven planning subareas as depicted on the Existing Land Use Sub-Area Map. A brief description of the location, land uses, and major landmarks are included in the subarea land use descriptions below. Subarea 1 Subarea 1 is the smallest of all the subareas and is located in the northern portion of the city, bounded by Clawson to the east, Troy to the north, Birmingham to the west, and Normandy Road to the south. This portion was annexed into the city in the 1920’s. Single-family neighborhoods contain post-war cape cods and ranches. New residential development in this subarea has been the 18-unit Cummunigston Court condominiums along Parmenter Boulevard. There is a large residential development called Coventry Parkhomes located along the west side of Crooks Road north of Fourteen Mile Road which contains attached condominium units. Industrial and intense commercial (Meijer’s) uses are located along the railroad, while the east side is predominantly residential. Light commercial uses are located along Fourteen Mile Road, and there is a commercial node at the Fourteen Mile Road and Crooks Road intersection. Landmarks include the large wooded Cummingston Park along the northern boundary of Royal Oak, the Normandy Oaks Golf Course, and the railroad. Subarea 2 This subarea is located in the northwestern portion of the city, bounded by Birmingham to the north, Beverly Hills and Greenfield Road to the west, Berkley and Twelve Mile Road to the south, and the railroad tracks to the east. This area was annexed into the city in the 1920’s. The neighborhoods are varied architecturally including the Beverly Hills area on the west side of Woodward Avenue which was built in the 1930’s and 1940’s. This area includes colonial revival and ranch styles. A portion of the Vinsetta Park neighborhood is located in the southern section of subarea 2. The remaining neighborhoods are generally post-war cape cods and ranches. The land use patterns in subarea 2 are predominantly single-family, with commercial and office uses along Woodward Avenue and Thirteen Mile Road, and multiple-family uses along Coolidge Highway, Thirteen Mile Road, Fourteen Mile Road, and Greenfield Road. There is one industrial area between the railroad and Coolidge Highway, north of Normandy Road. Beaumont Hospital is located on the south side of Thirteen Mile Road west of Woodward Avenue. Landmarks include the Royal Oak Golf Club, Memorial Park, and the fire station at Thirteen Mile Road and Woodward Avenue. Subarea 3 Subarea 3 is located in the northern portion of the city and is bounded by Normandy Road and Clawson to the north, Main Street to the east, the railroad tracks to the west, and Twelve Mile Background Studies Page 90 �City of Royal Oak 2012 Amendment Road to the south. This area was annexed into the city in the 1920’s. Neighborhoods are predominantly comprised of post-war houses such as cape cods and ranches. The subarea is predominantly single-family residential with two areas of duplexes south of Thirteen Mile Road, east of the railroad tracks, and north of Webster Road. Multiple-family residential uses are located along Normandy Road and the railroad, across Crooks Road from Royal Oak High School, along Thirteen Mile Road, along Webster Road, and other pockets in the southern section of the subarea. Commercial uses exist along Crooks Road at Thirteen Mile Road, at Webster Road, and near Twelve Mile Road, and at the intersection of Main Street and Twelve Mile Road. New residential development has been limited to the 12-unit Oak Shade condominium project along Crooks Road. Landmarks include Royal Oak High School, the senior / community center, Quickstand Park, Worden Park, and Starr Park. Subarea 4 Subarea 4 is located in the northern portion of the city and is bounded by Madison Heights to the east, Clawson to the north, Main Street to the west, and Twelve Mile Road to the south. This portion of the city was annexed in the late 1920’s, with the small area east of Campbell Road being annexed in the 1950’s. With the exception of the Lakeside Drive area which contains older large scale homes from the 1920’s, the remaining neighborhoods are predominantly post-war cape cods and ranches. Land uses are predominantly single-family. There are duplexes along Campbell Road adjacent to Madison Heights, and scattered multiple-family projects along Rochester Road and Main Street. Commercial uses are located along Main Street and along Rochester Road, and at the corner of Twelve Mile Road and Campbell Road. The small pocket on the east side of Campbell Road contains a park and commercial and industrial uses. Landmarks include the Red Run Golf Club, Wagner Park, and the fire station along Rochester Road. Subarea 5 Subarea 5 is located between the downtown to the east, Woodward Avenue to the west, I-696 to the south, and Twelve Mile Road to the north. A small portion of subarea 5 is located across Woodward Avenue directly north of the Detroit Zoo, although this small area is virtually indistinguishable from surrounding Huntington Woods. The area of the city which encompasses subarea 5 was annexed by 1922 and serves as the gateway to Royal Oak. Architectural styles are varied with some older neighborhoods built in the 1910’s and 1920’s containing larger colonial revival, English Tudor revival, and Dutch colonial. These areas are located along Hendrie Boulevard and in the Vinsetta Park area. Remaining architecture in subarea 5 can be described as predominantly arts-and-crafts, early 20th century bungalows, American foursquares, and building styles taken from the Sears & Roebuck catalog. Background Studies Page 91 �City of Royal Oak 2012 Amendment Identifiable landmarks and points of interest in subarea 5 include the Detroit Zoo at the southern portion of I-696, the Grand Trunk Railroad which bisects the northern neighborhoods, the Woodward Avenue corridor, the South Oakland YMCA, Royal Oak Middle School, Meininger Park, and the Royal Oak Women’s Club built in 1839, the city’s oldest structure. New housing has mainly consisted of the 14-unit Washington Place condominiums located across from Royal Oak Middle School. The portion of Woodward Avenue located in subarea 5 consists mainly of commercial, office, and multiple-family uses. Both Eleven Mile Road and Washington Avenue (south of downtown) provide a mix of small commercial, office, services, and small-scale multiple-family uses. The commercial uses along Main Street north of downtown are characterized by more intense commercial uses such as automobile dealerships and repair. The remaining area is single-family in nature with scattered multiple-family uses. Subarea 6 The location of subarea 6 generally coincides with the existing Downtown Development Authority boundaries with the exception of the northern boundary, which extends north to Oakland, University, and Pingree Avenues respectively, and the west side of the southern portion of Main Street, which is included in subarea 6. The area which is now the downtown core was the origin of the city and was established in 1836. Several historic structures are located in the downtown area. Land uses are predominantly commercial and office in nature, with scattered multiple-family and institutional uses such as churches. Two high-rise senior housing complexes are located just east of downtown and residential uses are located north of Eleven Mile Road and east of Main Street. The civic center area includes the Farmers Market, City Hall, the library, the 44th District Court, and the police station. Oakland Community College is located along Lincoln Avenue on the west side of downtown. Overall, downtown has a unique character with many restaurants, night spots, and galleries. The southern node of subarea 6 includes the Main Street Square townhouse development. Subarea 7 Subarea 7 is located in the southeast portion of the city and is bounded by I-696 to the south, I-75 and Madison Heights to the east, the downtown to the west, and Twelve Mile Road to the north. The western portion of subarea 7 was annexed into the city in the 1920’s, with the remaining area annexed in the 1940’s. The architectural styles of the western portion includes predominantly arts-and-crafts, Sears-Roebuck, bungalows, and American four-squares. The eastern area is predominantly post-war architecture which includes cape cods and ranches. New development has been concentrated in the southern portion of subarea 7, such as the Maryland Club condominiums, but also small scale condominium projects have been built throughout the subarea. Background Studies Page 92 �City of Royal Oak 2012 Amendment Land uses are generally categorized as varied commercial, office, and industrial uses along the western border adjacent to downtown, and commercial and multiple-family uses along Eleven Mile Road, Campbell Road, Fourth Street, and Lincoln Avenue. A predominantly industrial area is located in the northeast corner of the subarea between Campbell Road, Gardenia Avenue, I-75, and Twelve Mile Road. The remaining area is single-family in nature with scattered multipleand two-family developments, and various institutional uses such as churches and schools. Major landmarks include the Royal Oak, Oakview, and St. Mary’s cemeteries. Implications for Planning   As the city nears build-out, planning efforts should be focused on maintaining existing neighborhoods and promoting the viability of existing commercial centers such as the Downtown and Woodward Avenue. The city should continue exploring enhancement opportunities and potential for focused redevelopment efforts. Background Studies Page 93 �City of Royal Oak 2012 Amendment Existing Land Use Sub-Area Map Source: Carlisle / Wortman Associates, Inc. Background Studies Page 94 �City of Royal Oak 2012 Amendment Summary of Implications for Planning The following is a summary of the implications for planning from all of the various background studies which were conducted including Population, Housing, Economic Base, Community Facilities, Transportation, and Land Use:  Consideration of what is occurring in adjacent communities is integral to the planning process.  Coordination should occur with adjacent communities to benefit the entire area.  Past plans should be utilized in all current and future planning efforts.  The city should update and re-evaluate the city Master Plan on an on-going basis.  The city can expect a relatively stable population base in the future.  Decreasing household size will slow population increases and have implications on the types of new housing that will be needed in the city.  An aging population will increase the demand for senior housing and services.  The amount of older housing stock in the city will require proactive and ongoing rehabilitation measures.  A strong, stable residential base is vital to the city.  Large employers in the city should be encouraged to stay and provide jobs for residents.  The continued strong economic role of the Woodward Avenue corridor, downtown, and other economic areas are vital to the future of the city.  Residents will continue to expect the high quality of city services and programs currently provided.  The city should continue to seek cooperative efforts with neighboring communities to increase efficiency of services.  On-going maintenance of existing city roadways is imperative.  Continue efforts to lessen and slow traffic along local streets within residential neighborhoods. Background Studies Page 95 �City of Royal Oak 2012 Amendment  Explore alternative transportation measures to lessen traffic and improve circulation throughout the city.  Ensure adequate parking is provided to meet the growing demand.  As the city nears build-out, planning efforts should be focused on maintaining existing neighborhoods and promoting the viability of existing commercial centers such as the Downtown and Woodward Avenue.  The city should continue exploring enhancement opportunities and potential for focused redevelopment efforts. Background Studies Page 96 �City of Royal Oak Master Plan 2012 Amendment Visioning & Public Participation Visioning Workshops A series of town meetings were conducted as the first step in the public input phase of the City of Royal Oak’s Mater Plan update effort. For planning purposes, the city was divided into seven planning subareas. A workshop was conducted for each subarea. The primary focus of each workshop was to gain an understanding of the issues pertinent to that subarea. In conducting the town meetings, a technique called “visioning” was used. The visioning process provides a vehicle for people of diverse viewpoints to identify the common dreams and desired future for their community. Each workshop entailed identifying vision statements via a brainstorming process based upon the following principles:     Visions should generate new and bold ideas for the future. All ideas and visions are welcome. No ideas or visions will be criticized. Participation from all is encouraged. A common format was followed at each workshop. Central to the process was small group discussions. Workshop participants were divided into small groups and, with the help of a trained volunteer facilitator, generated lists of vision statements which reflected individual ideas. Topics covered by the small groups included:  Housing and Neighborhood Preservation;  Commercial, Office, and Industrial Land Use; and  Community Services, Recreation, and Transportation. Topics somewhat altered for the downtown visioning workshop. After all statements were recorded, the small groups voted on which statements were “priority” visions statements. This step facilitated both the prioritization of issues, as well as built consensus amongst participants. The facilitator recorded all statements and votes. Each small group then presented its “priority” vision statements to the large group, and again the large group voted on the statements producing “top priority” visions for that particular workshop. The following table gives the details regarding each workshop including date, location, and attendance. Nearly 200 people attended the workshops. Visioning & Public Participation Page 97 �City of Royal Oak Master Plan 2012 Amendment Royal Oak Visioning Workshops Subarea Date Location Participants 1&2 3 4 5 6 7 December 10, 1997 November 12, 1997 October 29, 1997 June 17, 1997 January 14, 1998 October 8, 1997 Royal Oak High School Royal Oak High School Royal Oak High School Royal Oak Middle School Royal Oak Women’s Club Royal Oak Middle School 12 10 16 68 60 32 Priority Visions Several predominant themes arose from the visioning workshops. In general, those themes focused on the following elements:        Neighborhood preservation Areas around the downtown Commercial corridor improvements along major roadways Woodward Avenue improvements Downtown Community facilities Transportation The results of each workshop are discussed in detail by subarea in the balance of this section. However, the following table summarizes the predominant themes expressed in each subarea. Summary of Subarea Issues Subarea Issues Neighborhood Preservation Historic Resources Relationship to Downtown Appearance / Image Transportation / Circulation Commercial Corridor Woodward Avenue Area 1 Area 2 Area 3 Area 4 Area 5                        Area 6     Area 7      The following identifies the priorities expressed at each of the visioning workshops. Although the majority of these issues which arose related to the subarea in which the workshop was conducted, several issues which were of city-wide significance arose and are listed separately. A complete documentation of all vision statements is contained in Appendix I for each subarea workshop, and is organized both by small group and by topic. Subareas 1 and 2 1. Protect single-family neighborhoods with use of buffering, only small-scale multiple-family, and prevention of commercial encroachment. Visioning & Public Participation Page 98 �City of Royal Oak Master Plan 2012 Amendment 2. Improve Woodward Avenue corridor addressing appearance, quality of businesses, parking, pedestrian access, etc. Subarea 3 1. Maintain existing character of single-family neighborhoods. 2. Protect historic resources and maintain trees and open space. 3. Promote residential scale and character of commercial areas adjacent to neighborhoods. Subarea 4 1. Protect character of residential neighborhoods and encourage single-family housing. 2. Restrict cut-through traffic through neighborhoods. 3. Maintain parks as natural areas. Subarea 5 1. Promote historic neighborhood identification and develop design and density standards for new development. 2. Encourage consistency between existing land use and zoning. 3. Reduce cut-through traffic in residential neighborhoods. 4. Ensure buffers and transitional uses between commercial areas and neighborhoods. 5. Improve Eleven Mile corridor with regards to façades, landscaping, signage, parking, and code enforcement. Subarea 6 (Downtown) 1. Promote mix of land uses downtown including high-density housing, office space, and a retail and service mix that meets day-to-day needs of residents. 2. Encourage preservation of historic structures and promote urban character. 3. Consider a cultural facility / center and enhance civic center area. 4. Parking should be consolidated into mixed-use, multiple-level structures. 5. Consider expansion of the Downtown Development Authority south of Lincoln Avenue. Subarea 7 1. Preserve integrity of single-family neighborhoods. 2. Ensure buffers between commercial areas and neighborhoods. 3. Improve appearance (landscaping, screening, signage) of Eleven Mile Road corridor and other commercial, office, and industrial areas. Visioning & Public Participation Page 99 �City of Royal Oak Master Plan 2012 Amendment In all of the workshops, a number of visions were expressed that went beyond the boundaries of the particular subarea. The following statements of city-wide significance were expressed: Community Facilities 1. Improve and maintain parks. 2. Consider a community recreation center with a swimming pool, tennis courts, skate board and roller rink, and ice rink. 3. Provide programs for adolescents and young adults. 4. Develop strategy for school building re-use. 5. Consider a cultural facility / center and enhance civic center area. 6. Reorganize civic center and promote as a focal point. 7. Expand Farmers Market complex. Transportation 1. Increase opportunities for walking, biking, and rollerblade trails. 2. Restrict cut-through traffic in single-family neighborhoods. 3. Promote non-motorized transportation. 4. Consider city-wide public transportation system. 5. Bury railroad below grade and reclaim land for development. 6. Promote pedestrian walkways downtown. Concept Plan Workshops Following completion of the visioning workshops, concept plans were formulated for each planning subarea. The purpose of the concept plan was to illustrate the common themes which emerged from the visioning workshops and provide a vehicle for discussion with the Steering Committee and the public in following workshops. The concept plans contained the overall key concepts plan for Royal Oak as well as more detailed land use concept plans for each subarea. While the overall plan identified and illustrated the key concepts for the entire city in a generalized fashion, the subarea concepts provided and illustrated more specific recommendations. Key concepts and specific recommendations were derived directly from the visioning workshops as well as analysis of existing land use patterns and other physical conditions. Particular attention was given to areas where there are conflicts between current zoning and existing land use (i.e., single-family dwellings zoned for multiple-family). Visioning & Public Participation Page 100 �City of Royal Oak Master Plan 2012 Amendment Key concepts were identified for the following areas:       Residential neighborhoods. Major corridors that are primarily commercial in nature. Woodward Avenue corridor. Downtown area. Areas where existing land uses are to be maintained; and Opportunities / enhancement areas, selected target areas designated for redevelopments and/or enhancement. The subarea concept plan narrative followed a similar format for each subarea with a brief description of the area giving location, neighborhood character, major existing land uses, and subarea landmarks. Second, issues emerging from the visioning workshops and from further analysis were identified. Finally, subarea land use concept plan illustrated specific recommendations for future land use. The concept plans were reviewed by the Steering Committee prior to the scheduling of the public workshops. The purpose of the workshops was to present concept plans to the public and receive their input on the general content and direction. In an effort to bring continuity to the planning process, concept plans for the entire city and each subarea were presented. Two workshops were held. The first workshop was conducted at Royal Oak High School on May 21, 1998 and was attended by 9 people. The second workshop was conducted on June 2, 1998 at the Baldwin Theater and was attended by 63 people. Visioning & Public Participation Page 101 ��City of Royal Oak Master Plan 2012 Amendment Non-Motorized Transportation Plan Public Act 135 of 2010, one of the “Complete Streets Acts” adopted that year, requires cities receiving money from Michigan’s transportation fund to prepare a 5-year plan for the improvement of non-motorized transportation facilities. Bicycling and walking facilities are also supposed to be incorporated into all transportation projects according to an official policy statement of the Federal Highway Administration (U.S. DOT Policy Statement on Integrating Bicycling and Walking into Transportation Infrastructure). Through 2010 and 2011 the city prepared such a non-motorized transportation plan. The Active Transportation Alliance of Chicago was hired with EECBG grant funding to complete a nonmotorized plan for Royal Oak. The result of their work is the Royal Oak Non-Motorized Transportation Plan dated September 13, 2011. That document is composed of recommendations on infrastructure improvements, policies, and programs to make it safer and more convenient to walk, bike, and use transit in Royal Oak. The following portions of Royal Oak Non-Motorized Transportation Plan were revised and are hereby adopted as part of this amendment to the city’s Master Plan. Introduction Royal Oak is laid out on a well-established grid system of streets. This street network and the distribution of land uses bring a pedestrian scale to the community. The primary means of providing non-motorized transportation is the sidewalk network. Lacking is a well-defined bicycle route system linking neighborhoods, community facilities, neighboring communities, and regional destinations. Background The City of Royal Oak has undertaken a number of planning studies over the past 15 years. One of a number of planning implications identified through these studies is the desire to explore alternative transportation measures to lessen vehicular traffic and improve circulation throughout the community. In other words, place a greater focus on non-motorized modes of transportation – namely bicycling and walking. In 2009, the City of Royal Oak filed an application for Energy Efficiency and Conservation Block Grant (EECBG) Program funding assistance to develop a non-motorized transportation plan. Funds distributed through the EECBG Program provide assistance to Non-Motorized Transportation Plan People meet at the Farmers Market to bike in Royal Oak Page 103 �City of Royal Oak Master Plan 2012 Amendment communities to implement strategies to reduce fossil fuel emissions and total energy use, and to improve energy efficiency. The city issued a request for proposals to develop a non-motorized transportation plan. In August of 2009, the City Commission awarded the Active Transportation Alliance a contract to undertake the planning project. The project officially commenced in August of 2010. Putting in place infrastructure improvements and implementing policies and programs to encourage Royal Oak residents to utilize non-motorized modes of transportation will improve the health and livability of the community. This non-motorized plan is comprised of four implementation tracts that when employed in concert will establish a physical and cultural environment that supports and encourages safe and comfortable travel throughout the city and into surrounding communities. It is anticipated that the changes to the physical and cultural environment will result in greater numbers of Royal Oak residents choosing to walk, bicycle, or use public transit as their preferred modes of transportation for many trips. These choices will lead to healthier lifestyles, improved air and water quality, and a more energy-efficient transportation system. The chart to the right illustrates four implementation tracks in the plan. Each track may move forward independently as resources allow. However, it is the integration and implementation of all four tracts that will improve the livability of Royal Oak. • • . . ! . -•·:· · ' . ~~ " t • . Why a Non-Motorized Plan for Royal Oak Royal Oak, like many other communities, is looking for ways to be more environmentally, socially, and economically sustainable. While the quality of schools, suburban values, and cost of living attract individuals and families to Royal Oak, people’s life choices are increasingly influenced by wellness, sustainability, and mobility considerations. Many Royal Oak residents already choose to walk or to use a bicycle to get to work or school, to run errands, and for recreation purposes, and the number is growing. With its historic grid system of streets, well-distributed schools and parks, transit service, a pedestrian-friendly downtown, and an active cycling base, Royal Oak is poised to benefit from an improved pedestrian and bicycling network. This plan intends to chart a course for developing a safe and relevant non-motorized transportation network for Royal Oak that will allow residents from age 8 to 80 to feel comfortable getting around the community on foot or by bicycle. The purposes of this NonMotorized Transportation Plan are to: Non-Motorized Transportation Plan Page 104 �City of Royal Oak Master Plan 2012 Amendment  Increase bicycling and walking as active modes of transportation.  Make bicycling and walking comfortable and enjoyable transportation choices.  Expand the network of pedestrian ways and bikeways throughout the community.  Create safe and inviting walking and biking environments for residents and visitors.  Contribute to the “quality of life” for current and future residents and visitors.  Coordinate planned improvements with other agencies having jurisdiction over elements of the transportation network. Benefits of a Non-Motorized Plan Having the ability to move about Royal Oak safely, comfortably, and conveniently, on foot or by bicycle, will provide a number of benefits to residents and businesses, including the following: Mobility Costs related to transportation are a household’s highest expense after housing. Improving accommodations in Royal Oak for bicyclists and pedestrians will make it easier for people to get around without a car, particularly for shorter distance trips. This may allow some families to reduce number of vehicle miles traveled and the number of cars that they own. Economy Bicyclists and pedestrians are also consumers. Making Royal Oak more bicycle- and pedestrianfriendly will encourage people to frequent local businesses, whether they are downtown or along other commercial corridors. Bicycle- and pedestrian-friendly accommodations increase people’s access to businesses. Providing bicycle and pedestrian friendly infrastructure improvements will encourage residents to travel to local shops on foot or bicycle instead of jumping in their car to spend money in another town. Health Sedentary lifestyles are contributing to record levels of obesity and health issues in the United States, including heart disease, stroke, diabetes, and other weight-related problems. Active living is a solution. Traveling by foot or by bike, whether for commuting or recreational purposes, is an inexpensive and convenient way to integrate healthy, physical activity into everyday life. Environment Improving bicycle infrastructure and encouraging more bicycling activity has the potential to reduce the number of vehicle trips and vehicle miles travelled in Royal Oak. Fewer cars on the road means less traffic congestion, reduced vehicle exhaust emissions, cleaner air, and a reduced reliance on finite energy resources. Non-Motorized Transportation Plan Page 105 �City of Royal Oak Master Plan 2012 Amendment Plan Methodology & Community Outreach Kick-Off Meeting The planning process kicked off on August 10, 2010 with a meeting between the Planning Commission, staff, and representatives from the Active Transportation Alliance. The participants discussed the reasons for undertaking the effort, strengths and challenges of the current nonmotorized network, and steps to move the process forward. Community Open House The process to gather input continued with a Community Open House conducted on September 28, 2010. More than 80 Royal Oak residents and stakeholders offered input regarding local and area destinations, obstacles making bicycling and walking difficult, preferred routes, access to transit, and desired routes to build a more complete non-motorized network. Programmatic initiatives to encourage more individuals to bicycle and walk, and to do so safely, were also discussed. The comments received were used to recommend a series of education, encouragement, and enforcement programs, as well as infrastructure improvements to promote bicycling and walking in Royal Oak. Community members share their ideas for improving bicycling and walking conditions in Royal Oak Inventory of Existing Conditions The Active Transportation Alliance inventoried and reviewed: local and regional plans; bicycle, pedestrian, and transit accommodations; and local programs to get a current snapshot of existing conditions for non-motorized travel in Royal Oak. This existing conditions analysis provided a baseline from which the Active Transportation Alliance developed network and programmatic recommendations to improve non-motorized travel in the community. Non-Motorized Transportation Plan Page 106 �City of Royal Oak Master Plan 2012 Amendment Recommended Facilities for Development Report The Active Transportation Alliance presented an interim report including a draft outline for the non-motorized plan and a series of network recommendations. City staff reviewed the network recommendations and their input is reflected in the infrastructure improvements Projected Energy Savings Analysis Funding to develop this non-motorized plan was obtained through the Federal Energy Efficiency Conservation Block Grant Program (EECBG). One of the objectives of this funding source involves documenting energy savings and environmental benefits that might be achieved with the implementation of this plan. One of the many positive benefits of commuting on foot or by bicycle is the energy savings and environmental impact of shifting trips from car to non-motorized travel. In the last two decades mode share for walking and bicycling has increased. A combination of additional infrastructure, educational, encouragement and safety factors have contributed to this increase. And as additional facilities for walking and bicycling are built or improved, non-motorized travel is likely to continue increasing. One way to quantify the value of non-motorized travel and its benefits for the community is by looking at the projected reduction in Vehicle Miles Traveled (VMT) as residents substitute trips taken by car for trips taken on foot or by bicycle. For each vehicle mile not traveled, there is a resulting energy savings. In Royal Oak, at the time of complete build-out of this non-motorized plan, more than 15,000 vehicle miles traveled per day will be saved, resulting in 10 fewer tons of CO2 emitted and 1,000 gallons of gasoline saved due to this reduction in VMT. A complete energy savings analysis can be found in appendix A of the Royal Oak Non-Motorized Transportation Plan prepared by the Active Transportation Alliance. Legacy of Planning & Active Living Over the last few decades, Royal Oak has enjoyed a tradition of both active living and planning for active lifestyles. In the city, there are groups that encourage bicycling, and the city itself has completed several plans that have informed or directed bicycle and pedestrian improvements. Wolverine Sports Club The Wolverine Sports Club (WSC) started as the Wolverine Wheelmen in 1888. The WSC promotes many active sports including bicycling. The WSC offers road touring, mountain biking, and racing programs for cyclists. The road tourists represent the largest contingent of the WSC. The focus is on proper riding technique and the touring schedule includes over 800 rides a year, including the well-known “Wednesday Night Ride” that has started and finished in downtown Royal Oak for over 50 years. Non-Motorized Transportation Plan Page 107 �City of Royal Oak Master Plan 2012 Amendment Potential Bicycle Routes Map The Potential Bike Route Map was developed by city staff and adopted in 2008. It identifies both major bike routes used by experienced cyclists in Royal Oak and surrounding communities, and minor bike routes used to get through neighborhoods and connect to parks and schools. POTENTIAL BICYC LE ROUTES City of Royal Oak & Surrounding Communities POI"NTIA 1 MA IOB fllGYCI f BQIITFS/bf iU 'i !1"'5) Slid. K are- po;en.naa maic,r lllcycle rOW!s. In mi! City D:t Royal Oak tha1 llave lleEfl useo rm several }-ea/5 tiy roi:al IIIC)'Clhg team& aml cAJbs as wl!!I as O"Jler aVl4 bk:ydf.s:s ror trarnlng ami scdal ~ e s. ih~e- -wel-est.abl!sf\e<I routes 'll'En! creali>O by bk:.ycllsfi. a/J.d e,,iotved over many fE-alli. :some Dieing In u&e Tor aver 5D ye-a~ Mos.l or l!lese rou1.es cror;s major &-:ree~ at 51:gn~ ticea.eC"JDn&- and con.11.@C[ :ei CD11t:nuhg and ~S[gna:E<I blc.YQ? roll'.es In ac:1;ac.em car.es.. These rout,es genaally avolll a.ti many STOP srgns as po:5,l:ilbl!! a& 1'' !!11 as r.ecnons of worn or aacl ed pavement tr thE City ot Roya£ Oa k pini,es a s.~em m' d!eS[gna.: E<I b lcy~ rllU!i!&-. th~e rout.es shootd rorm the ID1S1da::Joo ar '!llil! r.ystem. Suen rotr. ~ wow! be defln.ed as "51gcle,ii shared roadway&-" 0y MStfTO IT s..rgns were to be placed arong :hies..! streelli- designating lll'!?m as llk:ycle rotr:K. Call!loo 51\olf<I be a<>Ji:::6ed rri ali!r1ng 1t11:,r.e roir:K :o other &tr.! ets.. Ellcyc!I&.:s -.·■ most like-I)' not use ar1y n~• raw, a:1d WIii con UE- to u,e these. wtull ha...e been In comm.on 11&e klr ma yyears. POTCNTIA!.. M1NOR BICYCLE ROUT ES tree tne-,s) Red lines arl' minor blieyCJe- rooto!s ltlat are somel'.me-s ll!oM I))' Dlcydlru m ge-l ll> var1a111i de-:stlna:tlons tnrougnout Royall Oat. to trav to adJ~t commu s:.es. or to -c~ itVOUgJI dmereru nelgtlbOrtlOOOi. Some or tne&e routM Me il:SO recomrnende<I ar, a meariis. to conneci sehoolis. and pdll.s to a p0;:Mttal ma{or 0(-cycie route. Mo61 or mese routes <:rOS& major s:rae-15 a t srgna:tz:ed lnterseCC'.ons. Whlle- Kime- t\a'le acceu to a &lgnal ten tnan a h~ora Dl:Gaotiay. A r,s,w crosi. ma.JorstrHts atgt01n1,,,.·m IZ 16po&Sfble- tosa! cro&o w11t1out a signal duie 10 101.1io-er sp~cts an.a :raffle 'l'Olume-s, or tne- timing 01' sl!Jlals at ne-ar0y lnteris.e-ctlont.. U6e 01' Sfal!'.,alU ano art'lewaYI- acro6' pnva.:e propeny Is MedM CID conMCI minor rooteis. at certain, po1rus, sucn u Be-aumollt ti06prtal. Starr Par1, .R-oya1 Oal Hlgll SdlOOl, Roya.I Oal M/Odle- SCftoot., an<I me Oetron zoo. Tllese rou'.!-S are not welH!s1at111sne-o D}' pas! LtSe an<I coukl De- anere<1 wllt'\001 s1gnmc.Jntry dl&~t:ng exJsllng Dlcyc£.etrat:IC.. B ICYCLE ROUTES IN OTHER COMMUNTIES ( Dlu e Rn1:s \ BILii! lnE<S ari: Dk:)'cle- rootu ., a<IJacent commu &. tna1 ar i: -commonly us.e-d Dy IOcal blc.ydlng team&. aria -cAJtl&. ror tralntn,g an<I 60Cf.al 11dK. Tiles.: routo!&. .uo IU'ti! a lon,g hlstmy of use Dy a'lkl 1>1-cy,::lllits, and most are- pan o1 de:5(<Jna.:ie<I blcyc(e roote&. at ~ Pof11ntsa1 11:ii)or Blcyc lei Rotrul a Pollmtsal Mi no r Blcycfll Rolll ll:11 Elk:yc le Routes In OllMlr c ommu nJtlQS llunlclpal Boun<lary crea.:e<I tly: Crea:lon Date: Royal oa ~ Pla.-inlrtg Ollpanmer.1 Marctl 18, :2DM source: OatWl<I County GIS t.r:lll!y Wolvenne spor-.a Cllltl AN Woodward Avenue Action Association The Woodward Avenue Action Association (WA3) formed in 1996 as a nonprofit economic development organization representing communities along Woodward Avenue. The WA3 has been successful in obtaining Michigan Heritage Route, National Scenic Byway, and AllAmerican Road designations for Woodward Avenue as well as close to $5 million in federal funding for various economic development, tourism, promotion and preservation efforts. A number of operating / planning documents have been approved to guide improvement projects along Woodward Avenue, including a Byway Corridor Management Plan, Attractions and Historic Sites, Public Spaces Design Framework Plan, a Transit-Oriented Development Corridor Study, and their own Non-Motorized Plan. Other Plans & Studies The City of Royal Oak has initiated various other planning efforts in the past, including the following: the General Development Plan (Master Plan) adopted in 1968 and updated in 1999 and 2012; the Eleven Mile Road Corridor Plan adopted in 1989; the Parks & Recreation Master Non-Motorized Transportation Plan Page 108 �City of Royal Oak Master Plan 2012 Amendment Plan last updated in 2009; the Downtown Royal Oak Master Plan adopted in 1994; and the Downtown Parking Study & Master Plan adopted in 1995. Policy Recommendations In addition to a robust non-motorized transportation network, Royal Oak can benefit from the adoption of ordinances and policies in place to promote safe, convenient and comfortable walking and bicycling for a wide range of cyclists. The adoption and administration of local pedestrian- and bicycle-friendly ordinances and policies will help encourage community members to walk or bicycle more often and feel safer while doing so, as well as improve driver awareness of their presence. It is recommended that the following pedestrian- and bicycle-friendly ordinances and policies be adopted by the City of Royal Oak to support the building of non-motorized transportation infrastructure and to enhance the safety, convenience, and comfort of pedestrians and bicyclists. Complete Streets Policy The term “complete streets” describes a comprehensive, integrated transportation network with infrastructure and design that allows safe and convenient travel along and across streets for all users. Complete streets should be able to accommodate pedestrians, bicyclists, motorists, transit users, emergency vehicles, and delivery trucks as well as people of all ages and abilities, including children, students, adults, seniors, and individuals with disabilities. Complete streets encourage walking, bicycling, and transit use as safe, convenient, environmentally-friendly, and economical alternatives to automobile use, promoting health and independence for all people. Careful planning and coordinated development of complete streets infrastructure also offers long-term cost savings for both cities and the state, and provides financial benefits to property owners and businesses alike. Public participation in community decisions concerning street design and use is also encouraged by complete streets to ensure that such decisions: (a) result in streets that meet the needs of all users; and (b) are responsive to needs of individuals and groups that traditionally are not incorporated in public infrastructure design. When designed properly, complete streets recognize and reflect the context of adjacent land uses and neighborhoods. The latest and best guidelines and standards are used for designing complete streets, such as the new walkable thoroughfare manual promulgated jointly by the Institute of Transportation Engineers and the Congress for the New Urbanism in 2010 (Designing Walkable Urban Thoroughfares: A Context Sensitive Approach). Other benefits of complete streets include reduced traffic congestion and fossil fuel use, and improved safety and quality of life of residents by ensuring streets are safe, convenient, and comfortable for walking, bicycling, and transit as well as driving. Non-Motorized Transportation Plan Page 109 �City of Royal Oak Master Plan 2012 Amendment Following accepted best practices, the design recommendations throughout this plan are based on a “complete streets” philosophy. Complete streets are designed to enable safe access for all users of the transportation network regardless of age, ability, or travel mode. A complete street has no predefined facilities requirements, but is optimized within its surrounding context to promote safe, convenient, active transportation options for the community. A complete streets policy can be flexible since there is no “one size fits all” solution. To ensure that these principles play a lasting role in the development of the local transportation network, Royal Oak should adopt a complete streets policy. This means committing to the accommodation of bicyclists, pedestrians, and transit users as well as motor vehicles in all new transportation construction and maintenance projects whenever appropriate. A “complete street” in Royal Oak with sidewalks and a low traffic volume allows for safe on-road cycling. Although this street has sidewalks for pedestrians, there is no dedicated place for bicycles. A “complete street“ accommodates all roadway users using context-sensitive design. The State of Michigan and number of communities have already adopted or are considering complete streets legislation. It is recommended that Royal Oak adopt a policy or ordinance modeled after the Michigan’s Complete Streets Acts (Public Acts 134 and 135 of 2010). Bicycle Parking Ordinance Bicycle parking is an essential amenity for any bicycle transportation network. Residents are more likely use their bike to reach businesses if they can safely lock it at their destination. To promote the use of the network and to boost local commerce, Royal Oak should amend its parking ordinance to include requirements for bike parking at retail, commercial, multiple-family residential developments, and workplaces. The city should also consider offering long-term bike parking in its municipal parking decks and surface lots. Bike Lane Parking Ordinance As Royal Oak develops its non-motorized network, bike lanes and shared lanes will be installed on some local streets. In order for these facilities to be safe for bicyclists, they must be kept clear of motor vehicle traffic and parked vehicles. Royal Oak should consider the establishment and enforcement of meaningful penalties for motorists driving or parking in bike lanes, or blocking marked shared lanes with their vehicles. Non-Motorized Transportation Plan Page 110 �City of Royal Oak Master Plan 2012 Amendment Development Codes to Promote Pedestrian- & Bicycle-Friendly Environments The City of Royal Oak should review its development codes and incorporate standards for pedestrian- and bicycle-friendly accommodations and on-site amenities. The design of facilities within private developments plays a significant role in how they are accessed by active modes of transportation. Royal Oak should update its municipal code to ensure connectivity and access for pedestrians, cyclists, and transit users in development or redevelopment projects. Examples include:  Use best practice designs to meet ADA accessibility requirements.  Consider requiring short- and long-term bicycle parking as well as other non-motorized amenities at workplaces.  Create minimum standards for bicycle parking accommodations at multiple-family complexes, commercial developments, community facilities, and workplace destinations.  Reduce the required number of car parking spaces when bicycle parking is provided.  Provide for a greater mix and integration of land use types, thereby decreasing distance barriers for walking and bicycling.  Require public sidewalks adjacent to all developments and continuous sidewalk connectivity from the public sidewalk to building entrances – a minimum 5-foot walk in residential areas, 10-foot walk in commercial areas, and a minimum 5-foot tree bank or curbside zone.  Require a maximum setback distance or build-to line for building entrances, ensuring shorter trips through parking lots and yards for cyclists and pedestrians.  Adopt context sensitive design principles for all street resurfacing and reconstruction projects based on recommended standards from National Coalition for Complete Streets and the manual Designing Walkable Urban Thoroughfares: A Context Sensitive Approach adopted by the Institute of Traffic Engineers (ITE) in 2010. School Policy Recommendations Safe Routes to School Royal Oak schools are major travel destinations for the most vulnerable members of any community – children. Royal Oak public schools no longer offer bus service requiring students to find another way to get to school. The Royal Oak Neighborhood Schools Board of Education and the Parent Teacher Student Associations (PTSA) are exploring options to promote safe transportation to schools. One of the programs being considered is Safe Routes to School. Safe Routes to School (SR2S) is a federal program to make it safe, convenient, and fun for children to bicycle and walk to school. When routes are safe, walking or biking to and from school is an easy way to get the regular physical activity children need for good health. Safe Routes to School initiatives also help ease traffic jams and air pollution, unite neighborhoods, and contribute to students’ readiness to learn in school. Non-Motorized Transportation Plan Page 111 �City of Royal Oak Master Plan 2012 Amendment The program provides funding for education, encouragement, enforcement, engineering and evaluation strategies aimed at making the trip to school safe, fun, and convenient for students in elementary and middle school. SR2S provides funding for sidewalks and other infrastructure projects and requires no local match. The City of Royal Oak should work with Royal Oak Neighborhood Schools to take the following steps to assess needs and develop a strategy for Safe Routes to School:  Form a Safe Routes to School committee at each elementary and middle school.  Collect baseline data, such as student walking and bicycling rates, parent surveys and walking and bicycling audits around each school. Free tools are available for download through the National Center for Safe Routes to School.  Identify a list of education, encouragement, and enforcement strategies that address barriers to walking and bicycling to school.  Complete a School Travel Plan. A template is available for download on the Michigan Department of Transportation (MDOT) Safe Routes to School web page.  Identify and implement a handful of low- and no-cost strategies from the School Travel Plan.  Apply for a federal Safe Routes to School grant through MDOT. A group of students and parents take the “walking school bus” to school. Safe Routes to School provides funding to support walking school buses and many other programs to facilitate walking and biking to school. Non-Motorized Transportation Plan Page 112 �City of Royal Oak Master Plan 2012 Amendment Elementary Bicycle Education Completion of a safe bicycling course taught at the end of second grade and again at the end of fifth grade could also be implemented as a prerequisite for the privilege of bicycling to school. Upon completion of a course teaching children on-bike basics, how to fit a helmet, and the ABC quick check, children will earn a “bike license” which allows them to bike to school on their own beginning in third grade. Children – and their parents – will begin seeing bicycling as a right of passage rewarded with a new privilege, which can be a powerful motivator. A culture of responsible cycling to school would likely spread into middle school. Royal Oak’s involved parents would absorb the safe cycling lessons as well, and feel more comfortable about their children riding to school after their children have learned some basic safety lessons. Public and private elementary schools could establish an end-of-year “bicycle academy” integrated into physical education classes. Children would learn basic bicycling skills, how to perform a bicycle safety check, helmet fit, and appropriate traffic cycling skills such as crossing roads, driveway dangers, and negotiating sidewalks. Children completing the academy would then receive a license permitting them to bicycle to school in third grade. The program would include the identification of safe bicycle routes to school. A similar lesson should be taught again as students transition to middle school and again as they transition to high school. Students could participate in a ride from their neighborhood elementary school to the junior high and receive a graduated license. During all courses, students should be taught on-road cycling techniques and discuss which streets are safe for cycling. Driver’s Education Curriculum & Multi-Modal Education The driver’s education curriculum in high school could also be modified to educate student drivers regarding alternative transportation choices and on how to share the road with bicyclists. The course should integrate education on other transportation choices, and how drivers should interact with bicyclists and pedestrians into the Royal Oak High School driver’s education curriculum. As teenagers obtain their drivers licenses and gain access to automobiles, they will daily be faced with choices on how to get from place to place. With students having many options besides a car, mobility education helps students recognize those options available in their community and shows them they need not rely on an automobile to get around. Understanding basic rules for sharing the road with bicyclists and pedestrians will make Royal Oak streets safer for all users. Mobility education lessons could be integrated either directly into the current driver’s education curriculum or provided as a supplement. Lessons will reinforce the education they received in their bicycle academy instruction and will teach students how to make appropriate transportation choices based on their destination (or how to get around without a car). Non-Motorized Transportation Plan Page 113 �City of Royal Oak Master Plan 2012 Amendment Bicycle & Pedestrian Network Bicycle Network Map There is no such thing as a typical pedestrian or bicyclist. An individual’s preferences for a bicycle or walking route may vary based on the type of trip. Their daily commute route will likely favor directness of travel over a scenic route (but not always). An evening or weekend ride, walk, or run for recreation and exercise will be based on an entirely different set of criteria. It will likely favor local roads and trails through parks and schools. Individuals also vary greatly in their tolerance of traffic, hills, weather and numerous other factors. A child will likely choose to stay on local roadways on their way to school provided they have safe ways to cross busy streets. An adult who is just starting to bicycle again will likewise shy away from busy roadways, sticking to residential roads wherever possible. But an experienced bicyclist may choose the busy road for its directness of travel. The solution then is not one dimensional. It responds to the needs of the various users and trip types. By doing so this plan addresses the needs of the majority of the community’s population, not simply a small interest group. Bicycle and walking are not exclusive modes of travel either. Most bicycle trips will also include some time as a pedestrian. Also, some bicycling and walking trips may be a part of a longer multiple-mode journey. For example, someone may ride their bike to a bus and then walk from the bus to their final destination. For all the reasons listed above, there needs to be a spectrum of non-motorized facilities available that gives the user the choice to choose the route that they feel most comfortable with off-road trails, neighborhood connector routes, sidewalks, roadside pathways, and bike lanes are some of the most common facilities that make up the network. The proposed non-motorized network for Royal Oak recognizes that pedestrians and bicyclists are a diverse population and that no one solution will apply to all. A combination of bike lanes, shared lanes, and sidewalks has been proposed along primary roads in the Royal Oak. Complementing the primary road system is a network of neighborhood connectors and off-road trails that provide access to key destinations while minimizing exposure to a large volume of high-speed motor vehicles. Additional facility guidance and basic cost estimates can be found in appendices E and F of the Royal Oak Non-Motorized Transportation Plan prepared by the Active Transportation Alliance Non-Motorized Transportation Plan Page 114 �City of Royal Oak Master Plan Non-Motorized Transportation Plan Non-Motorized Transportation Bicycle Network Map Legend Shared La ne Marking Bike Lane With Road Diet Bike Route Path or Trai l Future Improvement Area Road Centerlines ,:a Connection To Iii& Adj acent City • Traffic Signals On Bicycle Routes Parks & Open Space Educational Facilities 2012 Amendment Page 115 Created by: Royal Oak Planning Department Creation date: 02/24/2012 Sources: Oakland Cou,ty Dept of Info Tech Active Transportation Alliance �City of Royal Oak Master Plan 2012 Amendment Bike Routes Objective. Create a bicycle network for Royal Oak by signing routes already in use by local cyclists. Description. Many Royal Oak streets are comfortable for cyclists who possess a moderate tolerance for traffic. These routes include predominantly low-traffic residential streets. Many residents and most visitors are unaware of the city’s existing bike-friendly routes. Most of these routes have been used by “cyclists in the know” for several years. They typically cross major streets at signalized intersections and connect to designated routes in adjacent cities. Standard “BIKE ROUTE” sign from FHA’s Manual on Uniform Traffic Control Devices. Signing the network will provide immediate value and encouragement to cyclists while raising awareness of all road users and the acceptance of cycling within the city. The wayfinding signs marking the bikeway network are also appreciated by drivers and pedestrians looking for specific destinations within the city. Signage should comply with the Federal Highway Administration’s Manual on Uniform Traffic Control Devices (MUTCD). As bike traffic increases, some of these routes should be enhanced to prioritize bicycle traffic. These streets should be selected for their outstanding connectivity within the network and connections to important destinations in Royal Oak. Paint, pavement markings, planters, chicanes, and other diverters will make cycling on these streets more comfortable for even the youngest and oldest cyclists. Streets where these additional route enhancements would be appropriate include Vinsetta Boulevard, Fourth Street, and Northwood Boulevard. Special roadway treatments to guide cyclists and cars are necessary along streets with higher traffic volumes and motor vehicle speeds. These roadway treatments include shared lane markings and road diets with bike lanes. Shared Lane Markings Objective. Install shared lane markings on signed bike network routes without sufficient width for 5-foot bicycle lanes and posted speed limits of 35 mph or less. Description. Marked shared lanes and bike route signs help drivers expect and accept cyclists in the street, and the markings encourage drivers to pass bicyclists with caution at an acceptable distance. For bicyclists, marked shared lanes encourage legal behavior, such as riding on the street with traffic, and raise cyclists’ comfort levels helping them ride more predictably and safely. 40 inches Recommended dimensions for a shared lane marking or “sharrow.” Non-Motorized Transportation Plan Page 116 �City of Royal Oak Master Plan 2012 Amendment Shared lane marking are most commonly found on streets with a minimum 13-foot travel lane, but can be used on narrower streets to raise awareness of cyclists. The following recommended streets meet established design parameters for adding marked shared lanes, but are not suitable for dedicated bike lanes due to their narrow width and on-street parking spaces. When on-street parking is allowed, place shared lane markings at a minimum 11 feet of center from the curb. When on-street parking is prohibited, place shared lane markings at a minimum 4 feet of center from the curb. Recommended Routes for Shared Lane Markings East / West Routes Lincoln Avenue Existing Conditions Recommendations  36-foot paved surface.  Parking both sides of the street.  Sign the street as a bike route.  Stripe the roadway with a continuous 7-foot parking stripe where parking is permitted.  Place shared lane markings at 11 or 12 feet of center from the curb to create awareness for cyclists and to guide cyclists where to bike. Eleven Mile Road (RCOC jurisdiction) Existing Conditions Recommendations Troy Street to Stevenson Highway:  Four narrow lanes w/ 9.5-11.5 feet each lane. Woodward Avenue to Troy Street:  Four lanes plus a turn lane.  ADT = 15,000 to 17,000 vehicles / day.  Sign the street as a bike route.  Place shared lane markings at 4 to 6 feet of center from the curb to create awareness for cyclists and to guide cyclists where to bike. Catalpa Drive Existing Conditions Recommendations  36-foot paved surface.  Curb or on-street parking on both sides.  Sign the street as a bike route.  Stripe the roadway with a continuous 7-foot parking stripe where parking is allowed.  Put shared lane markings at 11 or 12 feet of center from the curb to create awareness for cyclists and to guide cyclists where to bike. Gardenia Avenue Existing Conditions Recommendations  25-foot paved surface curb-to-curb.  No on-street parking.  Sign the street as a bike route.  Place shared lane markings at 4 to 6 feet of center from the curb to create awareness for cyclists and to guide cyclists where to bike. Non-Motorized Transportation Plan Page 117 �City of Royal Oak Master Plan 2012 Amendment Webster Road Existing Conditions Recommendations  36-foot paved surface.  Sign the street as a bike route.  Stripe the roadway with a continuous 7-foot parking stripe where parking is allowed.  Apply shared lane markings on the street at the appropriate distance from the curb to create awareness for cyclists and to guide cyclists where to bike. Normandy Road Existing Conditions Recommendations  36-foot paved surface.  Occasional curb or on-street parking both sides of the street.  Sign the street as a bike route.  Stripe a bike lane where on-street parking is prohibited.  Stripe the roadway with a continuous 7-foot parking stripe where on-street parking is permitted.  Place shared lane markings at 11 or 12 feet of center from the curb to create awareness for cyclists and to guide cyclists where to bike. Existing conditions on Lincoln Avenue, Catalpa Drive, and Normandy Road. Proposed conditions on Lincoln Avenue, Catalpa Drive, and Normandy Road. When a car is parked, the cyclist shares the travel lane. When no car is parked, the cyclist can use the parking lane. Non-Motorized Transportation Plan Page 118 �City of Royal Oak Master Plan 2012 Amendment North / South Routes Main Street Existing Conditions Recommendations Gardenia Avenue to I-696:  60- to 70-foot paved surface.  Parking on both sides of the street. North of Eleven Mile Road:  Two lanes in each direction with a center turn lane.  Sign the street as a bike route.  Stripe the roadway with a continuous 7-foot parking stripe where parking is permitted.  Place shared lane markings at 11 or 12 feet of center from the curb to create awareness for cyclists and to guide cyclists where to bike. Washington Avenue Existing Conditions Recommendations Between Eleven Mile Road and Austin Avenue:  36-foot paved surface.  On-street parking on west side only. North of Austin Avenue:  25-foot paved surface.  No on-street parking. South of Sixth Street:  62-foot paved surface.  Intermittent on-street parking.  Sign the street as a bike route.  Apply shared lane markings on the street from Lincoln Avenue to Catalpa Drive.  Place markings at the appropriate distance from the curb to create awareness for cyclists and to guide cyclists where to bike. Coolidge Highway Existing Conditions Recommendations  24-foot paved surface in each direction with a center median.  Place shared lane markings at 4 to 6 feet of center from the curb to create awareness for cyclists and to guide cyclists where to bike. Greenfield Road (RCOC jurisdiction) Existing Conditions Recommendations  60-foot paved surface including 2 travel lanes in each direction and a center turn lane.  Narrows to 26 feet north of Springer Avenue.  Place shared lane markings at 4 to 6 feet of center from the curb to create awareness for cyclists and to guide cyclists where to bike. Primary objectives in establishing these marked shared lanes are to identify and formalize existing east/west bicycle routes and to establish a recognized system of north/south routes. The “half mile” roads – Lincoln Avenue, Catalpa Drive / Gardenia Avenue, Webster Road, and Normandy Road – have been used for years as major east/west routes by experienced bicyclists. The proposed markings and signage will now formally identify these routes as the preferred method for east/west travel by bicycle within Royal Oak. Although these east/west routes have a long history, there are no readily identifiable north/south bicycle routes in Royal Oak of the same stature. Bicyclists are instead forced to weave and meander down local streets though neighborhoods and subdivisions. The proposed marked shared lanes will finally begin to establish recognized north/south bicycle routes in Royal Oak, especially along Main Street and Washington Avenue. Non-Motorized Transportation Plan Page 119 �City of Royal Oak Master Plan 2012 Amendment Other east/west streets could possibly accommodate marked shared lanes, namely Twelve Mile, Thirteen Mile, and Fourteen Mile Roads. The width of these roads and their current traffic volumes (over 20,000 average daily trips) make them unsuitable for dedicated bike lanes, but shared lane markings could be placed in their right-hand lanes. Marked shared lanes could be useful on portions of these roads, especially along Thirteen Mile Road near Beaumont Hospital. Even if shared lane markings are added to these major streets they should not be signed as designated bike routes. Bicyclists should instead be encouraged to use the preferred parallel routes on “half mile” streets for east/west travel, using the “mile” roads only as necessary to reach a given destination. Road Diets with Bike Lanes Objective. Accommodate additional types of roadway users by putting the road on a “diet.” Description. Road diets are often conversions of fourlane undivided roads into 3 lanes (two through lanes and a center two-way left turn lane). Narrowing a roadway by reducing the number of lanes or lane width is a traffic calming strategy used to decrease congestion caused by left-turning vehicles, making space for other roadway user types. The former right-of-way of the fourth lane could be used for bicycle lanes, sidewalks, and/or onstreet parking. Pedestrian refuge islands, bulb-outs, and flare-outs can easily be coupled with road diets to increase pedestrian safety at crossings. BIKE LANE Standard “BIKE LANE” sign from FHA”s Manual on Uniform Traffic Control Devices. An alternative form of road diet could involve keeping the same number of lanes on a street but reducing the width of each lane. For example, a street with five 12-foot lanes of traffic (two in each direction and a center turning lane) could have its lanes reduced to 10 feet each. This would create 5 feet for a bike lane on each side while keeping the same number of travel lanes for motorists. Both forms of road diets have the advantage of avoiding expensive reconstruction of streets. Adding bike lanes can usually be accomplished by simply re-striping existing pavement, making them an extremely cost-effective form of achieving “complete streets.” The proposed road diets will each require a separate and thorough traffic study at least one year before being installed. Preferably, these studies should be conducted simultaneously to be costefficient. Traffic counts should be conducted and other applicable factors studied prior to implementation in order to ensure that motorists will continue to travel at a similar and acceptable level-of-service. Currently available traffic counts are five or more years old, and although still valid, new counts should be conducted along the proposed routes. Some streets may not be able to accommodate a road diet and other options may need to be considered. Main Street and Crooks Road are already at or near the 20,000 average daily trip threshold over which a 4-to-3 lane road diet is not recommended. It may be possible to keep the same number of lanes and instead simply narrow the width of each lane to create space for bike Non-Motorized Transportation Plan Page 120 �City of Royal Oak Master Plan 2012 Amendment lanes on these streets. Otherwise, marked shared lanes may need to be used instead of bike lanes if traffic counts prove to be too high and lane widths can not be narrowed. Dedicated bike lanes are recommended on north / south routes as part of these road diets. Bike lanes should be from 5 to 6 feet in width and separated from automobile traffic with a solid white line. A width of 3 to 4 feet can be used under limited conditions where there may not be enough space for a full-width bike lane. Lane markings should also be used according to the recommended forms and dimensions of the MUTCD, including symbols, arrows, and words. Bike lanes should also be identified separately from bike routes with signs that comply with the MUTCD. These features help cyclists ride more predictably and safely while also alerting motorists to share the road. - Uormal I whitg \inq - ~ 1.8t6ft) • ' D .. 100 rn.m x 100 m m (•I lnch~s X~ locl>9S) Diroctional arrov,• (opt ional) i t I I l .ll m (6 ft ) i - I l t - f.llm (6ft) l ., . -- - ' .. ,., , ~ Symbols Word Leg.,nds (oplional) Recommended dimensions and markings for standard bike lane. Recommended Routes for Road Diets with Bike Lanes Campbell Road Existing Conditions Recommendations North of Gardenia Avenue:  55-foot paved surface including 2 lanes in each direction and a center turn lane. South of Gardenia Avenue:  44-foot paved surface including 2 travel lanes in each direction. North of Gardenia Avenue:  One travel lane in each direction with two-way left turn lane in the center.  Stripe for on-street bike lanes.  Consider using a buffered bike lane. South of Gardenia Avenue:  One travel lane in each direction with two-way left turn lane in the center.  Stripe for on-street bike lanes. Rochester Road Existing Conditions Recommendations      One travel lane in each direction with two-way left turn lane in the center.  Stripe for on-street bike lanes. Two lanes in each direction. No on-street parking. 45-foot paved surface. Lots of residential driveways. Non-Motorized Transportation Plan Page 121 �City of Royal Oak Master Plan 2012 Amendment Main Street Existing Conditions Recommendations Gardenia Avenue to Fourteen Mile Road:  Two lanes in each direction.  No on-street parking.  40-foot paved surface.  Lots of residential driveways fronting on this street.  (ADT = 23,500 vehicles / day (2006)  One travel lane in each direction with two way left turn lane in the center.  Stripe for on-street bike lanes. Crooks Road Existing Conditions Recommendations       One travel lane in each direction with two-way left turn lane in the center.  Stripe for on-street bike lanes. Two lanes in each direction. No on-street parking. 40-foot paved surface. Lots of residential driveways. ADT = 24,500 vehicles / day (2006) ADT = Average Daily Traffic 11 11 ~ ~ 11 11 lj ii ~ ~ I] Existing Conditions Before Road Diet ~ 11 Proposed Conditions After Road Diet Care must be exercised where bike lanes approach signalized intersections. Bicyclists and motorists alike need to be properly directed, especially where vehicles are turning right across a bike lane. Special signage and lane markings are necessary to indentify proper methods of proceeding through an intersection for both bicycles and cars. Non-Motorized Transportation Plan Page 122 �City of Royal Oak Master Plan 2012 Amendment Examples of lane markings and signage for bike lanes at signalized intersections (left and below). IIIGHTLAK[ MUST TURNRIGHT A3-7A RICHT LAME MUST TURHRIGHT A3-7R Dotted lines .ire option.i i 1+--!~ = = = =1= Dolled lines are optional A4-4 at t>egmning ol rig hi IUrn ontoj lan9 R4 -4 at beginning of righl turn ontoj lane Places & Corridors First-rate places to eat, learn, shop and recreate anchor Royal Oak’s high quality of life. These places of special consideration will help residents reach their favorite places without a car. Putting places first in the consideration of biking, walking, and transit improvements will help integrate sustainable, efficient, healthy living into community life. Woodward Avenue Woodward Avenue is one of Southeastern Michigan’s most famous roads. Often called “Michigan’s Main Street,” this road connects from downtown Detroit to Pontiac. It has traditionally been an automobile-oriented corridor bringing from people around the region. In 2004, this street was designated a National Scenic Byway, awarded to commemorate the important and historic role this street played in American history. In 2009, it was given the prestigious All-American Road designation. It is largely a commercial corridor connecting shops, offices, restaurants, health services, and communities. Objective 1. Implement a “road diet” for Woodward Avenue. Description. The current configuration of Woodward Avenue was conceived prior to the opening of I-75. It was therefore designed and constructed to carry far greater volumes of traffic than it actually does today. At that time adjoining cities had larger populations, too – almost 1/3 more people than they now do. As a result Woodward Avenue now operates with significant Non-Motorized Transportation Plan Page 123 �City of Royal Oak Master Plan 2012 Amendment excess capacity, having too many lanes that are too wide for the actual volume of traffic they handle. This in turn encourages speeds which are dangerously fast for adjacent land use patterns. Overall, Woodward Avenue is in good condition for vehicular traffic, but its non-motorized amenities are in need of improvement. Although a sidewalk system is in place, it is too narrow to be considered pedestrian-friendly, and there are no bicycle facilities at all. The speed of traffic makes walking or bicycling along Woodward Avenue difficult and dangerous. While the condition of travel lanes and the landscaped center medians are excellent, what little on-street parking that remains is usually in poor condition and badly configured. To better accommodate pedestrians, bicyclists, and transit users as well as much needed on-street parking, a road diet should be applied to Woodward Avenue. This can be done without reducing capacity and levels of service for automobiles considering both current and anticipated traffic volumes. Elements to be considered for such a road diet include the following:  Eliminating the outside (far left) vehicle lane and reducing the width of reaming lanes.  Reducing the speed limit to 35 mph.  Improving parallel on-street parking and re-establishing it where it was removed.  Providing a dedicated bike lane on the inside (far right) lane next to on-street parking.  Adding a landscaped median (6-10 feet) to separate the bike lane and on-street parking from vehicle lanes.  Expanding the width of sidewalks to at least 8 feet.  Adding 14-foot bicycle / pedestrian bridges over I-696 on each side.  Adding non-motorized rest stops (parking, lockers, maps, restrooms) at key locations (Detroit Zoo, Memorial Park).  Enhancing landscaping and streetscape amenities while reducing the width of the center median. With Royal Oak’s dense, urban development pattern, both motorized and non-motorized traffic must share the same streets. As a result, some typical road diet elements may not be appropriate for the city’s portion of Woodward Avenue. These items are more suited to a conventional suburb where non-motorized traffic is completely separate from the streets and roadways. Such an element would be two-way bicycle and pedestrian pathways, or “cycle tracks,” where the outside lane travels in the opposite direction of oncoming vehicular traffic. When placed immediately next to vehicular traffic these types of cycle tracks are inherently dangerous to nonmotorized traffic and should not be implemented as part of a Woodward Avenue road diet. Bicycle traffic should always travel in the same direction as adjacent vehicular traffic, whether within a dedicated bike lane or a marked shared lane. Due to its current design, Woodward Avenue is neither safe nor suitable to accommodate anyone but the most experienced bicyclists at this time. Therefore, bicycle traffic on Woodward Avenue Non-Motorized Transportation Plan Page 124 �City of Royal Oak Master Plan 2012 Amendment should not be promoted until such time as a road diet that implements the above listed design elements can be accomplished. Objective 2. Provide swift and frequent transit service along Woodward Avenue from Pontiac to downtown Detroit Description. A new transit system is currently being planned for Woodward Avenue from downtown Detroit to Eight Mile Road. Although originally proposed as a light rail system it is most likely to be developed as bus rapid transit (BRT) according to the latest reports. In order to continue transit service for cities north of Eight Mile Road, BRT should be implemented along the remainder of Woodward Avenue in conjunction with the Detroit project. BRT is a high-capacity transit option that provides frequent service along a fixed route at lower costs than light rail. Stops are often spaced farther apart than traditional bus service. Faster boarding and decreased number of stops make bus rapid transit faster and more appealing to riders. BRT operates in the same manner as a light rail system except for using rubber-wheeled buses on existing pavement rather than specialized cars running on fixed rails. BRT systems can utilize many of the same amenities common of light rail, such dedicated travel lanes and priority timing at signalized intersections. BRT could utilize the either existing center medians of Woodward Avenue for stops along the route, or the additional medians proposed to separate travel lanes from on-street parking and bike lanes as part of the Woodward Avenue road diet. Pedestrian amenities, crossing improvements, and long-term bike parking at the stops will need to be made in order to facilitate use of BRT. Potential locations for BRT stops and associated improvements include the Detroit Zoo, Eleven Mile Road or Fourth Street for connecting to Royal Oak’s downtown, and Coolidge Highway and Thirteen Mile Road for Beaumont Hospital. The system could even venture off of Woodward Avenue and proceed directly to and from Royal Oak’s Downtown Transit Center. Downtown Transit Center Objective. Increase use and awareness of the Downtown Transit Center. Description. Transit complements bicycle and pedestrian facilities by taking people longer distances without the use of an automobile. To improve accessibility of this transit center and increase SMART bus ridership, the transit center, along with all bus stops, should post route maps and timetables for each route. Long term bicycle parking and instructions for how to put a bike on the bus should be clearly posted. Beaumont Hospital Objective. Increase bicycle and pedestrian accessibility to Royal Oak’s largest employer, Beaumont Hospital Description. As Royal Oak’s largest employer, Beaumont Hospital attracts staff and patients from the metropolitan region. In order to decrease traffic congestion at shift changes and offer Non-Motorized Transportation Plan Page 125 �City of Royal Oak Master Plan 2012 Amendment commute alternatives for staff, improvements to bicycle and pedestrian access and on-site facilities should be made. At Thirteen Mile Road and Hillside Drive, add accommodations for bikes in this area such as bike boxes to prioritize and help cyclists safely cross the intersection. The city and hospital should also work together to offer employees commute trip reduction incentives for choosing a means of travel other than driving alone. Regional Trail Connections Objective. Convert the undeveloped portion of the Canadian National (CN) railroad right-ofway that parallels the existing CN railroad tracks into a regional rail-with-trail multiple-use path Description. The CN railroad right-of-way was established and graded for 4 parallel railroad tracks, but only two were ever laid, leaving substantial room for a parallel multiple-use path that is 10 to 12 feet wide. As an older Detroit suburb, Royal Oak is landlocked by surrounding communities with difficult access to the region’s few regional trails, such as the Paint Creek and Clinton River Trails. Long term, this path could stretch from Pontiac all the way to downtown Detroit. The CN railroad right-of-way parallels historic Woodward Avenue, presenting an opportunity for story telling along a non-motorized, sustainable, and slower-paced corridor. Many of the street crossings north of Royal Oak are above grade, offering safety and appeal to trail users. In downtown Royal Oak, crossings become at-grade, offering convenient access for trail users to Royal Oak’s shops, restaurants, businesses, schools, and parks. Access ramps at half-mile and mile roads provide an essential front door to the trail, a health infrastructure connection for all Royal Oak neighborhoods and residents. Parallel trail development would supplement and showcase current Amtrak service. Amtrak only uses the tracks twice a day and freight use occurs mostly at night, presenting a rare acquisition opportunity prime for leveraging national resources such as federal trail banking legislation and support from the Rails to Trails Conservancy. Public desire is already amply demonstrated by extensive paths from current use of the railroad right-of-way by cyclists, walkers, and runners. Plans for any trail within the railroad right-of-way will have to be flexible. Although the space is used infrequently at present, it is still possible that the right-of-way could be used for local light rail transit or even a regional high-speed rail system. Alternative designs and possibly locations, too, may need to be pursued if the right-of-way is ever developed for additional rail capacity. Non-Motorized Amenities Pedestrian Amenities & Crossing Improvements Objective. Improve the pedestrian network by incorporating ‘best practices’ traffic control devices such as countdown timers, ladder-style crosswalks, bidirectional curb cuts, and pedestrian refuges where appropriate. Non-Motorized Transportation Plan Page 126 �City of Royal Oak Master Plan 2012 Amendment Description. A near miss by a car or long waits to cross safely will quickly discourage a person from choosing to walk or bike to their destination. Improving crossings is a cost-effective strategy to encourage walking, biking, and transit use. They also save lives. These simple improvements are recommended at all of the network’s major intersections, with priority given to areas with higher volumes of pedestrian traffic such as in downtown Royal Oak, schools, parks and community centers. The following recommendations illustrate intersection and crossing improvements that should be made. Technical guidance for these recommendations can be found in the MUTCD: Install Countdown Pedestrian Signals Pedestrian crossings at all signalized intersections should be upgraded with countdown pedestrian signals. These signals show pedestrians how much time they have to cross the street and discourage pedestrians from running across the street when there is not enough time. Install Bidirectional Curb-Cuts & Truncated Domes All new intersection crossings should be equipped with bidirectional curb-cuts and truncated domes to insure the intersection complies with ADA standards. These amenities direct the visually impaired through an intersection at a crosswalk. Curb extensions and clearly striped crosswalks with red truncated domes make it easy for people of all abilities to cross the street. Countdown timers let pedestrians know how much time is left before the traffic signal changes. Install & Re-Stripe Visible Crosswalks All crosswalks in high-use areas should be upgraded to “ladder-style” markings per the MUTCD and be installed where missing. These crosswalk styles are significantly more visible to drivers than the traditional parallel line crosswalks and promote safe crossing at both signalized and nonsignalized intersections. Non-Motorized Transportation Plan Page 127 �City of Royal Oak Master Plan 2012 Amendment Appliqués that resemble stones, brick pavers, or other types of aesthetic features could also be used to mark pedestrian crossings. They provide just as much visibility for pedestrians and motorists, offer a more decorative alternative to ladder-style crossings, and are a more costeffective option than the actual paving materials. Appliqués can also be easily replaced after being worn though by cars, trucks and snow plows. The pedestrian crossing between the library and Farmers Market across Troy Street is made from such an appliqué (right). Install Curb Extensions Along Streets & Intersections A curb extension reduces the roadway width to create a shorter crossing for pedestrians. Curb extensions can also improve driver and pedestrian visibility all while calming motor vehicle traffic. Continue to Support & Install Street Furniture in Pedestrian-Oriented Areas Pedestrians are sensitive to character and convenience features which can encourage more people to walk further as well as more often. Some examples include pedestrian scale lighting, seat walls, benches, trash cans, shade trees, plantings, and public art. These amenities are most effective in areas with higher pedestrian traffic, such as shopping districts, and to improve the pedestrian experience along arterial road corridors. Bicycle Amenities Objective. Improve the bicycle network by incorporating ‘best practices’ bicycle amenities such as wayfinding signage and bike racks. Description. Providing people with information about where to bike and a safe place to lock a bike will encourage a person to choose biking. Improving signage and bike parking are a costeffective strategies to encourage biking. These simple improvements are recommended at all of the network’s major routes and destinations, with priority given to areas with higher volumes of bike traffic such as in downtown Royal Oak and at schools, parks, workplaces and community centers. Technical guidance for these recommendations can be found in the Manual for Uniform Traffic Control Devices (2009 edition). Traffic Signal Detectors for Bicycles Objective. Place consistent markings at signalized intersections using vehicle detector loops to show cyclists where to place their bike for detection by demand-actuated signals. Description. Unless properly positioned over an under pavement detector loop, most bikes will not activate demand-actuated traffic signals. The MUTCD placement marking shows cyclists where to position their bicycle. Prioritize installation of detector loops at signalized intersections Non-Motorized Transportation Plan Page 128 �City of Royal Oak Master Plan 2012 Amendment on local cross streets and on designated bike routes. Some traffic signal loop detectors will not detect a bicyclist regardless of the bike’s position. A near-term priority is to adjust these loop detectors so they will detect most cyclists. Bicycle Network Signs Objective. Mark the Royal Oak bicycle network using signs that display destination, direction, and distance. Description. The MUTCD also provides guidance and specifications for implementing a wayfinding sign program. In the near term, the city should use the Bike Network Map in this plan to guide which streets and major destinations to sign, focusing on routes that cyclists identified as most comfortable for cycling. In addition to guiding cyclists, signs are useful as wayfinding for all residents and visitors. Begin by signing frequently-used local routes and continue adding signs to mark the bicycle network as it develops. + + ~ Detroit Zoo 1.5 ~ Beaumont Hospital 2 Bike Route Sign Directing Cyclists to Key Destinations Bicycle Parking Objective. Install inverted-U or functionally similar bike racks in commercial and retail areas, at public buildings and parks, and on publicly owned property near businesses and multiple-unit residences. Description. Racks should be located within clear view of the destination’s entranceway, preferably as close as the closest motor vehicle parking space, and no more than 50 feet away from a building entrance. If multiple racks are clustered in a visible and signed location, they can be sited up to 100 feet away from the entrance. Placing racks further away than this discourages their use and cyclists are likely to ignore the racks and look for a closer place to lock up. Rack placement should be coordinated with other street furniture such as benches, trash cans, newspaper boxes, planters, and street lights along the curbline to create a buffer between the street and the pedestrian zone. Bike parking installation should focus on destinations along existing and proposed bicycle corridors. By choosing racks with a unique color or shape at high visibility locations, the racks can add character to a community. Coordinating purchases and installation with regional agencies such as SMART or Oakland County are likely to reduce the per-unit cost of racks. The inverted “U” or similarly shaped racks, such as an “A” frame or post-and-loop rack, are recommended for public bicycle parking. These racks are able to support a bicycle upright by its frame in two places – either at the top tube, down tube, or seat tube – while preventing its wheels Non-Motorized Transportation Plan Page 129 �City of Royal Oak Master Plan 2012 Amendment from tipping over. They also allow a bicycle’s fame and one or both wheels to be secured simultaneously. Inverted “U” racks allow two bicycles to be parked side-by-side to one rack. With a single bicycle, they also allow front-in parking (front wheel and down tube secured to rack) and back-in parking (rear wheel and seat tube secured). Bicycles with a horizontal top tube instead of a diamond-shaped frame can also be secured to these racks. These racks offer significant resistance to being cut or detached Typical Inverted “U” Style Bike Rack on Commercial Street with common hand tools thereby minimizing the risk of bicycle theft. Their size allows them to be used in locations with limited space, even when combined in rows of multiple racks. When properly used they will not damage bicycle wheels the way other types of racks will. Other common bicycle racks types should be avoided, such as comb, toaster, or schoolyard style racks. These racks secure bicycles by their wheels only and not by the frame. Even when properly used, bicycle wheels can be easily bent and damaged. They are also highly susceptible to theft. Most avid cyclists will not use such racks for these reasons. Although not an ideal method, wave racks can be used for bicycle parking in certain circumstances. When used properly – back-in and front-in parking – wave racks can accommodate several bicycles. Unfortunately, wave racks are often used improperly for side-byside parking significantly reducing their capacity. Wave racks also require significantly more space than rows of inverted “U” racks, an important concern where sidewalk width is limited. A wave rack with 3 loops needs at least 48 square feet of area. A row of 3 inverted-U racks has the same capacity but requires only 30 square feet For ease of access, inverted “U” racks mounted in a row should be placed on 30-inch centers. This allows enough room for 2 bicycles to be secured to each rack. But if the racks are placed too close together, it becomes difficult to attach 2 bikes to the same rack. If it is too inconvenient and time consuming to squeeze the bikes into the space and attach a lock, cyclists will look for an alternative place to park or use one rack element per bike and reduce the projected parking capacity by half. The minimum separation between aisles of a rack area or “bicycle parking lot” should be 48 inches. This provides enough space for one person to walk one bike. Wider aisles up to 72 inches can be provided in high traffic areas where many users park or retrieve bikes at the same time, such as at transit centers, college classrooms, etc. Six feet or 72 inches of depth should be allowed for each row of parked bicycles. Conventional upright bicycles are just less than 72 inches long and can easily be accommodated in that space. Non-Motorized Transportation Plan Page 130 �City of Royal Oak Master Plan 2012 Amendment - - - - - - 30" - - - - 1- - - - - 30 ,, ____ (min) (min) Bicycle rack space (above) and a typical bike “parking lot” (below). The recommended inverted “U” style can park up to two bikes per “U” and requires minimum spacing between each rack and around each parking spot. (Source: Association of Pedestrian & Bicycle Professionals) - - - - - - 72 "----r---48 " --►--I◄- - - T24" t All dimensions are recommen ded minimums. Transit Amenities SMART Routes & Information Royal Oak has eleven SMART bus routes that serve the community, taking residents along Woodward Avenue, Main Street, Eleven, Twelve, Thirteen and Fourteen Mile Roads and into neighboring communities. Transit service helps residents choose walking and biking for many of their longer daily trips. People are generally willing to walk or bike up to 10 minutes to a dependable and direct transit access point, roughly a one-half mile walk or a 2-mile bike ride. Connecting the local network to transit hubs will help to coordinate the local system with regional transit service. Objective. Create awareness for routes and increase access to buses. Non-Motorized Transportation Plan Page 131 �City of Royal Oak Master Plan 2012 Amendment Description. Integrate the active transportation network with current SMART routes by improving stop visibility, posting route maps and time tables at stops, providing enhanced amenities such as paved waiting areas at all stops, covered shelters at priority stops, participating in SMART route planning to increase frequency of service, and educating residents on the potential trips that can be made using the available service. Posting the following information at each stop will create awareness for the bus system: route name and number; route map with information about where each bus route goes; bus schedules including estimated arrival times at major destinations along the route; and instructions on how to use bike racks on buses. SMART recently installed new shelters with a modern design in several communities throughout the region, including Ferndale (below left) and Birmingham (below right). Advertising was used to defray the costs. The city should encourage SMART to install similar shelters in Royal Oak. Program Recommendations In addition to infrastructure and policy, the city and organizations throughout the community can work together to educate people about safe bicycle and pedestrian habits, encourage increased use of walking and biking as a mode of transportation, and enforce the rules of the road through both positive and educational methods. The following sections are a listing of education, encouragement, and enforcement programs that, when implemented, will increase bicycle and pedestrian traffic. Resources for holding these programs including both funding and a list of organizations that can provide guidance can be found in appendix E of the Royal Oak Non-Motorized Transportation Plan prepared by the Active Transportation Alliance Education Residents of Royal Oak will begin to feel more comfortable bicycling when they know the rules of the road and how to safely ride on the streets. The following recommendations include ways to distribute information and educate residents of various age levels and abilities on bicycling and pedestrian issues. Non-Motorized Transportation Plan Page 132 �City of Royal Oak Master Plan 2012 Amendment Mobility Education Campaign Distribute information on rules of the road for drivers and cyclists to community members in partnership with other organizations.  Distribute one page informational sheet in the Insight newsletter, library newsletters, school notices, utility bills, and the city website.  Use local media outlets such as WROK and Facebook to broadcast videos and publish articles on bike and pedestrian safety.  Arrange for bicycle and pedestrian information to be reprinted and/or distributed by partner agencies, utility companies, and the private sector  Partner with American Cycle & Fitness / Trek Store and the Wolverine Sport Club to distribute publications.  Work with Beaumont Hospital and local doctors to distribute information on the health benefits of cycling and walking.  Offer bike maintenance and traffic skills classes to adults and teens through the Recreation Department, schools, other community groups and local shops  Hang posters demonstrating safe cycling at the Salter Center, Mahany / Meininger Center, Ice Arena, Farmers Market, and other community destinations. Free educational materials can be found through the Michigan Trails and Greenways Alliance, League of Michigan Bicyclists, Active Transportation Alliance, Michigan Bicycle Racing Association, and Michigan Mountain Biking Association. Enforcement Successful implementation of this plan will result in an increase in active transportation users and create new challenges for enforcement of laws. At the same time, traffic safety laws are only as good as the enforcement of those laws. Royal Oak should prioritize enforcement of laws that deter reckless behavior by road users. Train Police Officers on Bicycling & Pedestrian Issues Objective. Train all officers, not just on-bike officers, on laws and enforcement techniques for bicyclists and pedestrians. Benefits. By learning bicycle and pedestrian laws and enforcement techniques, officers are more likely to enforce them and make Royal Oak’s streets safer for cyclists and pedestrians. Police officers enforce laws they understand and support. How It Works. Officers receive additional training on the following topics. Holding a full or half training day, screening videos at roll call, distributing Action Alerts, memorandums to police Non-Motorized Transportation Plan Page 133 �City of Royal Oak Master Plan 2012 Amendment officers, or requiring officers to watch training videos are all ways to get the information out to officers.  Rules of the road for bicyclists and pedestrians  Illegal motorist behaviors that endanger bicyclists and pedestrians  Most dangerous types of bicycling behaviors  Most common causes of bicycle and pedestrian crashes  Importance of reporting bicycle and pedestrian crashes  Importance of investigating serious bicycle and pedestrian crash sites  Best ways to prevent bicycle theft  Best practices for policing by bicycle  Transportation, health, and environmental benefits of bicycling Encouragement Although most people understand the many benefits of walking and biking, it can be challenging to change a person’s usual travel routine. By starting with schools, making information available, holding events, and leading by example, the people of Royal Oak will be encouraged to walk and bike. The following are a few of the many ways the city can work with community members and organizations to encourage people. School Travel Encouraging students to walk or bike to school will instill life-long active transportation habits in the younger residents of Royal Oak. Some examples of school based initiatives to encourage walking and biking include:  Walking Wednesdays – designate one day per week where all students are encouraged to walk to school.  Walking School Buses – parent volunteers lead a walking group from their neighborhood to school.  Mileage Clubs – classes or schools track students walking and biking habits and compete against each other.  Walking and Biking Routes – distribute recommended walking and biking routes to parents. Bicycle-Friendly & Walk-Friendly Community Awards Objective. The City of Royal Oak gains local and national recognition as a bicycle- and/or pedestrian-friendly community. Non-Motorized Transportation Plan Page 134 �City of Royal Oak Master Plan Description. Improving Royal Oak’s bike and pedestrian network will make the city an even better place to live, work, shop and play. National recognition of these efforts can generate commerce and increase property values. The Bicycle Friendly Community Program (BFC) led by League of American Bicyclists provides incentives, hands-on assistance, and award recognition for communities that actively support bicycling. To apply for recognition, a step-by-step guide is available through the League of American Bicyclists website. Walk Friendly Communities is a similar program the Pedestrian and Bicycle Information Center uses to honor bicycle- and pedestrian-friendly cities. 2012 Amendment Bicycle ~Q;r Frie d Community L tM fJU O 0~ Amo r• " Bit:yc lr ,. Royal Oak can be eligible for a Bicycle Friendly Community or Pedestrian Friendly Community award. Community Encouragement through Information Access Objective. Provide easily accessible information on recommended routes, rides, and classes. Description. Knowledge about when and where to bike and walk safely supports increased use of active transportation. The following are some ways to make bicycle and pedestrian information more accessible: Royal Oak Non-Motorized Facebook Page – Royal Oak can reach a large and diverse audience by posting regular updates about the non-motorized plan on an easily accessible Facebook page. This site can also be used to promote local events such as bike maintenance classes and convey important safety information. A member of the bicycle and pedestrian advisory committee could manage the page. Bike Network Map – A user-friendly bike and pedestrian network map would encourage use of the improved pedestrian and bicycle network and patronage of the key places identified in this plan. Royal Oak should work with local volunteers, the Wolverine Sports Club, Michigan Trails and Greenways, or a contractor to produce and distribute a free active transportation network map that includes safe bicycling and walking routes to key places and safety tips. Beaumont Hospital, the DDA, American Cycle & Fitness / Trek Store, and the WA3 could be approached for sponsorship and/or distribution of the map. Transit Information – Royal Oak can increase use of public transit by distributing transit service information. The city can partner with the SMART bus to display timetables and install transit vending machines in key places besides the Royal Oak Transit Center, as well as promote SMART’s existing transit mapping service available on Google’s Transit Trip Planner. Community Events & Programs Community events centered on walking and biking will create awareness for active transportation and encourage residents who do not often walk or bike to start doing so. These Non-Motorized Transportation Plan Page 135 �City of Royal Oak Master Plan 2012 Amendment events also provide opportunities for community members to come out and get to know their neighbors, shop locally, and explore their community. Some examples include: Bike-and-Dine – progressive dinner where patrons bike to a restaurant, eat one course, and proceed by bike to another restaurant a few miles away by bike. Bike-and-Dine rides have been organized in Royal Oak and should continue. Open Streets Royal Oak – Close one street in Royal Oak to cars for half a day and allow residents to bike and walk in the middle of the street. Coordinate with local street closing festival such as a street fair, community run, or family bike ride Shop by Foot and by Bike – Residents are rewarded with discounts for shopping and visiting stores or restaurants by bike. Coordinate with WA3 and the DDA. Car Free Day – Choose a single day to encourage residents and people who work in Royal Oak to choose a mode of travel other than their car for a whole day. Reward walkers and cyclists with gifts and snacks. Track participation and allow businesses to compete against each other. Community Bike Rides – Organize a large scale bike ride event in Royal Oak. This can make a great fundraiser and bring visitors from neighboring communities. These events can be organized alone, or can be an addition to local events such as the Oak Apple Run, Birmingham Bicycle Festival, and Green Cruise. Implementation This plan provides a comprehensive set of network, policy, and programming ideas. The effective implementation of this plan will require leadership by Royal Oak staff and residents. It will also require cooperation with community organizations, neighboring municipalities, Oakland County, RCOC, and MDOT. Bicycle & Pedestrian Advisory Committee (BPAC) Background. Plan stakeholders—including representatives from city departments, local bicycle advocates, residents, and the Royal Oak Planning Commission—gave input on this plan to guide and direct its development. Objective. The City Commission should appoint a Bicycle and Pedestrian Advisory Committee (BPAC). The BPAC should work to implement the recommendations set forth in this plan and be charged with directing and overseeing its implementation. The BPAC will facilitate coordination between the city, area schools, and institutions as well as oversee the development of related programs such as Safe Routes to School, bicycling and walking events, and education. The committee should set goals for plan implementation and monitor those goals. Examples of goals are number of bike racks installed, miles of bike routes signed, number of educational events held, or number of group rides held. Non-Motorized Transportation Plan Page 136 �City of Royal Oak Master Plan 2012 Amendment The BPAC could take one of several different forms. The Planning Commission could serve as the BPAC since it is charged with overseeing the city’s overall Master Plan and Capital Improvements Programs, including the recommendations of this plan. As an alternative, the BPAC could be setup as a subcommittee of the Planning Commission. Members from the city’s previous non-motorized task force could be included as liaisons or ad-hoc members if the BPAC was formed as a subcommittee of the Planning Commission. A separate, stand-alone body could also be established as the BPAC. This form should include at least one Planning Commission member and a city staff member charged with being the Bicycle and Pedestrian Coordinator. Up to 5 residents / advocates with a strong interest in bicycling and walking should be included, including at least one individual representing the disabled community. Liaisons from Royal Oak Neighborhood Schools, WA3, Beaumont Hospital, the DDA, Oakland Community College, and local bike shops should also be included. The group should meet at least quarterly to review plan progress and set next steps and implementation, and should take an active role in implementing the safety and encouragement objectives. Representatives from the City Manager, Engineering, Planning, Police, Fire, and Recreation Departments as well as the senior and community centers should be available on an ad-hoc basis. Bicycle & Pedestrian Coordinator Expand a position within the Planning or Engineering departments responsible for convening the BPAC and implementing this plan. This individual will manage the implementation of the plan’s facility recommendations, coordinate with other city, county, and state transportation projects, and pursue grants to implement this plan’s recommendations. A long-term goal for this position is to grow into a full-time grant-funded position. His/her primary responsibilities are as follows:  Convening the BPAC.  Managing the implementation of the plan’s recommendations.  Coordinating with the BPAC to establish baseline walking and cycling metrics and regularly measuring changes.  Serving as point of contact for residents regarding the plan.  Coordinating with other city, county, and state transportation projects.  Reporting progress annually to the City Commission.  Pursuing grants for the plan’s implementation.  Applying for a Bicycle Friendly Community award through the League of American Bicyclists and the Walk Friendly Community Award through the Pedestrian and Bicycle Information Center. Non-Motorized Transportation Plan Page 137 �City of Royal Oak Master Plan 2012 Amendment Capital Improvements Program The Michigan Planning Enabling Act mandates the preparation and annual review of a 6-year capital improvements program by the Planning Commission. Capital improvements programs consider the funding and timing of all municipally-related capital needs including street reconstruction projects. The Planning Commission, in conjunction with the BPAC, will need to monitor the city’s capital improvements program on an annual basis to ensure the non-motorized facilities and infrastructure called for in this plan are incorporated into the specifications for street reconstruction projects – bike route signage, shared lane markings, road diets with bike lanes, etc. This will be the most important method of implementing the plan’s recommendations by seeing that non-motorized amenities are first budgeted for and then built. Indicators & Evaluation The overall success of this plan will be judged by how the city implements the recommendations and the impact they have on the safety and operations for all users in the community. This section establishes a set of performance indicators to quantitatively judge the effectiveness of the plan. As this plan is implemented, reviewing the following performance measures and setting goals for the future will help measure the success and effectiveness of this plan. These indicators should be reviewed annually by the BPAC. Should these indicators show that the objectives are not being met, (e.g. bicycle/pedestrian crash rates go up instead of down), initiatives and programs in future years should focus on addressing the specific indicators. Mode Share The city should have the goal of increasing the number of trips taken by walking and biking. Vehicle Crash Rates The city should work with MDOT and RCOC to monitor vehicular crashes on an annual basis with the goal of reducing vehicular crashes. Pedestrian & Bicycle Crash Rates As stressed throughout the study, individuals are less likely to walk or bike if they don’t feel safe. The city should work with MDOT and RCOC to monitor pedestrian and bicycle crashes on an annual basis with the goal of reducing both types of crashes. Allocate Funds for Bike Parking & Route Signage on Annual Basis The city can make a strong commitment to biking by allocating a set amount of money per year towards bike parking and route signage. Non-Motorized Transportation Plan Page 138 �City of Royal Oak Master Plan 2012 Amendment Maintain Existing Parking Demand While Increasing Office & Retail Space The city should continue to encourage use of transit and communing by foot and bike. The goal should be to maintain the existing parking demand, even as the city grows in the future. Grants & Other Resources Grant programs and organizational resources should be reviewed and updated annually to capture changes in funding sources and funding cycles. Funding cycles can be unpredictable and the approval process through MDOT can be challenging. Integration of recommended projects with other capital projects can streamline costs and timelines and even open other funding sources. Non-Motorized Transportation Plan Page 139 ��City of Royal Oak Master Plan 2012 Amendment Woodward Avenue Transit-Oriented Development Corridor Study In October of 2010, the Woodward Avenue Action Association (WA3) convened a task force to create a plan for advancing transit-oriented development along Woodward Avenue in southern Oakland County. This effort was prompted by planning currently underway for in Detroit for what was originally a light rail project but which is now poised to become a bus rapid transit (BRT) project. Key members of the task force include elected officials from the cities of Berkley, Birmingham, Ferndale, Huntington Woods, and Royal Oak, as well as institutional and business partners from MDOT, SMART, SEMCOG, the Michigan Suburbs Alliance, the Detroit Zoo and Beaumont Hospital. The primary task force mission is to identify the land use, zoning, and master plan changes needed to support transit-oriented development along Woodward Avenue. The result of this effort is the Woodward Avenue TOD Corridor Study for South Oakland County prepared by LSL Planning, Inc., of Royal Oak with direction from the WA3 Transit Task Force. The corridor study was paid for in part by a Planning and Research Grant from MDOT. The following portions of the corridor study were revised and are hereby adopted as part of this amendment to the city’s Master Plan. Introduction What Is Transit-Oriented Development? Transit-oriented development (TOD) is a concept intended to encourage use of mass transit systems through site design, system planning, and road patterns. It involves pedestrian-friendly development that includes mixed-use land forms and increased accessibility for pedestrians, bicyclists, and transit users. TOD is an attempt to provide compact, walkable communities with a heightened sense of place for community residents. TOD’s typically involve uses that best support transit, transit-friendly site and building design, a mixture of uses clustered around a transit stop or transit corridor, and a walkable environment. Transit Options While the corridor study did not evaluate transit alternatives, an understanding of possible future transit options can help recognize why TOD is important for Woodward Avenue. The right mix and design of land uses can help make transit more feasible. The following are the key transit types expected to serve Woodward Avenue communities in the future: Woodward Avenue TOD Corridor Study Page 141 �City of Royal Oak Master Plan 2012 Amendment Enhanced Local Bus Service SMART currently operates buses along Woodward Avenue as part of its regional transit system. This effort will help identify how to improve pedestrian connections to stops and crossing Woodward Avenue. Future improvement could include more frequent buses or express buses. Bus Rapid Transit (BRT) Densities Required to Support Transit Depending on what occurs south of Eight Mile Road with Detroit’s project along its portion of Woodward Avenue, a possible mode of transit in Oakland County could be bus rapid transit (BRT) with dedicated bus lanes and express buses with fewer stops. BRT provides the service quality of rail transit with the flexibility and cost savings of regular bus transit. Residential (units) Business (employees) Light Rail Service Bus Rapid Transit 15 to 24+ 150+ Local Bus Service 7+ 40+ 1 to 6 2+ Supports: Carpools & Vanpools Source: LSL Planning, Inc. Light Rail Transit (LRT) Light rail service was previously being explored south of Eight Mile Road. Extending any future light rail line from Detroit into Oakland County is one possibility. Why Plan for Transit-Oriented Development? TOD development can improve the local economy along Woodward Avenue and increase transit ridership by making the environment attractive to pedestrians and bicyclists, especially around transit stops. This typically involves inviting building design, careful interface between public and private land, and thoughtful placement of vehicular parking lots. It often results in more pleasing aesthetic environments and reduced automobile dependency, which then can lead to a host of secondary benefits:  Safer pedestrian and bicycle environments.  Improved accessibility for those less able.  Increased walk-by traffic for local businesses.  More convenient access to businesses for local residents.  Less congestion and associated fuel emissions.  Creation of a “sense of place” for the community. Woodward Avenue TOD Corridor Study Page 142 �City of Royal Oak Master Plan 2012 Amendment Project Overview Complete Streets Transportation practices in the past 50 years or so tended to focus on the efficiency and safety of automobile travel. And, while design applications and engineering have made our roadways much safer to travel by automobile, it has also resulted in designs that increase vehicle speeds while discouraging walking, biking and transit use. Complete streets presents a shift in attitude about transportation planning that focuses more on equality for all users of the roadway. Recent legislative changes under the Michigan Complete Streets Acts now lend more weight to road design that considers motorists, pedestrians, bicyclists, transit riders, and users of all ages and ability. Not surprisingly, increasing fuel costs, desires to improve air quality, concerns about community health, coupled with campaigns to end obesity, especially among children and teens, have all contributed to a demand for travel alternatives to the single-occupant automobile. Complete streets seek to meet that demand through policy and regulatory changes at the local, regional, state and federal levels. Typical “complete streets” include safe, convenient travel options for ALL users. (San Francisco Planning Dept. / SFMTA) The following key principles of complete streets should be applied to the Woodward Avenue corridor to enhance the road’s functionality for all users, and to create an active and dynamic corridor that will support transit: 1. Accommodate all roadway travelers, which includes pedestrians, bicyclists, and transit passengers of all ages and abilities, as well as trucks, buses, and automobiles. 2. Emphasize interconnected road and sidewalk networks to create a comprehensive, integrated, connected network for all modes. Such networks are needed to provide shorter, more direct routes that will reduce walking time. A typical citizen will walk about 5 minutes or a quarter-mile before seeking other travel alternatives. 3. Integrate into all project types, including planning, road and development design, maintenance, traffic signals, and operations for the entire right of way. Woodward Avenue TOD Corridor Study Page 143 �City of Royal Oak Master Plan 2012 Amendment 4. Integrate best practices for design while recognizing the need for flexibility in balancing user needs. 5. Select designs that will complement the character of the Woodward Avenue district and the context of each different community. 6. Create plans that seek to link transportation and land use planning. 7. Develop realistic expectations for walking and biking and apply design tools where appropriate along Woodward Avenue. This does not mean that every tool must be applied to every block. It may involve creation of alternate bike routes or improvements on side streets to ensure bicycle safety. 8. Develop an implementation plan that includes specific next steps. TOD Principles The Woodward Avenue TOD Corridor Study focuses on incorporating the following key principles in the future development of the Woodward Avenue corridor: Plan Around Transit Stations  Allow the highest commercial intensity in areas within ¼ mile of locations that seem most likely for transit stations. Expand maximum building heights, encourage high floor-to-area ratios, or minimize lot coverage limitations to provide greater development potential.  Consider increased residential densities within ½ mile area from station locations (see previously listed density suggestions).  Allow for intensification of uses over time, such as increased building heights or allowing surface parking lots to be gradually replaced by buildings and parking structures.  Consider revisions to the master plan and zoning map to allow deepening of commercial lots along Woodward Avenue, especially at TOD nodes and where taller buildings are allowed. This may involve rezoning of some residential lots to accommodate redevelopment or additional parking needs. Where such changes will advance the goals of this corridor study, they should be carefully considered to ensure proper transitions to the residential areas, screening, and other site design elements are included to protect the integrity of nearby neighborhoods. Any potential encroachment into residential neighborhoods for TOD nodes will require an in-depth study on a site-by-site basis. The goals and objectives of the city’s Master Plan call for clear and understandable boundaries between established neighborhoods and non-residential areas. Encroachments for TOD nodes should therefore only be encouraged where negative impacts to established neighborhoods can be minimized or eliminated. Woodward Avenue TOD Corridor Study Page 144 �City of Royal Oak Master Plan 2012 Amendment Use Regulations  Encourage transit-supporting uses, especially within ¼ to ½ mile of transit stops. This includes commercial and mixed uses that provide activity throughout the day and into the evening, such as retail, restaurants, personal and business services, high-density residential (including senior housing), universities, civic centers, and upper-story offices and residential.  Discourage uses that will either dilute the concentration of residents or employees, or those which, by nature of the business will create activity likely to disrupt the pedestrian and transit-friendly environment. These include uses such as drive-through facilities, automobile dealerships, regional “big box” retailers, and other uses requiring large surface parking facilities. Bulk, Setback & Area Controls  Encourage land to be used for buildings rather than surface parking or expansive yards. This includes reducing the amount of parking allowed or required, and increasing the amount of building that may or must be built.  Locate buildings close to the street and sidewalk so those on foot, bike or transit can easily reach building entrances.  Remove maximum lot coverage requirements in core TOD areas.  Encourage building design that will engage passers-by. First floor uses should include active storefronts that attract customers and pedestrian-scale design, with the primary operable pedestrian entrance oriented to Woodward Avenue. Impact Studies  Require study of potential development impacts on the entire transportation system. Where already required, modify traffic impact study standards into transportation impact studies that evaluate development impacts to all modes of travel.  Shift transportation planning priorities in core and transitional areas from improving the speed and efficiency of automobile travel, to one that emphasizes safety for pedestrians, bicyclists, and transit users.  Apply access management to minimize the number of driveways that pedestrians must cross using access management techniques. Parking Management  Implement standards to limit parking in core TOD areas. Regulations like maximum parking standards, parking space reductions, shared parking, payment-in-lieu of parking programs, floor-to-area ratios (or requiring them where they do not exist) can be applied for this purpose.  Provide incentives in core TOD areas to reduce parking, or encourage structured lots over surface lots. Woodward Avenue TOD Corridor Study Page 145 �City of Royal Oak Master Plan 2012 Amendment  Include amenities for bicyclists, pedestrians, and transit riders, including wider sidewalks, bicycle storage facilities, bus shelters, lighting and landscaping in the standards for site plan review.  Arrange parking in the rear yard (or side yard only if necessary) to provide safer pedestrian access to store fronts. The Woodward Avenue profile also lends itself to other options, such as on-street or median parking, if allowed by MDOT.  Recognize the variables contributing to parking demand, and match local policies to individual geographic factors such as density, transit access, income, and household size. Transit Framework The Transit Framework Map is a simple map that illustrates potential TOD nodes, infill or redevelopment opportunities, potential transit stations, concepts of how to improve connectivity and convenience of bus stop locations and pedestrian crossings, access management, and parking. This map and the recommendations in this document are intended to be used as a schematic – something that can be built upon in future planning efforts. The framework map began with a general assessment of the corridor; identifying signal locations, current destinations and development nodes. Next, discussion with local planners identified the following challenges and opportunities: Challenges Opportunities  Shallow lot depths.  Residential concerns over commercial encroachment, building height, density, etc.  Woodward Avenue right-of-way parking  Lack of open / green spaces  Primary nodes at I-696 and Thirteen Mile Road  Secondary notes at Eleven Mile and Twelve Mile Roads Potential Station & Stop Nodes The above analysis resulted in the Transit Framework Map. It includes potential station locations, which consider existing development, identified opportunity locations, signalized crossing locations, typical spacing for bus rapid transit or light rail (ideally no less than ½ mile spacing), and suggested connections to local destinations like the Detroit Zoo and downtown Royal Oak, which are vibrant areas that rely on the corridor for regional access, and have the potential to add riders to the system. Station locations shown on the Framework Map are described in more detail below. The station and stop locations, crosswalk types, and shuttle connections shown on the map are preliminary and conceptual in nature. They are only meant to illustrate one scenario of how these features might be spaced and are not intended to suggest preferred transit stop locations, route alignments, crosswalk types, or shuttle connections to other sites. A more detailed feasibility study, including ridership projections, cost-vs.-funding analysis, and other applicable factors will be required before the routes and stops can be formalized. Woodward Avenue TOD Corridor Study Page 146 �City of Royal Oak Master Plan 2012 Amendment Spacing Guidelines Stop and station location should be given careful consideration for the corridor. Stops should be kept to a minimum necessary to support the land-use and accessibility needs. Stop and station structures and amenities should be developed (LSL Planning, Inc.) and designed with pedestrian and bike STATION SPACING amenities, and should consider automobile access, but not so that it dominates the station Ideally, stations should be spaced design. Priority must be given to pedestrians, ½ to 1 mile apart. bicyclists, and transit riders, with less Spacing emphasis on maintaining higher vehicle considerations ½mile include: to 1 mile speeds or faster automobile travel time. Stops should be between one-half (½) to one mile ► Proximity to transit nodes apart for ideal transit service. The quality of ► Required connections the stop should also be designed to ► Convenience to riders accommodate the expected use in the area. Stations could be used at route termini and transfer points with improved amenities at on-route major attractors, and stops with more basic facilities could be used at key TOD points between major destinations. Connecting Nodes Several proposed transit node locations have opportunities for connections to nearby downtowns, Amtrak / SMART stations, and the future Woodward Light Rail or BRT project. These are suggested at Thirteen Mile Road / Beaumont Hospital, downtown Royal Oak, and I-696 / Detroit Zoo in Royal Oak. These intersections were identified as ideal locations for nodes due to their proximity to nearby amenities and existing or potential densities to support transit. Stations at these locations for either bus rapid transit or light rail could be incorporated into new mixed-use buildings with indoor seating and ticketing areas. Since these stations will connect to a different form of transit, indoor facilities will allow a safe place for travelers to wait for their connection.  Thirteen Mile Road / Beaumont Hospital One of the busiest intersections along the corridor, Thirteen Mile Road already had the activity required for a feasible transit station. A station could be located just south of Thirteen Mile Road near Coolidge Highway to provide connecting shuttles to the Beaumont Health Systems campus and downtown Berkley. Future redevelopment of the shopping center on the southwest corner of the intersection would be an ideal catalyst to spur future TOD.  Downtown Royal Oak Although not directly on Woodward Avenue, Royal Oak’s downtown is a logical spot for a connecting node with its existing bus and train station and transit-ready zoning. It is already a major transit hub for the region due to the Amtrak / SMART station at Lafayette Avenue and Sherman Drive. In addition to serving train passengers, the station is a collection point for Woodward Avenue TOD Corridor Study Page 147 �City of Royal Oak Master Plan 2012 Amendment several SMART bus routes, including those that travel on Ten Mile and Twelve Mile Roads, Woodward Avenue, and Main Street / Livernois Road. The area surrounding the station is zoned Central Business District so it is already conducive to transit-oriented development. The proposed Michigan Regional Transit Authority (RTA) even utilizes this station as a hub for a future light rail or BRT project, moving the primary transit route off of Woodward Avenue and through downtown Royal Oak.  I-696 / Detroit Zoo The existing parking structure at the Detroit Zoo can support a future station and park-andride at this busy node. As the gateway to Royal Oak from the interstate, this node could provide a circulating shuttle to the Detroit Zoo, downtown Royal Oak, or even a parallel transit route that stops at the downtown Amtrak/SMART station in Royal Oak. On / Off Nodes In between the connecting nodes, transit will stop at outdoor platforms for boarding which are labeled as “on / off” nodes on the analysis map. These station/stops’ platforms would be elevated to raise the travelers to the level of the transit equipment and be covered shelters to protect users from the elements. For enhanced transit to be most efficient, stops will not be as frequent as traditional fixed-route bus service but at key locations to collect sufficient passengers from nearby housing and businesses. The proposed on/off nodes in Royal Oak include the Twelve Mile and Fourteen Mile Road intersections, and possibly the Catalpa Drive intersection. These on/off nodes were identified as being good central locations between the connecting nodes where existing development is conducive to TOD or where development could be further intensified to support transit.  Fourteen Mile Road The area between Fourteen Mile Road and Lincoln Avenue / Adams Road in Birmingham has been identified by the city as a future TOD. This location is halfway between the proposed connecting nodes at Maple Road and Fourteen Mile Road.  Twelve Mile Road / Catalpa Drive This area has large, institutional uses which are typically not conducive to TOD, including a cemetery. However, the Shrine of the Little Flower Catholic Church and Elementary School are heavily used and could benefit from an on/off stop. The southwest and northeast corners of this intersection already have commercial and multiple-family residential uses which could be intensified and expanded with a TOD redevelopment program. A stop at this location would also provide a direct transit link to Berkley’s downtown. If a station proves unfeasible at Twelve Mile Road due to the institutional uses then it could be moved to Catalpa Drive. A stop at this intersection would be half-way between the primary stops at I-696 for the Detroit Zoo and Thirteen Mile Road for Beaumont Hospital. Woodward Avenue TOD Corridor Study Page 148 �City of Royal Oak Master Plan 2012 Amendment This area has been identified for strengthened commercial development in the Berkley Master Plan and could collect riders between Twelve and Eleven Mile Roads. Pedestrian Crossings Type A – Byway Significant Crosswalks Type A1 crosswalks are the most significant, providing connections between the intrinsic resources of the byway. The only A1 crossing in the study area is at Twelve Mile Road, improvements for which are currently in the final construction stages. Type A2 crosswalks are also significant, but are more so locally than regionally. Downtown crosswalks provide important connections between buildings on opposite sides of the street, and they provide a gateway or entrance to a downtown area. No A2 crossings are designated in Royal Oak. Type B – Community / District Connectors Type B pedestrian crosswalks are community / district connectors that provide connections for a specific local draw and may be historically significant in the community and/or state, but not necessarily to the byway. Typically, they would occur at major intersections. Most of the Mile roads along the corridor are considered type B crossings. Type C – Remainder Type C pedestrian crosswalks are essentially all other crosswalks that do not meet the criteria established for type A and type B crosswalks. From a byway and community standpoint, they are less significant than type A and B and do not occur at major intersections. Crosswalk Element Pedestrian Crosswalk Signalization Pedestrian Crosswalk Signalization w/ Count Down Mast Arm Signalization Crosswalk Designation - Painted Crosswalk Designation – Pavement / Material Change District Identity Element Woodward Heritage Identity Element Historical Reference Element Lighting Plantings Bump-Outs (if applicable) Bollards Woodward Avenue TOD Corridor Study Type AI X X X Type A2 X X X X X X X X X X Optional X X X X X X Optional Type B X Type C X X Optional Optional X Optional X X X Page 149 �Transit Framework Map Woodward Avenue TOD Corridor Study Transit-Oriented Development Corridor route alignments . crosswalk types, or shuttle connections to sites not on Woodward Avenue. A more detailed feasiblity study, including ridership projections, cost vs funding, and analysis of other factors , is required. City of Royal Oak Master Plan Station and stop locations, along with crosswalk types and shuttle connections , are preliminary and conceptual to illustrate one scenario of how stops might be spaced. This is not intended to suggest preferred transit stop locations . <:}~ The quarter-mile and half-mile radii surrounding each possible station 5 minute wal< ( 1/4 mile radius) , 10 minute walk (1/2 mile radius) Potential Primary / Connecting Station & Stop ~-~~~~ K']lJ~lJ:::r),..\_:~TTTTr1rlft__..-..i.;:;;.::=-] 'IL I-I--H--t-""--iL-----,:----11 and stop location are not intended to designate or establish any preferred TOD zoning district boundaries. They are only meant to show the 5-minute and 10-minute walking distances from each potential station. The formal boundaries of any TOD zoning district will have to be determined by the Planning Commission and City Commission after a thorough and in-depth investigation during the formal rezoning process required by state law and the city's Zoning Ordinance. 5 minute w alk (1/4 mile radius) 10 minute walk (1/2 mile radiu s) Potential Secondary/ On-Off Station & Stop Primary Trans it Route Potential Shuttle Connections @)@© Crosswa lk Types CE] Existing Amtrak I SMART Trans it Station 1111111111111111111 11111111• 1111111111 - 1111■ 2012 Amendment Road Centerlines I ~& Page 150 Created by: Roya l Oak Planning Department Creation date: 02/28/2012 Sources: Oakland County Dept of Info Tech LSL Planning , Inc Woodward Avenu e Action Association Ferndale �City of Royal Oak Master Plan 2012 Amendment Recommendations & Implementation Typically, the next step in transit planning would include determination of the transit modal vehicle type, which is not part of the scope of this corridor study. This project is intended to provide the framework for such planning efforts. A common misconception is that transit will drive development, which can be true to some extent. However, the opposite is also true – development of a certain type and density can be a catalyst for transit. Therefore, a key component of this project was to identify ground-level planning efforts that can be made to provide a transit-supportive atmosphere that will drive future transit decisions. Parcel & Massing Analysis Parcel Analysis With few exceptions, parcels along Woodward Avenue are quite shallow for the type of businesses they attract. Small lot sizes can limit development options and deter real estate investors. One way to identify opportunities is to analyze potential development or redevelopment sites. In some locations, these sites are obviously vacant or obsolete, but in others, opportunities may not be so evident. Analysis of property ownership along the corridor will reveal parcels in common ownership that, if consolidated, could provide more viable redevelopment sites. Create a Massing Model Creation of a two-dimensional or three-dimensional corridor model will help residents and stakeholders visualize how TOD might be implemented in the future. Modeling existing and future development forms will help to locate underutilized sites. When matched with a parcel analysis above, key redevelopment sites will emerge. Economic Development Initiatives Establish a Corridor Improvement Authority Pursuant to the Corridor Improvement Authority Act, Michigan’s Public Act 280 of 2005, the purpose of a corridor improvement authority (CIA) is to plan for, correct and prevent deterioration in business districts, to encourage historic preservation, and to promote economic growth within the district. Unlike some other tax capturing authorities, a CIA may span more than one jurisdiction and is therefore ideal for Woodward Avenue. If established, taxes from the increase in property values can be captured and re-assigned for capital improvement projects within the district. Such a mechanism could leverage future economic growth on Woodward Avenue into physical improvements that will attract even more business, visitors and investment. Secure Funding The collaboration facilitated by WA3 has yielded positive results already with grant funding secured for the Twelve Mile Road crossing improvements which were recently constructed. The Woodward Avenue TOD Corridor Study Page 151 �City of Royal Oak Master Plan 2012 Amendment association has also received a National Scenic Byway Grant, Michigan State Planning and Research Grant, and an Urban Land Institute grant for even more significant transit-planning projects which are expected to begin in the near future. The nature of the group, which not only represents a multiple-jurisdictional effort but also a public-private partnership, poises it above many others seeking grants, as this spirit of cooperation is given increasing weight with funding groups. Walkability & Transit Guidelines In many ways, walkability and transit go hand-in-hand. Without a safe, walkable environment, people cannot reach transit facilities and ridership rates decline. Designing any non-motorized system requires careful planning that considers safety, efficiency, convenience and costs versus benefits. It is important to provide clearly delineated pedestrian areas both along the corridor and connecting to private commercial developments. Non-motorized improvements should focus on providing safe routes for bicyclists and pedestrians which may require alternative routes or facilities on other roads as well. Un-Signalized Non-Motorized Crossings Ideally, crossings will be accommodated at signalized intersections, but pedestrians are likely to cross where it is most convenient. Studies show that people will usually take the most direct route, not necessarily the one designated for them. They are more likely to cross at unsignalized locations when signalized crossings are spaced farther than ½ mile apart, or where they are not proximate to transit stop locations. Un-Signalized Non-Motorized Crossings Ideal mid-block crosswalk elements:  ADA-compliant ramps  Striping or textured concrete  Lighting and landscaping Where un-signalized crossings are needed, they should be designed so (LSL Planning, Inc.) the pedestrian is clearly visible and feels safe, including elements such as lighting, signage, textured pavement treatments and context-sensitive crossing design. Using flashing beacons and reflective road striping can also help improve pedestrian safety. Road Diet A road diet involves replacing travel lanes with bike lanes, exclusive transit lanes, and/or wider sidewalks. On Woodward Avenue, a road diet could be implemented to provide a dedicated bus lane or bike lane. Careful consideration of the interface between bicyclists, motorists, and Woodward Avenue TOD Corridor Study Page 152 �City of Royal Oak Master Plan 2012 Amendment businesses is required to ensure that these facilities remain safe and attractive to users. The figures below illustrate how Woodward Avenue could look with a road diet, including fewer vehicle lanes with a dedicated bus or bike lane, plus amenities like wide sidewalks and landscaped buffers for pedestrian comfort. Application of a road diet would require additional study and traffic modeling, but it is a real possibility for the future. (LSL Planning, Inc.) Illustrations of how Woodward Avenue could look if a road diet was implemented. The number of and/or width of vehicular travel lanes could be reduced and the center median narrowed to make room for dedicated transit lanes, or for additional non-motorized facilities like wider sidewalks, dedicated bike lanes, and on-street parking. (McKenna Assoc., Inc.) ~ ~ • I ' - a~). I ~ -,I i ~ Woodward Avenue TOD Corridor Study a f- I- i . --j 0 0 . I ti f- Page 153 �City of Royal Oak Master Plan 2012 Amendment Speed of Travel Currently, Woodward Avenue is posted for a maximum speed of 45 miles per hour in Royal Oak. Vehicles sometimes travel at speeds in excess of these maximums, which degrades the pedestrian environment. Higher vehicle speeds reduce the perceived safety of travel along the corridor because they result in more frequent and more severe crashes, especially when they involve pedestrians or bicyclists. Some TOD guidelines suggest a speed limit of 30 m.p.h. is ideal for pedestrian safety. The City of Birmingham’s Triangle District Urban Design Plan includes a suggested 35 m.p.h. for portions of the corridor near Maple Road where a road diet is suggested. This speed limit is already established in parts of Ferndale and could be considered for the rest of the study corridor if acceptable to MDOT. Such a reduction in speeds, either alone or as part of a road diet, would require changes to signal timing and perhaps some traffic modeling to ensure travel conditions will remain at acceptable levels. Accommodate Bicycles Non-motorized systems must also accommodate bicycle activity. Amenities like bicycle storage, staging areas, and rest spots should be included in community-wide non-motorized systems. In some locations along the corridor, the existing road can be re-striped to include bike lanes or shared lane markings without widening the expanse of pavement. Such a “road diet” is recommended in areas where motorized and non-motorized traffic volumes suggest fewer travel lanes and more bicycle facilities are needed. However, in others, on-street bicycle facilities may not be safe or comfortable for riders. In these places, alternate routes on adjacent streets may be needed. Driveway Design The geometric design of access points, including the width, throat, radius, and pavement type, should all include consideration of the interaction with off-street non-motorized users. Excessively wide driveways with little or no separation from off-street parking areas and broad, sweeping driveway curbs provide an unprotected nonmotorized environment that lacks clear definition for turning movements and increases the amount of time a pedestrian or bicyclist is exposed to traffic. Driveways should include a clear-vision zone at the entrance, free of visual obstructions like shrubs, signs, utility boxes, or other barriers so oncoming traffic can clearly see pedestrians entering the driveway. Woodward Avenue TOD Corridor Study ACCESS MANAGEMENT (LSL Planning, Inc.) Access to private development should be managed to maintain safe and efficient transportation conditions. Safety is improved by limiting the number of driveways that pedestrians and bicycles must cross. In addition, providingwell -planned driveway locations helps maintainefficient vehicle operations, which isalso needed to maintain reliable transit service. - - ~I I_ _ _ _J Page 154 �City of Royal Oak Master Plan 2012 Amendment Delineate Driveway Crossings Sidewalk crossings of driveways should be clearly delineated. For higher volume areas (traffic or pedestrian) the crossing could be striped or constructed of durable contrasting material. Textured or colored concrete are the preferred options for Woodward Avenue since they can withstand vehicular weight and wear while attracting the attention of motorists. Maintenance of crosswalk markings on private land should be made a condition of site plans, just like maintenance of parking lot striping. Transit-Friendly Zoning Adopt the Corridor TOD Zoning Overlay Model Zoning is an effective way to transform the form of development. Along Woodward Avenue, a model TOD overlay zoning district is recommended. The overlay would be a “modular” ordinance that includes a set of regulations to apply in core TOD node areas, another set for the transitional areas around them, and potentially a basic set of uniform regulations for the entire corridor. The model also includes strategies to assemble land in the core areas, or where additional depth is needed to accommodate redevelopment or shared parking facilities. The approach presented respects the fact that, while transit-friendly development is desired by most communities, it may take some refining at the local level in order to achieve support. The basic standards for development include side-walk requirements, parking standards, use restrictions, etc., that should apply within core and transitional zones in order to promote walking and biking along the corridor. The core TOD node standards are more form-based and focused on (LSL Planning, Inc.) creating desirable places for pedestrians, bicyclists and transit riders. The transitional standards will involve some form-based elements, but requires less intense development as a way to slowly step down building intensities and scale as they get farther from the core and closer to residential areas. Woodward Avenue TOD Corridor Study Page 155 �City of Royal Oak Master Plan 2012 Amendment Standards for areas not designated as core or transitional zones could also include incentives to replace commercial uses that should be relocated to the core, with supportive residential or office uses. Such policies will depend on local desires and attitudes, but may provide opportunities for redevelopment of some of the existing underutilized commercial areas for multiple-family or other uses that could be accommodated on some of the shallower development sites not located in the core areas. Define District Zone Boundaries The TOD zoning model provided in the appendix of Woodward Avenue TOD Corridor Study for South Oakland County is intended to apply to all parcels with frontage along Woodward Avenue in south Oakland County. The model could easily be modified to apply to only connecting and on/off node intersections, leaving the areas between nodes subject to underlying zoning. It suggests that three additional zones be established: a core zone, a transitional zone, and a parking zone. This plan does not suggest specific boundaries for each zone; PLANNING FOR TRANSIT however, it is assumed that core zones will generally occupy areas PHASE I: within ¼-mile of the center, while ► Establish TOD district boundaries transitional zones will extend out ► Identify sites for the Core. Transir onaI and Parking Zones ► Parcel and Massing Analysis ½-mile. The parking zones are ► Adopt interim regulations for land use. pa ing, setba • basic bui ding expected to be applied at the design that set the stage for density, intensity and infi ll. periphery of transitional zones, as PHASE//: determined necessary to create ► Develop specific plans for wre TOD nodes (at the city level}. redevelopment sites of a viable size ► Conduct housing affordabil ity analysisand feasibility reviews to identify and shape. ways to provide housing for avariety of ircome levels. ► Again, it should be re-emphasized that the ¼-mile and ½-mile radii surrounding each possible core and transition zone are not intended to designate or establish any preferred TOD zoning district boundary. They are only meant to show the 5minute and 10-minute walking distances from a potential station or stop. The formal boundaries of any TOD zoning district will have to be determined by the Planning Commission and City Commission after a thorough and in-depth investigation of all potential core and transitional zones during the formal rezoning process required under both state law and the city’s Zoning Ordinance. Woodward Avenue TOD Corridor Study Develop specific regulationsbased on progress achieved. Add itional Transitional or Parking Zones may be added, more aggressive parki ng strategies imp emented, and greater municipa l involvement with redevelopment. (LSL Planning, Inc.) Page 156 �City of Royal Oak Master Plan 2012 Amendment Two- to three-story buildings, such as those suggested in the core areas typically require sites with depths of 140 to 160 feet, but that does not account for parking needs. Ideally, parking programs will be implemented at the city or corridor-wide level using one of the approaches discussed in the project overview section. However, in the short-term, some on-site surface parking may be needed. Therefore, cities should plan for parcel depths of up to 250 feet for sites where on-site parking is needed, and to up to 350 feet for areas where parking structures are planned, such as in the core TOD nodes. More specific analysis may be needed to identify the specific property depths needed to achieve the desired building form. Elements such as building height, lot coverage, parking lot location, front yard setbacks, and required buffers from residential areas will all impact the amount of land that is needed for development. Take a Phased Approach Each local zoning ordinance was reviewed to determine needed changes to promote additional development and growth that will encourage transit ridership. These models should be adopted to help direct future development to desired areas. Once some success is achieved, cities may choose to take their TOD efforts a step further by initiating redevelopment projects, increasing densities, and planning for municipal parking.  Redevelopment of sites along Woodward Avenue may require acquisition of additional land to accommodate larger buildings or parking needs. Communities may consider parking zones within the proposed TOD overlay district that would allow certain residential sites to be converted to temporary surface parking lots to support core areas, that can eventually transition into parking structures or mixed-use infill sites.  Plan parking in areas away from the TOD core to maximize building potential, but consider reasonable replacement locations, or take a phased approach so businesses are still served in the short-term. Consider adoption of local parking programs.  Consider higher residential densities within proximity (½ to 1 mile) of Woodward Avenue that consider local community conditions. Woodward Avenue TOD Corridor Study Page 157 ��City of Royal Oak Master Plan 2012 Amendment Rochester Road Access Management Plan LSL Planning, Inc., of Royal Oak was hired with funding from SEMCOG to complete an access management plan for Rochester Road as it travels through Royal Oak, Clawson, Troy, Rochester Hills, and Rochester. The result of their work is the Rochester Road Access Management Plan dated September 27, 2011. That document contains recommendations on access management strategies to improve safety and efficiency of travel along the Rochester Road corridor. The preceding chapters of this access management plan discuss overall guidelines for access, non-motorized travel, and green infrastructure changes along Rochester Road. Those chapters are consistent for each community because the basis and standards for them are the same for all communities. However, because site conditions and character vary by community, a communityspecific chapter was crafted for the individual cities, and includes an inventory of existing conditions, analysis, and recommendations, and concludes with maps that illustrate changes. The recommendations in this plan were based on access management studies, traffic conditions, and analysis conducted in 2010 and 2011. The plan is intended to be implemented as opportunities arise, and is flexible so it will be useful for many years, but can be adapted as conditions change. While the basic access management principles in the chapter Access Management Guidelines should always be applied, precise locations and configurations of driveways and service roads illustrated on the maps may need to be modified as development plans come into focus and more detailed site information is known. The following portions of Rochester Road Access Management Plan were revised and are hereby adopted as part of this amendment to the city’s Master Plan. Introduction Study Area The limits of the study area corridor begin at Main Street in Royal Oak, where it diverges northeast through the City of Clawson until it meets with Stephenson Highway in the City of Troy. From there, Stephenson Highway becomes Rochester Road as it proceeds north and crosses I-75, then M-59 where it officially becomes M-150 in the City of Rochester Hills, before terminating at Mead Road. The study area for this project extends 660 feet east and west of the centerline of Rochester Road. The study focuses on access to non-residential frontage properties. As discussed in this report, this portion of Rochester Road is referred to as the “Rochester Road Corridor” or “Rochester Road.” Rochester Road Access Management Plan Page 159 �City of Royal Oak Master Plan 2012 Amendment Project Need Segments of Rochester Road, especially along portions located north of I-75, experience periodic congestion and a relatively high number of crashes. Data and observations indicate that vehicles entering and exiting the roadway at cross streets and individual driveways contribute significantly to these problems. Managing access along the corridor can reduce crash potential and congestion because it considers the number, placement, and design of access points (intersecting streets and commercial driveways) in the context of the overall roadway, not just on each individual site. The primary purpose of this project is to assess access conditions along the corridor and recommend changes that will improve safety and efficiency of travel. However, applying access management has other secondary benefits, including Land Use Raad Design higher pedestrian comfort and safety, improved biking environments, improved economic vibrancy, traditional de~lopmen1 and increased opportunity to “green” the corridor. Recommendations to achieve these benefits are provided throughout this plan. t Overview of Corridor Conditions The Rochester Road corridor is generally a four-lane road, with a center left turn lane for segments north of I-75. A small segment at the north end of the corridor, north of Cross Creek Drive, is three lanes, and another segment south of I-75 is constructed as a divided road with a center median. The median was extended north to Wattles Road in 2010. Remaining portions of the corridor in Troy are also planned for a median in the future. The character of land use is generally segmented by the I-75 freeway, which crosses the corridor in Troy, just south of Big Beaver Road. Areas south contain small-lot, traditional single-family neighborhoods with scattered pockets of neighborhood retail, while areas north maintain a more suburban commercial character with larger retailers and national chains dominating the commercial areas, and more modern multiple-family developments scattered throughout. Exceptions to this pattern exist just south of I-75, where approximately one mile of the corridor contains industrial development, and in the City of Rochester, where the corridor serves as Main Street through the city’s downtown. suburban development with commercial nodes, especially at k.ey Intersections commercial frontage, strip development, suburban residential Industrial park neighborhood commercial, single-family residential, traditional development 41anes l Rochester Road Access Management Plan Page 160 �City of Royal Oak Master Plan 2012 Amendment Preparation of Plan The recommendations in this access management plan were developed from a site-by-site review of the corridor that considered access, crash data, site design, land use (existing and planned), zoning, and topography. They consider the standards contained in MDOT’s Access Management Guidebook, other publications and research supporting access management from around the country. The cache of research available on access management, which is summarized in the MDOT Guidebook, forms a solid base for recommendations to reduce the number of driveways and promote the benefits of access management. To synchronize input from each city and the various agencies, a steering committee was established to oversee development and administration of the plan. The committee consisted of representatives from each city, MDOT, SEMCOG, and Oakland County. This group acted as the technical review and coordinating group and facilitated communication with city officials and the public. MDOT’s Access Management Guidebook was a reference for recommendations in this plan. Development of this plan also considered input from the public. A series of meetings with the public and individual local communities and agencies were conducted throughout the process. The key public meeting was a public open house held at Troy Community Center on January 10, 2011, where draft recommendations were displayed for review and comment. The meeting began with presentations on the benefits of improved access management. Drafts of the plan recommendations and concepts for select intersections were displayed in an “open house” setting. Comments by the public, local officials, and the MDOT staff were considered and many were incorporated into the final recommendations. Corridor Analysis Crash Analysis A crash rate is a calculation that considers the number of crashes related to the volume of traffic. For purposes of evaluation, crashes along the corridor were classified as “intersection” crashes and “link” crashes. To evaluate the “link” crashes, Rochester Road was divided into segments between each signalized intersection. Crashes within 250 feet of a signalized intersection were considered to be “intersection” crashes. Crash rates for intersections along Rochester Road were compared to SEMCOG’s crash rates for the southeast Michigan region from the past three years. SEMCOG classifies intersections with Rochester Road Access Management Plan Page 161 �City of Royal Oak Master Plan 2012 Amendment relatively high crash rate as “critical.” No intersections in Royal Oak were found to exceed SEMCOG’s critical crash rate threshold based on average daily traffic (ADT) volumes. Unlike intersections, SEMCOG has not compared crash rates for links, so critical crash rates were established specifically for Rochester Road, based on available SEMCOG crash data for the entire roadway. This comparison found a critical crash rate for links of 2.55 where ADT was below 35,000, while sections where ADT was over 35,000 had a rate of 4.04. (source: LSL Planning, Inc.) It verifies that crashes are more likely to occur in areas with higher traffic volumes. The established crash rates were then compared to rates for each link along the corridor. Crash types along critical crash links were evaluated to identify access-related patterns to the crashes. This comparison revealed that no links in Royal Oak met the average critical crash criteria with rates from 1.21 to 2.27 (source: LSL Planning, Inc.) Intersection Operational Analysis Intersection capacity analysis is the traditional form of measuring operational performance, as intersections control the flow of most roadways. Intersection capacity is a function of a calculated delay experienced by the average vehicle due to the intersection control. Intersection delay can then be equated to level of service (LOS), which is an intuitive scale of “grades” from “A” to “F” that measure how a roadway is operating. The level of service is defined in terms of delay, which is a measure of driver discomfort, frustration, fuel consumption, and lost travel time. These variables are summarized and provided as grades for signalized intersections in the 2000 Highway Capacity Manual Special Report 209, which are shown in the following table: Level of Service Level of Service for Signalized Intersections Based on Control Delay Average Control Delay per Vehicle Description (seconds) A Very low control delay. Favorable progression and/or short cycle lengths. B Low control delay. Good progression and/or short cycle lengths. 10.0 to 20.0 C Average control delays. Fair progression and/or longer cycle lengths. Individual cycle failures begin to appear. 20.0 to 35.0 D E F Longer control delays. Combination of unfavorable progression, long cycle lengths, high volume-to-capacity ratios, many vehicles stop. Individual cycle failures noticeable. High control delay values. Poor progression, long cycle lengths, and high volume-to-capacity ratios, frequent individual cycle failures. Limit of acceptable delay. Control delays unacceptable to most drivers. Over saturation, poor progression, or very long cycle lengths. Less than 10.0 35.0 to 55.0 55.0 to 80.0 More than 80.0 Source: 2000 Highway Capacity Manual Special Report 209 Rochester Road Access Management Plan Page 162 �City of Royal Oak Master Plan 2012 Amendment Measures of delay and levels of service for this study were evaluated using a micro-simulation model (Synchro / SimTraffic) that used peak hour traffic movements and signal timing. The existing conditions AM and PM peak hour models were calibrated within SimTraffic to help ensure the model reflected actual traffic conditions. Typically, municipalities and road agencies prefer a LOS “D” or better for each approach at an intersection. Any movement at the intersection (e.g. through, left-turn, or right-turns from any leg of the intersection) rated below a “D” was evaluated to identify changes that could improve the level of service. These changes, often called “mitigation measures,” included adjusting signal timings at a minimum and then geometric conditions were modified to improve operations and/or safety. Driveway Density The MDOT Access Management Guidebook recommends spacing between access points, based on the posted speed limits. Few segments along the corridor currently conform to these recommendations. For each segment, actual access density (or number of access points per mile), were compared to the MDOT spacing standards. Key findings of this evaluation are listed below, with detailed density information shown below. 1. Driveway frequency along the corridor is 1.45 times higher than that suggested by the MDOT spacing standards. 2. In total, this plan recommends a 14% reduction in the number of existing driveways. If fully implemented, the corridor will actually fall below MDOT’s recommended density, meaning there will be fewer driveways than would be acceptable according to MDOT standards. 3. If all of the proposed driveways are gradually removed, it can result in elimination of approximately 48,525 square feet (or 1.1 acres) of impervious coverage/pavement. Rochester Road Driveway Density & Impervious Coverage Access Density (# of access / mile) Existing Access 13 Existing Density 20.9 MDOT Standard 18.6 Proposed to be Removed 2 Removed Access Area 100 s.f. Twelve Mile to Detroit 19 30.5 21.2 0 - Detroit to Thirteen Mile 48 62.0 23.6 6 3,000 s.f. Thirteen Mile to Whitcomb 48 53.4 25.0 2 250 s.f. Whitcomb to Fourteen Mile 19 34.6 9.3 2 - 147 201.4 97.7 12 3,350 s.f. Segment Main to Twelve Mile Overall Source: LSL Planning, Inc. Rochester Road Access Management Plan Page 163 �City of Royal Oak Master Plan 2012 Amendment Improving the Corridor Access management is a key tool in reducing congestion, preventing crashes and preserving road capacity. While these benefits are most obvious to motorists, access management can also improve conditions for those walking and biking. Access management can support local nonmotorized policies by reducing driveways and improving the safety of sidewalk crossings. Businesses, especially those along congested segments, can also benefit since access to their establishments can be safer and more convenient for customers. Some locations may also benefit from the additional parking spaces that could be claimed in place of driveways that have been removed due to closure or consolidation. This plan includes a set of general guidelines for managing access along the corridor, as well as a set of site-specific maps that show existing conditions and recommendations for improvement. The next chapter, Access Management Guidelines, discusses in detail the benefits that can be achieved through proper planning and management, and the guidelines for access changes. Walking and biking systems depend on many factors, most importantly, the extent of attractions within walking distance (approximately ¼ to ½ mile) and the pedestrian environment. Factors such as the width and condition, provision of bike lanes or routes along nearby local streets, the ease of road crossings, and maintenance of sidewalks influence the number of pedestrians and bicyclists. Implementation Successful implementation of plan recommendations will require continued coordination between the cities, RCOC, MDOT, SEMCOG and other quasi-public organizations. Therefore this access management program fosters a collaborative approach so the various groups can work together to achieve the same goals. To implement the recommendations for Rochester Road, each city was advised to amend its master plan to incorporate the contents of this plan. Each city was provided with a plan document for this purpose that contained consistent guidelines for access management and other corridor improvements, along with a local chapter that discusses the conditions and recommendations specific to each city. If full integration of this plan is not possible or desired, the local master plan should at least be revised to include a basic discussion of access management, its benefits, and ways the community plans to implement it. This will provide the required legal framework upon which each city can adopt specific zoning regulations. The key regulatory tool to implement access management is a zoning overlay ordinance. A model ordinance was provided to each city for their use and integration into their own zoning ordinance. It was crafted using MDOT’s spacing guidelines, but includes the appropriate amount of flexibility needed to respond to existing conditions or unusual situations in the future. Rochester Road Access Management Plan Page 164 �City of Royal Oak Master Plan 2012 Amendment Access Management Guidelines Rochester Road in Oakland County holds an important transportation function, but due in part to a proliferation of driveways and access points, experiences periodic congestion, and some locations along the corridor experience relatively high crash rates. This access management plan was created to help identify areas of concern along the corridor, and recommend changes to improve them. Numerous studies in Michigan and nationwide have shown that a proliferation of driveways or an uncontrolled driveway environment can increase the number and severity of crashes, reduce roadway capacity, and create a need for more costly improvements in the future. Access management can also restore capacity that is lost due to frequent flow interruptions for turns into and out of poorly spaced driveways. In the State of Michigan, access management has been in practice for over two decades. In 1999, MDOT commissioned a task force to research, discuss, and organize best practices on access management, and officially adopted a statewide guide, known as The Access Management Guidebook, in 2001. That document and its foundation in significant national research and statistics form the basis for this plan’s standards and recommendations. What Is Access Management? Access management is a series of techniques and standards used to maximize existing street capacity and minimize the potential for crashes. Studies show reducing or limiting the number of access points, carefully placing, spacing and design of access points can help achieve safer environments and preserve efficient traffic flow. Access management techniques are used to improve transportation operations and increase safety while maintaining reasonable access to properties. In some cases, access may be provided through shared or indirect means, but in every case, reasonable access is always maintained. Access management can also improve the corridor for bicyclists and pedestrians by reducing and limiting the number of potential conflict points along the corridor. Proper placement and design of access points can help improve visibility of pedestrians and bicyclists and reduce the risk involved in crossing multiple driveways and intersections. Benefits of Access Management By considering the relationship between access points along a roadway, all road users and property owners stand to benefit. National experience and case studies of other corridors have shown that access management can result in 25-50 percent reductions in access-related crashes (Access Management Manual, Transportation Research Board), but can also have secondary benefits on non-motorized and transit environments while providing improved business environments and opportunities for inter-agency coordination. Rochester Road Access Management Plan Page 165 �City of Royal Oak Master Plan       2012 Amendment Decreased potential for and severity of crashes by reducing conflict points. Restored efficiency of travel by eliminating access points that cause traffic disruptions and delays. Boosts local property values and increase the vitality of adjacent businesses by reducing congestion and improving business visibility. Improved air quality through reduced braking and accelerating, eliminating unnecessary vehicle idling, and promoting alternative travel options. Enhanced access to and from businesses, both in terms of safety and convenience. Less need for costly road widening or other major improvements by maximizing the efficiency and volume of traffic. While application of access management can provide the above benefits, merits of the planning process are often overlooked. Bringing communities together into a joint planning effort increases opportunities for information sharing and cross-education. It is also helpful in educating the public, especially those directly impacted by the plan’s recommendations. This planning effort can help to:      Provide information on the benefits of access management and the various implementation techniques to assist local and county officials in their planning efforts. Promote continued coordination and communication among SEMCOG, MDOT, RCOC, Oakland County, local governments and the public during the development review process. Inform property owners, business operators, potential developers, and the general public about access management, its benefits, the rationale for recommendations, and how they will be applied over time. Provide guidance for future development reviews through advance planning, clear and consistent protocol and early coordination with local communities and business owners. Inform communities and property owners that access management can support other corridor goals for safety, aesthetics, and enhanced walking, biking, transit, and green infrastructure. Access Management Principles To achieve the benefits of access management, this plan was developed using the following principles:  Design for efficient access. Identify driveway design criteria that promote safe and efficient ingress and egress at driveways, while considering the interaction with pedestrians and bicyclists.  Separate the conflict areas. Reduce the number of driveways, increase the spacing between driveways and between driveways and intersections, and reduce the number of poorly aligned driveways.  Remove turning vehicles or queues from through lanes. Reduce both the frequency and severity of conflicts by providing separate paths and storage areas for turning vehicles and queues.  Limit the types of conflicts. Reduce the frequency of conflicts or reduce the area of conflict at some or all driveways by limiting or preventing certain kinds of maneuvers. Rochester Road Access Management Plan Page 166 �City of Royal Oak Master Plan 2012 Amendment  Provide reasonable access. Recognize that property owners have an inherent right to access public roadways, although reasonable access may be indirect in some instances. Access recommendations are not made according to a static set of standards. Rather, they are made by considering the context of the site, volume of traffic using each access point, existence of support facilities (such as shared drives, side access, etc.), interface with walking, biking and transit systems, and proximity to other nearby access points. Often, these existing conditions can prevent full compliance with ideal access standards, so it is important to know which are most critical to implementation. Where this occurs, other alternatives such as shared access, service drives and traffic signals should be considered to improve access conditions. To identify the best recommendation for each situation, access recommendations should be made using the following priorities: Priority A: Spacing from intersections Priority B: offsets from opposing drives or median crossovers Priority C: Spacing from drives on the same side of the road Spacing from intersections, most im portantly from signalized intersect ions. Where possible, d riveways should be avoided w it hin the operational area of the in te rsection . Offsets from d riveways and median crossovers on t he opposite side of the road shou ld be sufficient to preven t left-tum Spacing from driveways on the same side of the road shou ld be based on the posted speed areas, and where idea l spacing cannot be achieved, as far apart as possible. _ _J-l confl icts. Access Tools & Techniques Access management can be accomplished through a variety of techniques, both physical and regulatory. Recommendations and regulations are based on the following techniques: Driveway Spacing from Intersections Driveways need to be spaced far enough from intersections, especially signalized intersections, to reduce crash potential between traffic entering or exiting a driveway and intersection traffic. Standards take into account the type of roadways involved, type of intersection control, and type of access requested (full- or partial-movement). For state trunklines with speed limits of 30 or more miles per hour, full movement driveways should typically be at least 230 feet away from a signalized intersection (460 feet in 40 mph zones) and 115 to 230 feet away from un-signalized intersections. Rochester Road Access Management Plan Don't: l the driveways shown here are likely to cause co nfl icts wit h act ivity at the intersection 7 Do : r IL Keep driveways _ _ _ _ _ _ _ _ _) ' away from the "ope rationa l area" of t he intersect io n, c;.: where possible. 7 Page 167 �City of Royal Oak Master Plan Driveway Alignment & Offsets Relative to Other Driveways One problem with two-way left-turn lanes is the potential for opposing automobiles to prevent the other from safely completing their maneuver due to “left turn lock up,” as shown. To help prevent this situation, driveways should be aligned with those across the street or offset a sufficient distance to reduce left-turn turning movement conflicts. Minimum offsets on the corridor should be determined by posted speed limits and range from 255 feet in 25-mile per hour zones to 750 feet in 50 mile per hour zones. 2012 Amendment L Don't: Opposing drivers turn ing left into these dr iveways are likely t o co nfl ict, caus ing "left-tu rn lock l up" Do: Al low adequate room for bot h veh icles to safely en ter the lefttu rn lane before completing t heir tu rn L I l ( ~ Driveway Spacing from Other Driveways Optimum driveway spacing simplifies driving by reducing the amount of information to which a driver must react. Adequate spacing between adjacent driveways and between driveways and intersections can reduce confusion that otherwise requires drivers to watch for ingress and egress traffic at several points simultaneously while controlling their vehicle and monitoring other traffic ahead and behind them. Reducing the amount of information related to selecting an access point and avoiding conflicting turns and traffic provides greater opportunity to see and safely react to automobiles in the street and pedestrians and bicyclists on sidewalks. Don't: Driveways t hat a re spaced too closely ca n create congestion, confusion and clutte r along t he roadway 7 n ' Do: Separate driveways and strategica lly place t hem to prevent backups and remove conflict points Recommended MDOT Spacing Standards Generally, higher posted speed limits demand greater driveway spacing. Spacing standards recommended for this corridor are based upon MDOT guidelines for minimum distances between driveways, measured centerline to centerline. The posted speed limits in the spring of 2010 for the corridor are illustrated on the recommendations maps. While these recommended spacing guidelines will be difficult to achieve along Rochester Road, where existing lot widths and driveway locations are likely to prevent compliance, they do provide a good benchmark for review. Realistically, each city should strive to achieve greater compliance with these recommendations. Rochester Road Access Management Plan Posted Speed MDOT Spacing (mph ) (i n feet) 25 130 30 185 35 245 40 300 45 350 so+ 455 Page 168 �City of Royal Oak Master Plan 2012 Amendment These driveway spacing standards will require more in-depth study before being applied along Rochester Road in Royal Oak. Most driveways in Royal Oak can not meet these standards. The city’s smaller lot sizes and fully-developed land use patterns make adoption of these standards extremely difficult. A balance will need to be achieved between how close Royal Oak can come to achieving these standards without creating too many nonconforming lots and driveways. Number of Access Points The number of access points to a development should be limited to one where possible. Every effort should be made to limit the number of driveways and encourage access from side streets, service drives, frontage roads, shared parking areas, and shared driveways. Certain developments generate enough traffic to consider allowing more than one driveway and larger parcels with frontages that are wide enough to meet spacing standards may also warrant an additional driveway. These possibilities need to be considered when crafting zoning regulations to ensure reasonable application of this standard. Do: Seek removal of driveways that do not meet the MOOT spacing standards, or that are not necessary for reasonable access r C) x □ x lr Access Design The geometric design of access points, including the width, throat, radius, and pavement type, should meet relevant standards wherever possible to promote smooth transition between Rochester Road, cross streets, and private driveways. 20' 11 - DETAIL A: TYPICA L ONE-WAY PAIR DRIVEWAY CONFIGURAT ION Uln 25' Ft - W n. DETA IL 8: T YPICAL TWO-WAY DRIVEWAY ON E ENTRAN C E LANE. ON E EXIT LANE U.61 Road Design Historically, congestion issues were often addressed through widening the road or intersection. While this is still appropriate in some cases, other less extensive physical changes can also be made to improve access conditions. Installation of center medians or channelized driveways can be used to create “right-in / rightout” driveways, immediately eliminating half the potential conflict points. A segment of Rochester Road in Troy was reconstructed into a divided road with center median in 2010. Among the benefits of this type of median is an improvement to traffic flow and safety. Studies consistently show a median can improve capacity by 10% to 25% and reduce crashes by 25% to Rochester Road Access Management Plan Page 169 �City of Royal Oak Master Plan 50%. Intersection redesign is another more costly approach, but where warranted, can be necessary to address a safety concern. 2012 Amendment ROAD DIET CONCEPT Proposed Main St to Fourteen Mile Road I..'.) Vl A less costly road redesign option is to convert a four-lane road to a three-lane road, sometimes called a “road diet.” This plan proposes such a change in Royal Oak, where the four existing vehicle lanes would be replaced by three vehicle lanes and dedicated bike lanes on both sides, the same as proposed under the Non-Motorized Transportation Plan. The road diet allows for addition of a center left-turn lane, and can sometimes be implemented with simple striping changes. zw -z I- <( ~ ....I c;S """ I- Vl 0... lJ.J u z w z <( ....I OM u The road diet proposed from Main Street to Fourteen Mile Road will improve the bicycling environment by providing dedicated, on-street bike lanes in lieu of unnecessary vehicle lanes. Shared Driveways & Cross-Access Sharing or joint use of a driveway by two or more property owners should be encouraged. This will require a written easement for access and maintenance from all affected property owners before or during the site plan approval process. Where future shared access is desired, the developer should construct a ‘stub’ drive up to the property line (with access easement) or initiate a floating cross-access easement that will be reciprocated by adjacent development in the future to facilitate an easy connection when opportunities arise on adjacent property. Alleys & Service Drives Frontage drives, rear service drives, and shared access can be used to minimize the number of driveways, while preserving property owner rights to reasonable access. Such facilities provide customers with access to multiple sites without the need to re-enter the main roadway. In areas within one-eighth of a mile of existing or future signal locations, access to individual properties should be provided via these shared or indirect access methods first, rather than by direct roadway connections. Use of these secondary access opportunities helps disburse traffic and alleviate congestion at direct driveway locations. Any new service drives should be constructed to public roadway standards in regard to cross section (i.e. 22-30 feet wide), materials, design, and alignment. Use of service drives should be encouraged, and incentives enacted, where they can: 1. 2. 3. 4. Provide through connections between side streets. Relieve a congestion or safety condition. Serve numerous properties. Benefit the general public to an extent that their use provides a greater service to the community than to the individual property owner. Rochester Road Access Management Plan Page 170 �City of Royal Oak Master Plan 2012 Amendment Internal Sidewalk Connections to Public System Clearly marked internal sidewalks and paths should be included in site design. Walkways need to be located in convenient, visible locations to encourage use, but also should be clearly separated or protected from driveway and internal circulation lanes. This is especially important for segments of the corridor with higher sidewalk traffic. Corridor Improvement Guidelines The focus of this access management plan is addressing access-related issues along the Rochester Road corridor. However, when access points are removed or redesigned, new opportunities emerge to improve the corridor in other ways. Improving driveway location and design can improve the environment not only for motorists, but also for pedestrians, bicyclists, and transit riders. The following sections outline site and access design considerations that can improve walking, biking and transit environments, and explains how use of green infrastructure and low-impact development (LID) concepts can enhance the corridor as well. Rochester Road has historically been planned to accommodate motorized traffic, but it also serves pedestrians and bicyclists. Access management is one tool with the potential to improve the safety and flow of traffic from all modes. By reducing the number of and improving the design of driveways, the interface between motorists and pedestrians and bicyclists is safer and less frequent. This approach of considering the function of the whole corridor and all who use it for transportation purposes is referred to as “complete streets.” Recent amendments to the Michigan Planning Enabling Act (MPEA) and the State Trunkline Highway System Act (Act 51) show the State’s support of Complete Streets policies, as summarized below:  The MPEA was amended to provide for the inclusion of complete streets: “A system of transportation to lessen congestion on streets and provide for safe and efficient movement of people and goods by motor vehicles, bicycles, pedestrians, and other legal users.” This amendment requires local master plans to include a comprehensive transportation component that addresses all modes of transportation, and requires communities to work together, and with appropriate road agencies, toward local complete streets policies.  Act 51 was amended to mandate the creation of a State Advisory Council that will adopt a state-wide policy. It also requires state departments of transportation to provide technical knowledge and assistance to local communities, and demands best practices be used when planning improvements to the state’s transportation system. The Rochester Road Access Management Plan seeks to advance the concept of complete streets by integrating non-motorized data, including bike routes, regional trails, and sidewalk locations, into the project maps, and by identifying gaps in the existing sidewalk or pathway systems. In addition, many of the proposed access recommendations will have secondary benefits to the nonmotorized environments, such as fewer driveway crossings, better visibility to motorists, and safer road and driveway crossings. Rochester Road Access Management Plan Page 171 �City of Royal Oak Master Plan 2012 Amendment Complete Streets accommodate all users ... On-Street On-Street On-Street Wide Paths : Bike Lanes: Travel Lanes: Parking: Bike Lanes: Wide Paths: • Pedestrians • Bicycl ists • Motorists • Busi ness • Bicycl ists • Pedest ri ans • Recreational users customers • Recreat iona l users Non-Motorized Travel Pedestrians and bicyclists (referred to as “non-motorized users”) are the most vulnerable travelers. To be most effective when planning corridor features, the pedestrian and bicyclist must be considered a priority. By encouraging fewer access points and proper spacing and design, access management can improve the non-motorized environment. Improved driveway design (e.g. geometric, materials) can improve visibility of pedestrians and bicyclists for automobiles. Pedestrian and bicycle travel along corridors with a proliferation of access points can be dangerous for several reasons:    More driveway crossings means pedestrians face interaction with vehicles more often, increasing the likelihood of a vehicle-to-pedestrian crash. More driveways often include more signs and clutter within the right-of-way, which can be distracting to motorists and can block views of pedestrians and bicyclists. Driveways designed without proper curb radii, throat depth, and other design factors can reduce visibility, reaction times and hamper circulation. Access management supports driveway designs that intuitively cause motorists to drive with caution. Existing Trail & Sidewalk Systems Three regional trail systems converge just east of the study corridor in the City of Rochester. The Paint Creek Trail originates in Lake Orion and continues southeast to Rochester, and the Clinton River Trail generally follows the Clinton River, beginning at Opdyke Road and running northeast. East of Rochester, the trail enters Macomb County as the Macomb-Orchard Trail and continues northeast to the City of Richmond. Rochester Road is located near the point where these trails connect, and as such has the potential to connect numerous residents in the five cities involved in this effort with these regional trails. Therefore, as development progresses along the corridor, wider sidewalks and multiple-use pathways should be encouraged to provide more residents with access to these regional assets. Rochester Road Access Management Plan Page 172 �City of Royal Oak Master Plan 2012 Amendment Sidewalk gaps exist in various locations along the corridor, most commonly in the northern end where vacant development sites exist and the system has not been completed. These locations are noted on the site-specific recommendation maps so each community is well-aware of deficiencies in the system before development proposals are submitted for review. Non-Motorized Design Guidelines Designing any non-motorized system requires careful planning that considers safety, efficiency, convenience and costs versus benefits. It is important to provide clearly delineated pedestrian areas both along the corridor and connecting to private commercial developments. Nonmotorized improvements should focus on linking the planned regional trails and improving safety and convenience for transit users and walkers or bikers traveling in high-use areas. In general, when planning for future non-motorized systems, communities should follow the guidelines listed below.  Access Design. The geometric design of access points, including the width, throat, radius, and pavement type, should all include consideration of the interaction with off-street nonmotorized users. Excessively wide driveways with little or no separation from off-street parking areas and broad, sweeping driveway curbs provide an unprotected non-motorized environment that lacks clear definition for turning movements and increases the amount of time a pedestrian or bicyclist is exposed to traffic. Driveways should include a clear-vision zone at the entrance, free of visual obstructions like shrubs, signs, utility boxes, or other barriers so oncoming traffic can clearly see pedestrians entering the driveway.  Delineate Driveway Crossings. Sidewalk crossings of driveways should be clearly delineated. For higher volume areas (traffic or pedestrian) the crossing could be striped or constructed of durable contrasting material. Textured or colored concrete are good options since they can withstand vehicular weight while attracting the attention of motorists. Maintenance of crosswalk markings should be made a condition of site plans, just like maintenance of parking lot striping. Example of how driveway design can draw attention to pedestrians in crosswalks.  Mid-Block Non-Motorized Crossings. When convenient, pedestrians will cross in the safest location. Preferably these are at signalized intersections, but pedestrians are more likely to cross in un-signalized locations when crossings are spaced more than ½-mile apart. While there is not much potential to see new signals in the more urban, developed communities in the southern end of the corridor, new design technologies and advanced traffic signals may be used to facilitate mid-block crossings in suburban settings. These options can help safely move pedestrians near school sites, key destinations or other locations, with minimal impacts to higher speed automobile traffic. Rochester Road Access Management Plan Page 173 �City of Royal Oak Master Plan  Accommodate Bicyclists. Non-motorized systems must also accommodate bicycle activity. Amenities like bicycle storage, staging areas, and rest spots should be included in community-wide non-motorized systems. In some locations along the corridor, existing 4-lane roads can be re-striped to include bike lanes without widening the actual road. Such a “road diet” is recommended in areas where motorized and non-motorized traffic volumes suggest fewer travel lanes and more bicycle facilities are needed, such as the segment in Royal Oak between Main Street and Fourteen Mile Road. 2012 Amendment Example of bike lane on suburban arterial road. Low Impact Development (LID) and Green Infrastructure Stormwater management has historically been addressed from an engineering standpoint, to manage the quantity of runoff and prevent flooding. Stormwater runoff, especially in the more established urban areas of the corridor has historically been directed to privately- and municipally-owned detention or retention ponds with little regard for the water’s volume, flow and especially quality. These systems are expensive to build and maintain. Techniques to lessen the volume and speed of runoff, and improve the quality of water that enters municipal stormwater systems can help reduce the need for costly improvements in the future. In the last decade or so, increased focus has been given to the quality of stormwater runoff. Best practices encourage application of “green infrastructure” techniques or low impact development (LID), which use a basic principle modeled after nature: manage rainfall by using design techniques that infiltrate, filter, store, evaporate, and detain runoff close to its source. Instead of conveying, managing and treating stormwater in large, costly, end-of-pipe facilities often located in drainage areas, LID addresses stormwater through smaller, more cost-effective landscape features. Providing incentives for green infrastructure and LID with required access management improvements provides numerous benefits to property owners, regulatory agencies and the general public:         Reduces the volume and improves the quality of stormwater runoff Provides storage areas to minimize flash flooding Reduces municipal infrastructure and utility maintenance costs (e.g., streets, curbs, gutters, storm sewers) Increases energy and cost savings for heating, cooling, and irrigation Protects community character and aesthetics Reduces salt usage and snow removal on paved surfaces Protects and restores water quality in rivers and lakes and groundwater supplies Improves air quality Rochester Road Access Management Plan Page 174 �City of Royal Oak Master Plan 2012 Amendment Low Impact Development Guidelines Because application of low-impact design will vary from site to site depending on soil conditions, existing drainage and stormwater systems, this plan provides a policy framework for strongly recommending the use of LID techniques. They should be considered as part of the menu of other potential improvements when there is a change to a site plan or a proposed new development to determine if there are ways to better address stormwater runoff. Low-impact design should be encouraged wherExample of using curb lawn to capture runoff while ever it can be applied along the corridor, but it is “greening” the corridor specifically warranted in areas where vegetation may be installed in lieu of impervious surfaces (i.e. pavement). Green infrastructure techniques and LID should be encouraged, although not absolutely required, when access management improvements become necessary during the site plan review process for individual properties. Detailed design criteria for LID can be found in SEMCOG’s Low Impact Development Manual (A Design Guide for Implementation and Reviewers).  Bioretention (rain gardens) and bioswales should be considered in areas between the new or existing sidewalk where driveways are removed and in areas where a road median is installed or redesigned. Plant species should be salt tolerant, provide aesthetic benefits, and be low maintenance.  Native street tree planters are recommended where earth is disturbed due to the removal or relocation of a driveway or median crossover. Maximizing exposed soil around the tree will facilitate water infiltration; however, tree grates and planter options can be applied in more urban or pedestrian high-traffic areas. Street tree species should be varied to minimize the potential of invasive threats.  Porous pavement may be considered instead of impervious applications (i.e. asphalt or concrete) in parking areas or the road gutter. To function properly, porous pavement requires adequate subsurface soil conditions, overflow connection to a storm sewer or other final discharge location and routine vacuum maintenance. Porous pavement should not be installed in areas where there is a potential for soil contamination.  Installation of landscaped islands within parking areas can help provide additional “green” areas that serve various functions. Landscaped islands sometimes act as pedestrian refuge areas for those entering or exiting a store. They also provide planting areas for trees and other native vegetation, which can help reduce temperatures, water usage, and maintenance costs. Rochester Road Access Management Plan Page 175 �City of Royal Oak Master Plan 2012 Amendment Transit Fixed-line, connector, paratransit and community partnership bus service is provided to Oakland County residents by SMART (Suburban Mobility Authority for Regional Transportation). SMART began providing transit service to Wayne, Oakland and Macomb Counties in 1967. It has provided paratransit service to residents since 1994. What began as a on modest service has become a necessity for those whose disabilities prevent them I from using the fixed line service. Ma le Weekday curb-to-curb connector service is available to senior and handicap residents upon 24 hour advance notice. '.:~. ITT Technical lnstnute Kroger ■ SMART does not offer fixed line service ---on Rochester Road, but the 430 (Main -..-:=.::Street - Big Beaver Road) and 760 ---:i= (Thirteen and Fourteen Mile Roads) lines offer service in the vicinity. Because there is no fixed line service on Rochester ■ Road, there are no bus stops located in the study corridor. Where these transit lines run proximate to the study corridor, they are noted on the site-specific maps. Where possible, communities should encourage sidewalk connections to these routes, but fixed route transit service it is not anticipated for this corridor, and improvements are likely to be minimal. --------·-- ---------- uthfleld Ivie Center Specific Recommendations for Royal Oak Introduction The southern end of the Rochester Road corridor is located in Royal Oak, beginning at Main Street, where it proceeds north-northeast in direction. This segment of the corridor is similar to other arterial streets in the city, with a four-lane cross section through predominantly singlefamily neighborhoods with small pockets of neighborhood-scale commercial development. Data and observations indicate that vehicles entering and exiting the roadway at cross streets and individual driveways can create potential for crashes and congestion. Managing access along the corridor can reduce these effects because it considers the number, placement, and design of access points (intersecting streets and commercial driveways) in the context of the overall roadway, not just on each individual site. Analysis of Rochester Road begins with broad evaluation of local planning policies and regulations along the corridor then proceeds with analysis of existing conditions including posted speed limits, traffic volumes, crash locations and concentrations, driveway locations and nonmotorized conditions. These analyses, when combined with on-site reviews and discussions with Rochester Road Access Management Plan Page 176 �City of Royal Oak Master Plan 2012 Amendment local officials, create the basis for access recommendations for the corridor and individual sites within the City of Royal Oak. Local Considerations Lot Sizes & Development Patterns Similar to most established communities in the region, development in Royal Oak transformed over time. The city experienced the largest population growth in the 1960’s and 1970’s, so it is natural that parcel sizes and development patterns reflect the character and style of that period. Lots fronting on Rochester Road vary in size, depending on the use of the property. Most of the corridor is residential and lot sizes are typically small in size; typically 40 feet wide by 110 feet deep. Due mostly to these small lot sizes, many of the commercial sites contain several platted lots that have been combined together to accommodate larger buildings and associated parking. Even those lots combined for commercial development are still quite small compared to modern standards. These lot sizes and building arrangements restrict options for shared access, since many buildings have short front yard setbacks that do not provide room for cross-access connections. In addition, most of the commercial sites abut neighborhoods to the rear, which can sometimes limit indirect access via rear alleys or service drives. Because of these limitations, most businesses have one or more driveways with direct access to Rochester Road. A few have assembled enough land to extend from side street to side street. Example of small parking lot without cross-access. Road Jurisdiction While portions of the Rochester Road corridor in Oakland County fall under the jurisdiction of the Road Commission for Oakland County and the Michigan Department of Transportation, the entire 2.5-mile length through Royal Oak is under control of the city. Planning Policy The City of Royal Oak Master Plan envisions a mixture of uses along Rochester Road. Downtown Royal Oak and Woodward Avenue contain much of the city’s planned general commercial districts, so the majority of future land uses along Rochester Road include mixeduse, multiple-family, and single family residential with a few nodes of general commercial located on the north sides of Twelve and Thirteen Mile Roads. The city’s transportation goal, as stated previously in this Master Plan, is “to provide an integrated and accessible transportation system comprised of a balanced range of travel options to facilitate the safe, convenient, reliable and smooth flow of motorized and non-motorized vehicles and pedestrians.” Rochester Road Access Management Plan Page 177 �City of Royal Oak Master Plan 2012 Amendment In accomplishing this goal, the city supports use of access management, and encourages continuous sidewalks, coordinated non-motorized planning, and proper road improvements to improve safety conditions. Several objectives and strategies from the city’s Master Plan support the recommendations presented in this access management plan. Zoning Zoning along the corridor in Royal Oak is generally consistent with the existing land uses. The predominant zoning in the area is One-Family Residential with pockets of Neighborhood Business and Mixed Use 2 zoning at key intersections. Traffic Conditions Rochester Road between Main Street and Fourteen Mile Road is generally two lanes in each direction with left turn lanes at major intersections. The average daily traffic (ADT) along this segment of Rochester Road ranges from approximately 10,000 to 20,000 vehicles per day. The following table illustrates the average daily traffic along Rochester Road in the City of Royal Oak. The speed limit along Rochester Road in the City of Royal Oak is 35 m.p.h. Rochester Road Average Daily Traffic (ADT) in Royal Oak Segment ADT Main St. / Catalpa Dr. / Crooks Rd. to Twelve Mile Rd. 10,600 Twelve Mile Rd. to Girard Ave. 13,700 Girard Ave. to Thirteen Mile Rd. 13,000 Thirteen Mile Rd. to Fourteen Mile Rd. 20,100 Source: LSL Planning, Inc. Non-Motorized Conditions Sidewalks exist on both sides of Rochester Road for the entire length of the corridor in Royal Oak. The city’s sidewalk system is well-connected along streets and through adjacent neighborhoods. Therefore, the primary objectives are to provide safe routes and road crossings. Driveway Density Analysis of driveway density, or the number of access points per mile, can help identify concentrations of driveways that may contribute to unsafe conditions or congestion. Areas with higher concentrations are more likely to create frequent disruptions to traffic flow in the right lane, and less likely to attract non-motorized traffic. Understanding the average dimensions and area of driveways also provides an idea of the amount of land that, if the driveway were removed, could otherwise be used for stormwater detention or corridor greening efforts. Ideally, access along Rochester Road would adhere to MDOT’s suggested spacing requirements, but in Royal Oak, existing lot sizes, driveway locations, frequency of access and truck traffic patterns sometimes dictate specific access locations that cannot be modified. Understanding the existing built, urban nature of development in Royal Oak prevents full conformance with the Rochester Road Access Management Plan Page 178 �City of Royal Oak Master Plan 2012 Amendment MDOT access standards, this plan focuses more on achieving greater conformance with the spacing requirements, while still maintaining reasonable access to private property. The following table shows the number of existing access points (streets and driveways) on both sides of the road in Royal Oak. Of the existing 147 access points, 8% are proposed to be closed or consolidated. While the number of remaining driveways is still over one and a half times the number of access points that would result if MDOT’s spacing standards were applied, it sill represents a decrease in access points while maintaining reasonable access to difficult sites with size and shape constraints. Existing & Resulting Access Points Density # of Access Points Segment Length Access / (ft)1 Mile Existing Remove Keep Main St. to Twelve Mile Rd. 2,277 20.9 13 2 7 Twelve Mile Rd. to Detroit St. 2,593 30.5 19 0 15 Detroit St. to Thirteen Mile Rd. 2,896 62.0 48 6 28 Thirteen Mile Rd. to Whitcomb Ave. 3,067 53.4 48 2 29 Whitcomb Ave. to Fourteen Mile Rd.2 2,287 34.6 19 2 13 Overall 13,120 41.9 147 12 92 Notes: 1. Segment lengths are approximate. 2. Rochester Road is the boundary between Royal Oak and Clawson in this segment. Only access points on the east side of this segment were counted. Source: LSL Planning, Inc. Crash Segment Analysis There were four segments of Rochester Road in the City of Royal Oak that were evaluated for crash frequency and rate – Main Street / Catalpa Drive / Crooks Road to Twelve Mile Road, Twelve Mile Road to Girard Avenue, Girard Avenue to Thirteen Mile Road, and Thirteen Mile Road to Fourteen Mile Road. From the crash analysis, it was found that none of the segments had a crash rate above the threshold used by SEMCOG to qualify as a critical crash location. Intersection Crash Analysis Intersection crash rates were also calculated and compared to the SEMCOG critical crash rates for signalized intersections in the Detroit metropolitan area. None of the Rochester Road intersections in the City of Royal Oak exceeded the critical rate for intersections with the same average daily traffic. Intersection Operation Analysis Existing traffic and safety conditions along the Rochester Road corridor within the City of Royal Oak are currently acceptable, based on traffic engineering standards. Analysis determined that the four study intersections were operating at an acceptable level of service (LOS) during the AM and PM peak hours, and none of the intersections or segments in the city exceeded the SEMCOG critical crash threshold. Based on the volumes, existing signal timings, and current laneage described above, the following table summarizes the existing levels of service at the four Rochester Road Access Management Plan Page 179 �City of Royal Oak Master Plan study intersections. An acceptable LOS is “D”. All intersections currently operate at LOS “C” or better during both time periods under existing conditions. This suggests there may be some additional capacity available to accommodate a 4-lane to 3-lane road diet along Royal Oak’s portion of Rochester Road. 2012 Amendment Existing LOS for AM / PM Peak Hour North South East Bound Bound Bound Existing Twelve Mile Road C / A* C/A A/A Girard Avenue A /A A/A C/A Thirteen Mile Road B/A C/A B/A Fourteen Mile Road C/A C/A C/B West Bound A/A A/A B/A C/B * AM / PM Source: LSL Planning, Inc. / SEMCOG The mixture of stopped left-turning vehicles with through traffic can also result in a higher number of rear end, sideswipe, left-turn related, and driveway related crashes along four lane roads. Although none of the segments along Rochester Road in the City of Royal Oak were above the critical crash threshold, safety improvements may still be realized by implementing the general recommendations of this plan. Twelve Mile Road Intersection All four approaches at the intersection of Rochester Road and Twelve Mile Road have three approach lanes consisting of one left, one through, and a through-shared right turn lane. The signal operates in two phases with three timing plans, one for the morning peak period, one for the evening peak period, and one for the remaining times. The signal is actuated-coordinated with detection on all approaches and Twelve Mile Road as the coordinated phase. This means that any green time not used by Rochester Road will be given to traffic on Twelve Mile Road. ~U'I ......... Existing laneage at Twelve Mile Road (left) and AM / PM peak hour volumes (right). There is heavy westbound through movement on Twelve Mile Road during the morning peak hour and a heavy eastbound movement during the evening peak hour. There are heavy Rochester Road Access Management Plan Page 180 �City of Royal Oak Master Plan 2012 Amendment southbound through and right turn movements on Rochester Road in both the morning and evening peak hour. Girard Avenue Intersection The northbound and southbound approaches of Rochester Road have three approach lanes consisting of one left, one through, and a through-shared right turn lane. The eastbound and westbound approaches of Girard Avenue have one approach lane with all movements shared. The signal operates in two phases with three timing plans, one for the morning peak period, one for the evening peak period, and one for the remaining times. The signal runs actuatedcoordinated with detection on all approaches and Rochester Road as the coordinated phase. This means that any green time not used by Girard Avenue will be given to traffic on Rochester Road. There is a heavy northbound volume in the AM peak hour and a heavy southbound volume in the PM peak hours. ##; = AM / PM Hour Vollin Existing laneage at Girard Avenue (left) and AM / PM peak hour volumes (right). Thirteen Mile Road Intersection All four approaches at the intersection of Rochester Road and Thirteen Mile Road have three approach lanes consisting of one left, one through, and a through-shared right turn lane. The signal operates in four phases with lagging permitted-protected left turns for all approaches. The signal at this location has three timing plans, one for the morning peak period, one for the evening peak period, and one for the remaining times. The signal runs actuated-coordinated with detection on all approaches and Thirteen Mile Road as the coordinated phase. This means that any green time not used by Rochester Road will be given to traffic on Thirteen Mile Road. There is a heavy westbound through movement on Thirteen Mile Road in the morning peak hour and a heavy eastbound movement in the evening peak hour. There are heavy southbound through and right turn movements on Rochester Road in both the morning and evening peak hour. Rochester Road Access Management Plan Page 181 �City of Royal Oak Master Plan 2012 Amendment Existing laneage at Thirteen Mile Road (left) and AM / PM peak hour volumes (right). Fourteen Mile Road Intersection The northbound approach of Rochester Road at Fourteen Mile Road has three approach lanes consisting of one left, one through, and a through-shared right turn lane. The southbound approach of Rochester Road has four approach lanes consisting of one left, two through, and one exclusive right turn lane. The eastbound approach of Fourteen Mile Road has three approach lanes consisting of one left, one through, and a through-shared right turn lane. The westbound approach of Fourteen Mile Road has four approach lanes consisting of one left, two through, and one exclusive right turn lane. fouriffn @ =Un 1Rd 11gri - AM IPM Existing laneage at Fourteen Mile Road (left) and AM / PM peak hour volumes (right). Rochester Road Access Management Plan Page 182 �City of Royal Oak Master Plan 2012 Amendment The signal operates in four phases with lagging permitted-protected left turns for all approaches. The signal at this location has three timing plans, one for the morning peak period, one for the evening peak period, and one for the remaining times. The signal runs actuated-coordinated with detection on all approaches and Fourteen Mile Road as the coordinated phase. This means that any green time not used by Rochester Road will be given to traffic on Fourteen Mile Road. There is a heavy westbound through movement on Fourteen Mile Road in the morning peak hour and a heavy eastbound movement in the evening peak hour. The peak flow of traffic along Rochester Road is evenly distributed in the AM peak hour and shows a slightly heavier southbound volume in the PM peak hour. Recommendations The section of this access management plan titled Access Management Guidelines describes the general standards that should be applied along the entire length of the study corridor, while Corridor Improvement Guidelines includes other general recommendations for non-motorized systems and greening of the corridor. Road Design By redesigning its streets over time, Royal Oak can not only provide a safe system that balances the needs of various users, but also that also responds to the desired character of adjacent land use and development to make street design more context sensitive. Because average daily traffic volumes along the corridor in the cities of Royal Oak and Clawson are less than 18,000 per day, Rochester Road is a good candidate to convert from four to three lanes, or “road diet.” A road diet converts multiple-lane roads into roads with fewer lanes, usually converting the two inside travel lanes into one center left-turn lane, therefore leaving additional shoulder width that can be used to accommodate other modes of travel. Often, road diets are used to narrow roads with extra vehicle carrying capacity by converting one lane into bike lanes, on-street parking, landscaping, and/or sidewalks. This four-lane to three-lane conversion would reduce the existing corridor’s two northbound lanes and two southbound lanes to one northbound through lane and one southbound through lane, and a shared center left turn lane. Converting the two inside travel lanes into one center left-turn lane frees up space in the existing pavement width for on-street bike lanes, new onstreet parking, widened sidewalks or landscaped areas and other streetscape enhancements. These types of conversions have been shown to reduce crashes, especially left-turn and driveway related crashes; enhance mobility for all users and better harmonize street design with adjacent land uses. Road diets are most often implemented on four-lane “prime connector” and “arterial corridors” with traffic volumes low enough (generally 18,000 – 20,000 vehicles per day or less) and where the conversion is expected to maintain acceptable levels of service, both along Rochester Road, and at key intersections. Rochester Road Access Management Plan Page 183 �City of Royal Oak Master Plan 2012 Amendment To investigate the operational impact of the proposed road diet, the four intersections discussed on the previous pages were further evaluated. Traffic volumes for three of the four intersections were obtained from the Road Commission for Oakland County (RCOC) 2008 signal optimization project. An updated turning movement count was taken at Thirteen Mile Road on August 28, 2010. An intersection analysis was conducted to determine the amount of intersection delay along Rochester Road under existing conditions and with the road diet in place. The analysis indicated that the four study intersections would operate at an acceptable level of service (LOS “D” or higher) with the road diet in place. The road diet would reduce the existing corridor’s two northbound and two southbound travel lanes, to one northbound through lane, one southbound through lane, and a shared center left turn lane. Currently, the corridor’s existing four lanes have only a slightly higher capacity than it would if it was reduced to the proposed threelane cross section because the inside lanes can be blocked by motorists waiting to turn left. When this occurs, Rochester Road essentially operates with only one through lane in each direction. A conceptual example of a road diet at the intersection of Rochester Road and Fourteen Mile Road is shown at right. A center left turn lane and northbound and southbound bike lanes are illustrated, although the additional shoulder space could be used for a number of other purposes as well. Due to turning movement volumes, right turn storage pockets were added to increase vehicle Fourteen Mile Road – Road Diet Layout capacity and alleviate congestion at the three mile road intersections. At Girard Avenue, the right turn storage pockets were not necessary due to low northbound and southbound right turn volumes. The table on the following page compares the modeled LOS of the existing versus road diet configurations during the morning and evening peak hours (busiest one-hour periods of the day). Just as traffic engineers have made adjustments over time to maximize the LOS of the existing road, minor adjustments were made to the signal timing ‘splits’ in the model to maximize LOS Rochester Road Access Management Plan Page 184 �City of Royal Oak Master Plan of the road diet. Elements such as ‘cycle length’ and ‘offsets’ were not altered to ensure progression on the cross streets would not be impacted. 2012 Amendment AM Peak Existing LOS & Road Diet LOS Roadway North Bound South Bound East Bound West Bound Twelve Mile Rd. Girard Ave. Thirteen Mile Rd. Fourteen Mile Rd. C / C* A/A B/C C/C C/C A/A C/C C/D A/B C/A B/B C/C A/A A/B B/B C/C While an acceptable level of service for intersection approaches PM Peak Existing LOS & Road Diet LOS is “D” or better (lower letters are better), all 32 approaches modeled North South East West have an existing LOS of “C” or Roadway Bound Bound Bound Bound better. With the road diet in place, Twelve Mile Rd. A/A A/B A/A A/A 30% of the approaches had a Girard Ave. A/A A/A A/A A/A decreased level of service, with Thirteen Mile Rd. A/B A/B A/B A/A only one of those falling to “D” Fourteen Mile Rd. A/A A/B B/C B/B (all others remained “C” or better). Existing LOS / Road Diet LOS For the one approach that fell to *Source: LSL Planning, Inc. “D,” at Rochester Road and Fourteen Mile, data shows that the southbound through movement has the highest delay of the three movements (with a volume to capacity ratio of 0.71). Review of the SimTraffic simulation did not show any excessive queuing for this movement. Based on this information, the southbound through movement is expected to operate sufficiently in the field. These results would indicate that implementing a road diet in this stretch would not significantly impact traffic operations at any of the signalized intersections. Access Historic development patterns along Rochester Road have resulted in placement of buildings very close to Rochester Road and side streets. The trajectory angle of Rochester Road causes side streets to intersect at odd angles, and building locations can limit sight distances when they are located near the corridor. In some locations signage has been placed to inform travelers of sight distance limitations. The city should ensure all signs are visible and not blocked by overgrown vegetation or utility poles. The city should monitor conditions at intersections and determine if additional measures to reduce crash potential (e.g. more visible warning signage or an overhead yellow beacon) are warranted and practical. Opportunities to improve sight distance should be taken as they arise, but may require changes to building placement or other costly development options, which may or may not occur in the future. If a road diet was implemented, these situations could improve to some degree, because there would only be one lane of traffic in each direction, and because of the wider turning radius and resulting clear views created by the additional feet of separation between the curb and travel lanes. The corridor recommendation maps illustrate specific recommendations for the corridor through Royal Oak, including suggestions for driveway closings, shared and cross-access locations, proper alignments and alternative access opportunities. These recommendations are based on state and national research, a thorough review of the existing conditions along the corridor, and Rochester Road Access Management Plan Page 185 �City of Royal Oak Master Plan the extensive experience and expertise of the access management plan team with access management implementation across the state. 2012 Amendment CORRIDOR RECOMMENDATIONS Channelizedriveway/access Generaliz.ed new curb /nght-lnlr/9h!-M1J11/yu,r,'tss!p1</ted/ \ Close driveway/acml__.,. .. ., Because the recommendations are based on the existing conditions at the time this plan was Connect adjacentparking ..__} • • ~ •.31... Add/extendservice • - 7 drive/alley areas/alley/servicedrive developed, a significant change in conditions on a site should prompt a thorough consideration of any proposed project in the context of the policies, standards, and goals of this plan. The city, Oakland County, MDOT, SEMCOG and members of the Steering Committee will play an important role in reviewing development proposals along this corridor to promote the most efficient, and safe configuration of access. Walking & Biking Royal Oak’ non-motorized transportation plan to help facilitate walking and biking throughout the community will be helpful in identifying key routes, destinations, and barriers to mobility that should be addressed in the future. Future nonmotorized planning should consider the various types of users, and coordinate a “complete streets” approach to mobility that addresses the needs of citizens of varying age, ability and socioeconomic status. Some citizens use the system for recreation, and others for commuting. Achieving better mobility will require a combination of various non-motorized facilities, including sidewalks, separate bike paths, regional trails and on-street bike lanes. ROAD DIET CONCEPT Proposed Main St to Fourteen Mile Road \..'.J V) i== V) z <( X ....J z l.J.J l.J.J <:t fc.. V) l.J.J u z 0 u zl.J.J <( ....J rt) The road diet proposed from Main Street to Fourteen Mile Road will improve the biking environment by providing dedicated, on-street bike lanes in lieu of unnecessary vehicle lanes. Special consideration should be given to the places where the non-motorized and motorized systems interface. Pedestrian path and bike route crossings should be planned or improved in locations where traffic signals can facilitate safer road crossings, and where local roads, rather than large mile roads, can be used for pedestrian and bicycle traffic. If the road diet recommended for Royal Oak’s segment of Rochester Road is implemented, it would provide additional room for an on-street bike lane. Low-Impact Development It has been shown that implementing access management policies can improve other corridor conditions. As the science of planning for access evolves and improves, additional benefits are continually being identified. One such benefit is the potential to “green” the corridor. Every driveway that is removed as a result of access management presents an opportunity to replace hard surfaces like asphalt or concrete with pervious surfaces like grass, rain gardens or detention. Rochester Road Access Management Plan Page 186 �City of Royal Oak Master Plan 2012 Amendment The average driveway in Royal Oak occupies approximately 275 square feet, but some driveways are very shallow, which limits low impact opportunities. Those larger driveways, if removed, could be used as green space, additional stormwater retention, or to reclaim needed parking. Based on the access recommended to be removed, this plan suggests a total of 3,350 square feet of impervious surface that can be reclaimed for other purposes, as previously discussed. Transit Presently, there is no fixed route transit service on Rochester Road. Local connector service seems adequate to serve residents living near the corridor, but if future demands suggest new routes, the city should coordinate with neighboring communities and SMART toward filling such needs. SMART should be contacted if a large employer or traffic generator locates in the city, to determine if service extensions are needed. Recommendations for Specific Corridor Segments Broad recommendations that apply to the entire corridor in Royal Oak are discussed above and in the preceding sections, but are only a small part of the larger access management program. Improved safety and traffic operations will most likely come as a result of small improvements and gradual changes to individual access points made over time. The maps provided for Royal Oak illustrate the changes for each property along the corridor, so the city can implement access changes on site-by-site basis. To help explain the mapped recommendations, the corridor was broken into half-mile segments; specific recommendations that apply to that segment are described below. Main Street to Twelve Mile Road Existing Conditions. Cemeteries are a predominant use in this segment, with some office and retail uses emerging at the southeast corner of Rochester and Twelve Mile Roads. Lots here are shallow, with short front yard setbacks, and rear service alleys. Recommendations. (See Map 1 of the Site-Specific Recommendation Maps.) Because of the few access points that exist in this segment, this segment operates safely. The access and nonmotorized standards of this plan should be applied. Twelve Mile Road to Thirteen Mile Road Existing Conditions. The intersection at Twelve Mile Road is largely commercial, with pharmacies, banks and restaurants. These commercial uses extend almost a quarter mile north of Twelve Mile Road to Wagner Park and the Red Run Golf Club begins the transition to singlefamily residential. Aside from a few apartment complexes, smaller office, retail, civic and municipal uses, this segment of the corridor consists of single-family residential lots. Two blocks of homes on the west side, between Girard and Devillen Avenues, are provided access via gravel frontage roads that have been constructed between the sidewalk and west curb of the road. Rochester Road Access Management Plan Page 187 �City of Royal Oak Master Plan 2012 Amendment Recommendations. (See Maps 2 and 3 of the Site-Specific Recommendation Maps.) It is recommended that the access and non-motorized standards of this plan be applied in this segment. More specific recommendations are given for the following locations  CVS Pharmacy. Access to the CVS Pharmacy on the northeast corner at Twelve Mile Road has existing driveways on both Twelve Mile and Rochester Roads. Because of its proximity to the signalized intersection, it is recommended that the Rochester Road driveway be restricted to right-in, right-out turning movements only, to avoid left-turn conflicts. ' B D J lj)lt.,l - I ------ ~ 711'((1 A 1JJ~J-- - --- -- ~ MAJOR ROADWAY ,\ > a: "' oi= -- -- ~ zCI ;g -- a: L r C Restricting turning movements into and out of driveways reduces the potential for crashes. Driveways with full turning movements (see driveway C) have significantly more conflict points than those with restricted movements (see A, B, and D). Source: FHWA.com  Intersection at Detroit Avenue. The party store on the southeast corner at Detroit Avenue should have shared access with the office to the south, to facilitate directional access driveways. It is recommended the southern driveway be designated for inbound traffic and the northern for outbound.  Side Street Offsets. Two cross streets in this stretch are offset just enough to create the potential for “left-turn lock-up,” where opposing vehicles each attempting a left turn ‘lock up’ just before they’re close enough to complete their left turn: DeVillen and Linden Avenues. While available crash data didn’t show an existing crash concentration, an increase in traffic in the future or reconfiguration of the lanes with a road diet could increase crash potential. These intersections should be regularly evaluated by Royal Oak; if there is a need, the plan recommends signage to prohibit left turns from southbound traffic on these two cross streets, instead routing left turns to the next street south (Girard Avenue). Fern Street runs parallel to Rochester Road 300 feet east and connects Girard Avenue to DeVillen and Linden Avenues.  East Side between LaSalle & Lawrence Avenues. Two businesses and the fire station in this stretch of two short blocks have six driveways directly onto Rochester Road and four additional access points via cross streets. The plan recommends closing and consolidating the drives to have four driveways onto Rochester Road with better spacing and offsets from opposing driveways.  West Side between Lawrence & Bloomfield Avenues. Two offices on the west side have two driveways in the mid-block near an adjacent parking area. One of the two driveways should be closed, with cross-access provided between properties to allow shared use of the remaining driveway. Rochester Road Access Management Plan Page 188 �City of Royal Oak Master Plan 2012 Amendment Thirteen Mile Road to Fourteen Mile Road Existing Conditions. Land along this segment is a mix of residential, retail, office and service uses located on shallow lots. The sites between Thirteen Mile and Midland Roads are served by a rear alley and farther north, the intersections at Edmund Avenue / Montrose Avenue, at Sunnybrook Drive, and at Amelia Street are askew, causing locations where turning left onto the side streets can be unsafe if met by an opposing left-turning vehicle. To the north is Whitcomb Avenue, which if extended west of the corridor would be the city boundary between Royal Oak and Clawson. North of Whitcomb Avenue, the City of Royal Oak maintains jurisdiction over the east side of Rochester Road, and the City of Clawson maintains jurisdiction over the west side. Land uses on the Royal Oak side have a similar land use pattern as found to the south, with automobile-oriented and commercial uses at the intersection at Fourteen Mile Road. Recommendations. (See Maps 4 to 6 of the Site-Specific Recommendation Maps.) The access and non-motorized standards in this plan should be applied, in addition to the following:  Side Street Offsets. Three sets of cross streets in this stretch are offset just enough to create the potential for “left-turn lock-up,” where opposing vehicles each attempting a left turn ‘lock up’ just before they’re close enough to complete their left turn: Edmund Avenue / Montrose Avenue, Sunnybrook Drive, and Amelia Street. While available crash data didn’t show an existing crash concentration, an increase in traffic in the future or reconfiguration of the lanes with a road diet could increase crash potential. These intersections should be regularly evaluated by Royal Oak; if there is a need, the plan recommends signage to prohibit left turns for one direction of Rochester Road at each crossing: ¤ ¤ ¤  Edmund Avenue / Montrose Avenue would allow left turns from northbound Rochester Road, with southbound traffic turning left on Sunnybrook Drive and using Alexander Avenue to connect with Montrose Avenue. Sunnybrook Drive would allow left turns from southbound Rochester Road, with northbound traffic turning left on Edmund Avenue and using Bellevue Avenue to connect to Sunnybrook Drive. Amelia Street would allow left turns from northbound Rochester Road, with southbound traffic turning left on Millard Avenue and using Alexander Avenue to connect to Amelia Street. Allowing northbound instead of southbound left turns was chosen because Amelia Street does not have any connecting north-south cross streets west of Rochester Road. Access at NE Corner at Whitcomb Avenue. Parking for the businesses on the east side between Whitcomb Avenue and Bauman Avenue is currently provided via angled on-street parking spaces, but there is no defined service drive to separate Rochester Road traffic from vehicles backing out of these spaces. Access to the parking should be channelized and better defined to manage the number of places where parking traffic interfaces with through traffic on Rochester Road. Rochester Road Access Management Plan Page 189 �City of Royal Oak Master Plan 2012 Amendment Proposed Main St to Fourteen Mile Road i~rAAiM ·-. A. ~~ ■A& ■ f CL LU lR/\NSPOllTATION l'IDl[S & DAlA CORRIDOR RECOMMENDATIONS 0 G<oN,l;,ed new curb ) Criticalmshinltl'St'Ction Rochester Road Access Management Plan Connectid}acen1pa~ ___} • • , areis/illey/Sl'JV!ctc'ffie •- •+ dritt/~lley Crllicalmshsegment. ti Posted~limit ~ uisM'jalleyfservkttffit Add/mtndstfVICt Si!Jwtueddfflertion Emting"9(!0al pathway SEMCOG ..MOOT □ ~- - LSL Planning. 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"' :;; 1 Page 190 OF 30 �City of Royal Oak Master Plan 2012 Amendment ROAD DIET CONCEPT Proposed Main St to Fourteen Mile Road i~rAl1M ·~-...;~ ~AAAia .__. ,~ z ::, :l r--~ I i1 f-----';'='-'--t ~ ~ ~ '--t--:-.7 r AVON IIN lu•-~~~1~•HH·!d•:~1~:!i1l~ CORRIDOR RECOMMENDATIONS 0 Crmlcrashll'llerwction Rochester Road Access Management Plan ffi l.!1 ~ Cnm adj,Jctnt palm!J ateWiley/serviceffl .__J •-, - - ~-t, Addfmmlsen'R dtiY'e/a.8" er.olcrash~ WJ,... liil l'oS!td,,..dlimlt ~ Emti,galey/-d,m, SEMCOG ......< ..MOOT :;; u w 0 SignatlltdinlefS«tion Emting~pathway ffi w °' 0. □ LSL Planninl!· Inc. _ , . . , _..,1,...--0 a, :;; DI! !!!!!:'. ~ .M :, z 0. <( :;; I 2 Page 191 OF 30 �City of Royal Oak Master Plan 2012 Amendment Proposed Main St to Fourteen Mile Road M ,M Ud&AAii. lalt"i li■~I ~ ~ ~ l-'l1i,:;.. . l RAN!>PORTAl ION NOTE5 & DAlA CORRIDOR RECOMMENDATIONS 0 Rochester Road Access Management Plan Connea.m1pamlg _ _ } • • ~ .eas/iilley/sem::tdrrw: •- •+ dl'M/illey Add/mendst'f'OO' Crifiralaashinlfflttdkln Critiralmdisegmen1 @I Posted~limn ~ Emmgalley/'lffWt drM" SEMCOG ..MOOT a: w DI! □ ,__,_,_""_ -... LSL Plann;n9, Inc. ~ ~ 3 "'::, Page 192 0. 30 :; z < :; OF �City of Royal Oak Master Plan 2012 Amendment -- l~M1M ' Proposed Main St to Fourteen Mile Road ~ ~ iAAA j ~~.. ii CORRIDOR RECOMMENDATIONS liihU~1~!:9!!il•l~l~IE1lt;!•~ I 0 Criticaloashint~ Rochester Road Access Management Plan Critical crash segment ~irediullection ~ Posted,.,.d l;,;1 """""-- bismg.-lley/Soef\licedrive ~.,;onalpalhway SEMCOG liMDOT □ ......,..,_,..,_... LSL Plann;ng, Inc. -- a: w a, :; :::, z r~ .. ----,M c.. :; 4 Page 193 OF 30 �City of Royal Oak Master Plan ____ 2012 Amendment RECOMMENDATIONS ,CORRIDOR \ Gienenlized (haooef~~/~ TRAN~PCHJATTON NOf[S & DATA 0 newcurb ) ClosefliW'~l.mss __... •Access .,. Rochester Road Management Plan C z tll Connecti4at:eflparting ~ - • , - • ~ Addlm:rodsemce j .eaVallrykfflricrdrivl! - lil CtitkalmsbimtrS«tlon Posred.,.edlrnlt CmicalcrSlsegment """"-- Exisliogalley/S'1Yictdm,, Sign.lirelilter~on -.........,.."""' mve/alley :E <( w .... SEMCOG ~ MOOT 9 a□ a: c.. LSL Planning, Inc. "'"""""_,,_.. a: w DE --... e ~ 5 "':E :, Page 194 c.. 30 z <( :E OF �City of Royal Oak Master Plan 2012 Amendment Current configuration results in site distance issues at signalized intersection. Remove two-thrE\e parking spaces at corner oflot (clear · vision zone). Short-term recommendation is to close the northernmost drive (signed as one-way out). Long-term design should have one 3-lane driveway and better crossaccess to south site. The southeast corner of Fourteen Mile Road and Rochester Road is the only potion of Map 6 in the City of Royal Oak. The remainder of Map 6 is in the City of Clawson CORRIDOR RECOMMENDATIONS r..n.raJOM IINUll:b Rochester Road Access Management Plan C ffi ~ ... Coe!ltct~ palklf'!I Me~alley/wn lcedrlve J ••,---+ Addtttte11d.stt~ drlvtlal~ il CritlulCIWllnlfflfCtlan """o1...,.1imi1 C1ltk.llaiS!lsegmtn1 Eab:Tmgiley/""'lrf'drlvt 519"-"lfflllrlteoftOOn bt.tmg "91QNI pi!M'tdy """"'- SEMCOG ......<w °'IMDOT u ::E a: w aa: □ :::, w ... LSL Pl1nnl ng. lnc. ID ::E ...z< ::E 6 Page 195 OF 30 �City of Royal Oak Master Plan 2012 Amendment Implementation Amendment to Master Plan To provide a legal basis for requiring access design in site plan review, the preceding chapters have been adopted as an amendment to the City of Royal Oak’s Master Plan. The city will need to continually work with county and regional agencies to further regional pathway initiatives, and should maintain relationships with regional transit agencies in order to ensure future plan updates reflect their efforts and progress toward improved service. Model Zoning Ordinance Amendment Purpose of Model Zoning Ordinance Amendment This access management plan provides specific recommendations along Rochester Road based on a review of existing conditions and best practices. But the plan cannot be enforced unless a supporting set of zoning regulations is adopted. Therefore, a model access management ordinance was developed for the Rochester Road corridor based on the standards in MDOT’s Access Management Guidebook. The proposed Rochester Road overlay zone is the regulatory document that translates the general policies of the access management plan into specific regulations and standards that apply when properties are developed, redeveloped or reused. The intent of the regulations is to provide a means to review access to sites when development applications have the potential to change traffic or parking patterns. Triggers for review are provided in the model zoning ordinance, and include review of building or parking expansions, increases in parking demand or traffic that will be generated, etc. Access management reviews in Royal Oak could be processed according to existing site plan review procedures. The goal is to achieve gradual compliance with the standards in the plan, so some consideration for each city’s nonconforming policies is needed to ensure that reasonable changes are being required in response to the potential impact. How the Model Zoning Ordinance Amendment Works The Rochester Road overlay zone is proposed to be additional regulations that apply in addition to those already in place. They would not replace any existing regulations, but would apply alongside existing regulations (such as setbacks, uses, parking, etc.) to all parcels with frontage on Rochester Road. For example, if the current zoning is commercial, the uses permitted in that zoning district, the dimensional standards (setbacks, height, etc.) and other regulations would still apply. But, for sites with Rochester Road frontage, the access spacing and circulation design standards of the proposed overlay zone would also apply. The overlay zone can be adopted either as an additional district that would apply over top of the traditional zoning district regulations, with a notation on the official zoning map, or as a general provision in the ordinance (such as in the parking section of the ordinance). Either approach is Rochester Road Access Management Plan Page 196 �City of Royal Oak Master Plan 2012 Amendment equally effective, the decision whether to create an overlay zone “district” or a general regulation is really more one of local preferences and past practice. Where & When Does the Model Zoning Ordinance Amendment Apply? As written, the overlay zone applies only to non-residential property on Rochester Road. It could also apply to other roads, if desired. By amending specific references to Rochester Road to include other streets with similar characteristics, the ordinance can easily be applied to other roads that could benefit from access management. When new access regulations are adopted in developed areas, communities often ask when they should apply. Driveways and access points proposed with new land division or development should comply with all of the requirements. This ordinance was written to require compliance for changes in use that will attract more traffic to the site, or new buildings or additions that will increase the building by more than 25%. This threshold can be changed to a higher or lower percentage if it is felt the number is too lenient or restrictive. Many communities ask if it is fair to require every land owner to comply with these more restrictive standards. First, it is important to remember that the purpose and intent of access management is to improve the safety and efficiency of the existing transportation system, a purpose that is in the best interest of the entire community. In some cases, where a safety hazard exists, it is more important to improve access for the good of the community than to preserve an extra driveway that someone has had for a while. In other cases, where building addition or business expansion will bring additional traffic, a potential safety hazard is anticipated and access changes are required to prevent them for the good of the community. Yet still, in other cases, the extent of an application may not be significant enough to demand a change. Communities need to ensure that the access changes required are proportional to the extent of changes proposed in the application submitted. Flexibility in Required Standards Because this ordinance is intended to provide direction for all communities along Rochester Road, it contains regulations for any possible scenario, which includes divided roads or boulevards. Since no portion of Rochester Road in Royal Oak is divided, this section can be deleted. If the city desires to regulate other divided roads in the community, then this provision could remain in the final draft. Because of the developed nature of Royal Oak along the Rochester Road corridor, it is difficult to implement the optimal access spacing standards recommended by MDOT. In many cases, not all standards can be met, and when reviewing such, the hierarchy of standards, which is discussed further in the chapter Access Management Guidelines should be as follows: 1. Maximize spacing from signalized intersections. 2. Directly align driveways, or provide sufficient offset from, access and median crossovers located across the street. 3. Maximize spacing from other driveways on the same side of the street. Rochester Road Access Management Plan Page 197 �City of Royal Oak Master Plan 2012 Amendment 4. Where minimum spacing and offsets are not practical, access should be located to maximize the spacing. In some cases, a shared access system should be considered. The model zoning amendment was written to give the city the flexibility to modify the requirements where they may not be reasonable or appropriate. It provides the city the ability to approve modifications of the spacing and dimensional requirements on a case-by-case basis. Modifications may be granted by the Planning Commission during site plan review, by the Zoning Board of Appeals as a formal variance, or administratively by the Planning Department. Standards for review of modifications are provided in the model ordinance to guide decision makers and ensure that deviations from the access management ordinance are applied as consistently as possible. ARTICLE ___ Rochester Road Access Management Overlay District  § 770-___. Intent. The intent of the Rochester Road Access Management Overlay District is to improve traffic operations; reduce potential for crashes; improve pedestrian and transit environments; and preserve the vehicular carrying capacity of roads through regulations on the number, spacing, placement and design of access points (driveways and intersections). Published reports and recommendations by the Michigan Department of Transportation (MDOT) show a relationship between the number of access points and the number of crashes. § 770-___. Applicability. Planning Commission Option  This ordinance is written as an overlay zoning district, but the provisions can be added as an amendment to existing parking or access requirements. If a separate overlay district is preferred, the district boundary should also be shown on the zoning map. Planning Commission Option  As written, these access standards apply to sites on Rochester Road only. Are there other major roads where access management is needed? If so, they should be specified here. This overlay zone shall apply to all land with frontage along Rochester Road , except for single-family homes, duplexes or essential service facility structures. The following applications must comply with the standards in this Article: A. MDOT Permit Review. In accordance with P.A. 200 of 1969, as amended, applicants may need to have a review of the current MDOT access permit to determine if a new permit is required [R 247.214 Rule 14(4)]. B. Land Division, Subdivision or Site Condominium. Any land division or subdivision or site condominium development, including residential developments. Rochester Road Access Management Plan Page 198 �City of Royal Oak Master Plan 2012 Amendment C. Site Plan Review or Changes in Use. Any activity that requires site plan review at according to § 770-12, Site Plan Review, shall be submitted for review. Activities subject to site plan review, changes in use, or expansions on sites where any of the following will result: 1. Any increase in intensity of use of any building, structure, or lot through the addition of dwelling units, increase in floor area, increase in seating capacity, or through other means . 2. The amount of parking required will increase by 20 spaces or by more than 10%, whichever is less. Planning Commission Option  As written, any increase or expansion would require a review of access, but these triggers can be quantified as percentages if desired. Review of access for expansions over 25% is suggested, but this trigger can be greater or less. 3. The existing driveway(s) does not meet current geometric engineering design standards enforced by MDOT or the City of Royal Oak, as applicable [see P.A. 200 of 1969, as amended, and published Rules Regulating Driveways, Banners and Parades on and Over Highways]. 4. The site is located along a segment that experiences congestion. 5. The site is located along a segment that has experienced high crash rates. 6. Any access that is within 250 feet of a signalized intersection (measured at the edge of the right-of-way). 7. The change will increase automobile trips into and out of the site by more 25% or 50 total trips in the peak hour, as estimated using the most recent edition of the ITE Trip Generation Manual. 8. Any access that does or is expected to exceed 100 total trips per peak hour, or 1,000 total trips daily. § 770-___. Standards. Unless otherwise noted, spacing and offsets shall be measured from centerline to centerline. The following regulations of this Section shall be considered by the Planning Commission: A. Compliance with Sub-Plans. Where specific sub-plans have been adopted, such as the Rochester Road Access Management Plan, access shall generally adhere to the recommendations and standards contained therein. Where conflicts arise, the standards and specific recommendations of the plan shall prevail. B. Number of Driveways. The number of resulting driveways shall be the fewest necessary to provide reasonable access to the site. Each lot shall be permitted reasonable access, which Rochester Road Access Management Plan Page 199 �City of Royal Oak Master Plan 2012 Amendment may consist of an individual driveway, a shared access with an adjacent use, or access via a service drive. C. Offsets and Spacing from Intersections. Driveways shall be either directly aligned or spaced / offset as far from intersections as practical, especially signalized intersections. A minimum spacing or offset of 150 feet, measured from the edge of the intersection to the centerline of the driveway, is preferred. D. Driveway Spacing. Access points shall be spaced as far as practical from other driveways on the same side of the road, considering the posted speed limit along the road segment. The spacing listed in Table 1 is preferred. Table 1 Minimum Driveway Spacing * – Same Side Posted Speed (mph) 25 30 35 40 45 50+ Driveway Spacing (feet) Arterial Road Other Road 130 185 245 300 350 455 90 120 150 185 230 275 Table 2 Minimum Driveway Offset – Opposite Side Posted Speed (mph) Driveway Spacing (feet) 25 30 35 40 45 50+ 255 325 425 525 630 750 * Unless greater spacing is required by MDOT or RCOC. E. Driveway Offsets on Undivided Roads. Driveways shall be either aligned with driveways on the opposite side of the road or offset to the greatest distance practical. Consideration for weaving across travel lanes shall be given, especially where signalized intersections are present. The offsets listed in Table 2 are preferred. F. Driveway Locations on Divided Roads . Access points along divided roads shall be located in consideration of median crossovers. Access points shall directly align with or be offset a sufficient distance from median crossovers to allow for weaving across travel lanes and storage within the median. A minimum offset of 250 feet, measured from the edge of the driveway to the nose of the crossover, is preferred. Rochester Road Access Management Plan Planning Commission Option  This subsection addresses divided roads. This subsection should remain only if: (1) the portion of Rochester Road in your community is divided; or (2) you plan to regulate other divided roads in the community. Page 200 �City of Royal Oak Master Plan 2012 Amendment G. Consideration of Adjacent Sites. Where the subject site adjoins land that may be developed or redeveloped in the future, the access shall be located to ensure the adjacent site(s) can also meet the access location standards in the future. H. Shared Driveways. Where direct access consistent with the above regulations cannot be achieved, access should be provided via a shared driveway or service drive. Conditional driveway permits may be issued in these situations [R 247.234 Rule 34]. I. Access Design. Where practical given right-of-way constraints, driveways shall be designed with radii, tapers and other geometrics as determined by MDOT that are required to minimize the impacts of inbound right turns on traffic flow. § 770-___. Administration. Applications subject to review shall be processed according to the following: A. Submittal Information. Along with any other information required in § 770-12, Site Plan Review, developments subject to review according to this Section shall submit: 1. Detailed information showing nearby intersections; existing driveways on adjacent sites; proposed driveways; changes to existing access; and any information requested by the city necessary to review site access. 2. The Planning Commission may require submittal of a traffic impact report, prepared by a qualified traffic engineer, to verify the need for additional driveways or to justify a modification. 3. Evidence that MDOT and the Road Commission for Oakland County have been sent a copy of the proposed plan for review and approval, where applicable. B. Allowed Modifications. It is recognized that certain existing site conditions may prohibit full compliance with this Section. The Planning Commission may, after considering the criteria of subparagraph (C) below, modify the standards of this Section in the following situations: 1. The modification will allow an existing driveway to remain that does not meet the standards of this Section but that has, or is expected to have very low traffic volumes (less than 50 in- and out-bound trips per day) and is not expected to significantly impact safe traffic operations. 2. The use is expected to generate a relatively high number of trips and an additional driveway will improve overall traffic operations. 3. Practical difficulties exist on the site that make compliance unreasonable (sight distance limitations, existing development, topography, unique site configuration or shape), or existing off-site driveways make it impractical to fully comply with the standards. Rochester Road Access Management Plan Page 201 �City of Royal Oak Master Plan 2012 Amendment 4. Because of restricted turning movements or presence of a median that restricts turning movements, the driveway does not contribute to congestion or an unsafe situation. C. Modification Criteria. The Planning Commission  may waive certain requirements of this Section upon consideration of the following: Planning Commission Option  1. The proposed modification is consistent This draft gives the Planning Commission with the general intent of the standards of authority to grant modifications to the this overlay zone, the recommendations of above standards during site plan review, the Access Management Plan, and but the city can require variances from published MDOT guidelines. the ZBA instead. If this is the city’s 2. MDOT staff endorses the proposed access design. 3. Driveway geometrics have been improved to the extent practical to reduce impacts on traffic flow. 4. Shared access has been provided, or the applicant has demonstrated it is not practical. preferred approach, these criteria should be modified into specific variance standards for access-related applications. If desired, the city may wish to form an Access Management Review Committee to advise the Planning Commission on access and/or modification decisions. Such committee should include, but need not be limited to: planning & engineering staff; Planning Commission representative; neighboring community representative (especially if the application is within ¼ mile of border); and MDOT or RCOC staff. 5. Such modification is the minimum necessary to provide reasonable access, will not impair public safety or prevent the logical development or redevelopment of adjacent sites and is not simply for convenience of the development. Administrative Procedures Development decisions along different segments of the corridor fall under the purview of different agencies. In all cases, the city has jurisdiction over land use planning, zoning, site plan and subdivision reviews outside the corridor right-of-way. For some segments, MDOT or the RCOC has jurisdiction to review access permits and changes within the right-of-way. The City of Royal Oak has jurisdiction over its entire portion of Rochester Road. The ideal access environment considers a variety of conditions, which can make administration of rigid standards difficult. The zoning ordinance model provided includes the needed flexibility to implement access changes in a way that responds to existing conditions and limitations. When doing so, it is also important to consider administrative procedures and sight distance, driveway design, permitting and other requirements of other road agencies. It is sometimes helpful to confer with other community or road agency officials when making access decisions. Rochester Road Access Management Plan Page 202 �City of Royal Oak Master Plan 2012 Amendment The recommended process occurs in three stages: Stage 1: Submittal The development review process begins with a submittal from an applicant to revise the use or development on a property. Applications are submitted to city staff according to the Zoning and Subdivision Ordinances. Larger development projects within a quarter-mile of a city boundary should be sent to the adjacent city for review and comment. Special attention should be given to the interaction of access points and non-motorized facilities around these transition areas. Stage 2: Review Once received, applications are processed according to procedures in the city’s Zoning and Subdivision Ordinances. The suggested process includes feedback loops between the Planning Commissions and agencies as modifications are made to access and circulation. Developing a partnership between MDOT, RCOC, and private property owners is essential to accommodating planned development along the corridor. Stage 3: Action & Permitting After all boards and commission have reviewed the application according to the city’s ordinances and policies, the applicant will secure final approval for driveway permits, land use permits and building permits. Sometimes, access approvals will require execution of documents and deposit of financial guarantees to ensure future cross-access or service drive connections. Locations for shared access connections should be shown on the site plan and proper access agreements, easements, and guarantees executed that ensure construction in the future, indicating those responsible for initial construction costs and on-going maintenance. If cross-access is not feasible due to off-site conditions, temporary access may be approved. The site plan should note the temporary driveway and the terms under which it will be removed. Most often, it will be removed by the private property owner upon availability of an alternative or shared access system in the future, so provision for its removal should also be secured. On-Going Implementation Implementation of the plan’s recommendations through site plan and development review, as discussed above, is one way to achieve the benefits of access management. However, the process is expected to be gradual, taking a number of years to achieve. There may be other opportunities that can accelerate implementation of the recommendations, which are described further below, that include: Road Reconstruction or Resurfacing Projects Access management can be implemented with streetscape plans or road resurfacing or reconstruction projects. The design process for such projects should include time for coordination meetings with private property owners to discuss changes along their frontage. Often, the road agency can absorb the cost of driveway closures that are coordinated within the Rochester Road Access Management Plan Page 203 �City of Royal Oak Master Plan 2012 Amendment larger project. In fact, this approach is more cost-effective than reconstructing each individual driveway. During the design process, the focus should be on modifying or removing access points that have the potential to contribute to congestion or crash potential, especially those near intersections and high-crash areas. Local or County Funding Sources Implementation of many of the plan’s recommended improvements will depend on available funding. In some cases, the costs of the improvements will be borne by the property owner as part of changes to private property. In others, grants or other transportation funds may be earmarked for access changes along Rochester Road. Still in other cases, a local Corridor Improvement Authority may seek to fund improvements that further their plans and goals. Conclusion The underlying benefits of access management can be realized on other major roads, and the city may choose to expand the scope of this effort to apply to other roads. While the access management ordinance provided is written to apply only to Rochester Road, it can be expanded to include other roads. When developing city-wide access management regulations, the city should confer with MDOT to discuss appropriate spacing requirements or standards that should apply to different roads with different conditions and character. Access management can incorporate non-motorized and low impact design elements to improve the potential positive impacts of investment along the corridor. As access improvements are made over time, simultaneous review of non-motorized and stormwater systems is also needed to capitalize on opportunities to enhance the overall corridor and provide a catalyst for future improvements and economic growth. Rochester Road Access Management Plan Page 204 �City of Royal Oak Master Plan 2012 Amendment Appendices Appendix I – Visioning Statements The following appendix contains verbatim listings of vision statements from each Subarea Workshop. Only the priority visions statements which were presented by the small groups to the large group are presented. Visions are listed by subarea, and are organized in two ways: by small group, and by topic. The number of large groups votes are given for each vision statement. Vision Statements by Group - Subareas 1 and 2 Group 1 Visions 1.1 Protect character of viable neighborhoods by preventing intrusion by more intense uses 1.2 Increase Woodward parking by removing commercial buildings 1.3 Buffering between residential and more intense uses: 10-15’ landscaped 1.4 Increase Woodward parking by removing housing 1.5 Eliminate “seedy” businesses (e.g. motels) 1.6 Reduce sign clutter increase uniformity on Woodward 1.7 Add transit up Woodward ... a tram? Vote 6 9 5 9 5 9 6 Group 2 Visions 2.1 Use Memorial Park for more recreational uses: music, dances, etc. 2.2 Maintain our school property 2.3 Fewer (maybe none) motels in Royal Oak 2.4 Improve and maintain our neighborhood parks 2.5 Improve Woodward Ave. businesses with regard to: appearance, quality of business conducted, parking Vote 8 5 1 6 11 Group 3 Visions 3.1 “Westborn” style use closing streets forming cul-de-sacs to separate business from residential, use ½ walls, landscaping 3.2 More consideration of parking needs of businesses/business owners 3.3 Create pedestrian-friendly walkways/malls behind/adjacent to Woodward business “park-like settings” 3.4 Use of “small scale” multiple family, creates intimacy/friendly setting 3.5 Commercial/Industrial/Office = Moratorium on fast-food/carry out due to traffic considerations Vote 11 Neighborhood Related Visions 3.1 “Westborn” style, use closing streets and forming cul-de-sacs to separate business from residential, use ½ walls, landscaping 3.4 Use of “small scale” multiple family, creates intimacy/friendly setting 1.1 Protect character of viable neighborhoods by preventing intrusion by more intense uses 1.3 Buffering between residential and more intense uses: 10-15’ landscaped Vote 11 Appendices 9 9 7 5 7 6 5 Page 205 �City of Royal Oak Master Plan 2012 Amendment Woodward Ave. Related Visions 2.5 Improve Woodward Ave. businesses with regard to: appearance, quality of business conducted, parking 1.6 Reduce sign clutter increase uniformity on Woodward 3.3 Create pedestrian-friendly walkways/malls behind/adjacent to Woodward business “park-like settings” 1.4 Increase Woodward parking by removing housing 1.2 Increase Woodward parking by removing commercial buildings 1.7 Add transit up Woodward . . . a tram? Vote 11 Commercial/Industrial/Office Related Visions 3.2 More consideration of parking needs of businesses/business owners 1.5 Eliminate “seedy” businesses (e.g. motels) 3.5 Moratorium on fast-food/carry out due to traffic considerations 2.3 Fewer (maybe none) motels in Royal Oak Vote 9 5 5 1 Community Services Related Visions 2.1 Use Memorial Park for more recreational uses: music, dances, etc. 2.4 Improve and maintain our neighborhood parks 2.2 Maintain our school property Vote 8 6 5 9 9 9 9 6 Vision Statements by Group - Subarea 3 Group 1 Visions Vote 1.1 Control commercial development on Crooks, Main & Rochester Roads from 12 Mile to Clawson 1 border. 1.2 Identify City (school district) goals for current public areas, school district buildings and properties in 7 Kimball area. 1.3 Restrict destruction of single family homes to allow multiple housing. Maintain current single-family 5 housing areas. Maintain undeveloped greenbelt areas around residential areas (Bloomfield & 13 Mile) (Lawrence & Glen Court) 1.4 Stress enforcement of codes both to rental and owner occupied properties. 2 1.5 Commercial buildings limited in height relating to adjacent residential properties. 3 1.6 Commercial properties must be kept in character with surrounding residential area. 5 1.7 Maintain current number of parks. 1 1.8 Allow access and better egress to public properties in Kimball area to Quickstad Park residential area. 3 1.9 Improve drainage and walking/riding facility in park areas. 0 Appendices Page 206 �City of Royal Oak Master Plan 2012 Amendment Group 2 Visions Vote 2.1 Cap commercial/industrial development. Keep it a neighborhood - single family with height 8 restriction. 2.2 Quickstad and other parks: preserve them as open space and restrict recreational development. 7 2.3 Code enforcement: 5  signage (commercial)  outdoor display area  lighting  maintenance - neatness of structures  notification area expanded (beyond 300 feet) 2.4 Need to combine city, school, and community when discussing school closings or utilization of public 4 facilities. 2.5 Maintain resources: 8  trees  greenspaces  historical sites 2.6 Develop continuous, comprehensive maintenance of sidewalks and street lighting. 1 Neighborhood/Transitional Areas Related Visions Vote 1.6 Commercial properties must be kept in character with surrounding residential area. 5 1.3 Restrict destruction of single family homes to allow multiple housing. Maintain current single-family 5 housing areas. Maintain undeveloped greenbelt areas around residential areas (Bloomfield & 13 Mile) (Lawrence & Glen Court) 1.5 Commercial buildings limited in height relating to adjacent residential properties. 3 Commercial/Office/Industrial Related Visions 2.1 Cap commercial/industrial development. Keep it a neighborhood - single family with height restriction. 1.1 Control commercial development on Crooks, Main & Rochester Roads from 12 Mile to Clawson border. Vote 8 1 Parks and Community Services Related Visions Vote 2.5 Maintain resources: 8  trees  greenspaces  historical sites 1.2 Identify City (school district) goals for current public areas, school district buildings and properties in 7 Kimball area. 2.2 Quickstad and other parks: preserve them as open space and restrict recreational development. 7 2.4 Need to combine city, school, and community when discussing school closings or utilization of public 4 facilities. 1.8 Allow access and better egress to public properties in Kimball area to Quickstad Park residential area. 3 2.6 Develop continuous, comprehensive maintenance of sidewalks and street lighting. 1 1.7 Maintain current number of parks. 1 1.9 Improve drainage and walking/riding facility in park areas. 0 City Image/Appearance Related Visions 2.3 Code enforcement:  signage (commercial)  outdoor display area  lighting  maintenance - neatness of structures  notification area expanded (beyond 300 feet) 1.4 Stress enforcement of codes both to rental and owner occupied properties. Appendices Vote 5 2 Page 207 �City of Royal Oak Master Plan 2012 Amendment Vision Statements by Group - Subarea 4 Group 1 Visions 1.1 Maintain City parks (Mark Twain) and improve recreational use and add bike trails, lit tennis courts, etc. 1.2 More Community Center needs: busses, north center and south center 1.3 Mass transportation plan 1.4 Specifically plan where single family houses and condos/apartments should be located within neighborhoods (no strip malls) 1.5 Berm to keep Foodland shoppers out of nearby neighborhood Vote 5 Group 2 Visions 2.1 Protect Royal Oak from strip malls--”We don’t need them” 2.2 Enforce strong lawn care/appearance code for commercial/office/industrial 2.3 Restrict commercial traffic flows into residential neighborhoods 2.4 Provide 5th lane for 14 Mile between Rochester and Campbell 2.5 More supervised recreation facilities for everyone--community swimming pools Vote 10 4 12 5 10 Group 3 Visions 3.1 Encourage single-family housing 3.2 Keep parks natural- don’t be trendy, don’t over specialize. Maintain them. 3.3 Fix existing roads and sidewalks 3.4 Consistency of contiguous land uses - no mixing 3.5 A city with high appearance standards which all work to maintain Vote 14 14 9 3 11 Group 4 Visions 4.1 Protect character of our residential neighborhoods 4.2 Preserve parks and greenbelts (especially Mark Twain Park) 4.3 Facilitate non-motorized traffic 4.4 Improve utilization and appearance of parks 4.5 Redevelop commercial and industrial to residential 4.6 Encourage diversity of CBD by terminating parking subsidy for sellers of alcohol Vote 15 4 4 1 1 7 Neighborhood Related Visions 4.1 Protect character of our residential neighborhoods 3.1 Encourage single-family housing 1.4 Specifically plan where single family houses and condos/apartments should be located within neighborhoods (no strip malls) 1.1 Maintain City parks (Mark Twain) and improve recreational use and add bike trails, lit tennis courts, etc. Vote 15 14 7 Transitional Areas Related Visions 1.5 Berm to keep Foodland shoppers out of nearby neighborhood 3.4 Consistency of contiguous land uses - no mixing 4.5 Redevelop commercial and industrial to residential Vote 6 3 1 Transportation Related Visions 2.3 Restrict commercial traffic flows into residential neighborhoods 1.3 Mass transportation plan 3.3 Fix existing roads and sidewalks 2.4 Provide 5th lane for 14 Mile between Rochester and Campbell 4.3 Facilitate non-motorized traffic Vote 12 9 9 5 4 Appendices 9 9 7 6 5 Page 208 �City of Royal Oak Master Plan 2012 Amendment Parks and Community Services Related Visions 3.2 Keep parks natural- don’t be trendy, don’t over specialize. Maintain them. 2.5 More supervised recreation facilities for everyone--community swimming pools 1.2 More Community Center needs: busses, north center and south center 1.1 Maintain City parks (Mark Twain) and improve recreational use and add bike trails, lit tennis courts, etc. 4.2 Preserve parks and greenbelts (especially Mark Twain Park) Vote 14 10 9 5 City Image/Appearance Related Visions 3.5 A city with high appearance standards which all work to maintain 2.2 Enforce strong lawn care/appearance code for commercial/office/industrial Vote 11 4 Commercial Land Use Related Visions 2.1 Protect Royal Oak from strip malls--”We don’t need them” 4.6 Encourage diversity of CBD by terminating parking subsidy for sellers of alcohol Vote 10 7 4 Vision Statements by Group - Subarea 5 Group 1 Visions 1.1 Loft Apartments/Condo/Businesses - Development 1.2 Elected Officials to set policy and let staff run it 1.3 Promote a mass transit subway; trolley; integrate all transportation 1.4 Planning areas to have neighborhood retail within walking distance 1.5 Create zoning to help corridor business flourish Vote 22 6 6 0 0 Group 2 Visions 2.1 Maintain buffer between residential and commercial areas with regard to layout and planning of business district as related to neighborhoods 2.2 Preserve the neighborhood with regard to multi/single/two party homes 2.3 Green space 2.4 Preserve historical character 2.5 Greatly increased free parking 2.6 Retail - support incentives from a proactive City government Vote 11 Group 3 Visions 3.1 Historical neighborhood identification, guidelines (landscaping, colors, textures), and standards for new development (i.e. nice mix of multi and single family homes, density concerns). Neighborhood lacks certain feel (old elms) - plan for appropriate tree replacement. 3.2 Woodward Avenue - parking issues, no common plan for businesses, speed limit too high 3.3 CBD needs businesses that support every day life (i.e. shoe stores, clothing stores, hardware), not just fill voids, but strengthen patterns and elements. 3.4 Downtown must continue to revitalize and not become stagnant. Avoid inappropriate use of prime spaces (i.e. used car sales at 11 Mile and Main St.) 3.5 All utilities underground Vote 18 4 4 3 3 1 9 7 6 4 Group 4 Visions Vote 4.1 Bring 11 Mile up to standard - eliminate all motels, exterior upgrading, landscaping, crime, homeless, 22 stricter code enforcement on commercial and apartment exteriors (Citywide) 4.2 Bike/running/rollerblading paths in parks, rollerblade rink 11 4.3 Limiting multi-family housing in residential neighborhoods 10 4.4 Woodward / 11 Mile Roads, locations where business meets residential, setbacks, improved parking, 2 appearances, etc. 4.5 SEMCOG regional transportation system; railroad below street level in Downtown 0 Appendices Page 209 �City of Royal Oak Master Plan 2012 Amendment Group 5 Visions 5.1 Enforcement of (non)conforming uses; SF-multiple, multiple-SF, Zoning should reflect actual use, Better public transportation within the City and intra-City (bus, trolley, and light rail) 5.2 Planned, revised Civic Center with community recreational facilities (swimming, rollerblade and skateboard pads) 5.3 Maintain neighborhood occupant diversity 5.4 Conformity with Woodward commercial architectural design 5.5 Hiking/biking paths 5.6 Downtown landscaping (planters) 5.7 No encroachment by Commercial/Industrial on Residential 5.8 Incentive for conformity with signage to regulations Vote 22 Group 6 Visions 6.1 “CBD” - expansion with guidelines - possibly to South or any other place within reason 6.2 Create recreational “Bike Path” 6.3 Preserve neighborhoods, less government, and integration of neighborhoods and business 6.4 Within transition areas - between business and neighborhood - “buffer zones.” (create continuity) 6.5 Keep a variety of businesses in town Vote 9 6 1 0 0 Group 7 Visions 7.1 Expand and improve Farmer’s Market area to create a “Commons” or Town Center – incorporate City Hall, Court House and Library 7.2 No condos on streets zoned single family 7.3 Buffer zones between business and single family residential in the form of Multi family condos and green space 7.4 Improve 11 Mile road and businesses appearance 7.5 Quality new construction carefully planned with neighborhood input Vote 20 Group 8 Visions 8.1 Reduce through-traffic in residential neighborhoods 8.2 Establish City-wide public transportation system 8.3 Address parking in downtown area (congestion/density) 8.4 Retain/protect family atmosphere of City and single-family residences (use of buffer zones) 8.5 Balance future development between uses (retail, office, restaurants, etc.) Vote 13 10 6 2 2 Neighborhood Related Visions 3.1 Historical neighborhood identification, guidelines (landscaping, colors, textures), and standards for new development (i.e. nice mix of multi and single family homes, density concerns). Neighborhood lacks certain feel (old elms) - plan for appropriate tree replacement. 7.2 No condos on streets zoned single family 8.1 Reduce through-traffic in residential neighborhoods 4.3 Limiting multi-family housing in residential neighborhoods 5.1 Enforcement of (non)conforming uses; SF-multiple, multiple-SF, Zoning should reflect actual use 7.5 Quality new construction carefully planned with neighborhood input 2.2 Preserve the neighborhood with regard to multi/single/two party homes 2.4 Preserve historical character 8.4 Retain/protect family atmosphere of City and single-family residences (use of buffer zones) 5.3 Maintain neighborhood occupant diversity 6.3 Preserve neighborhoods, less government, and integration of neighborhoods and business 1.4 Planning areas to have neighborhood retail within walking distance 5.7 No encroachment by Commercial/Industrial on Residential Vote 18 Appendices 3 2 1 1 1 0 0 13 12 6 5 13 13 10 *16 5 4 3 2 2 1 0 0 Page 210 �City of Royal Oak Master Plan 2012 Amendment Transitional Areas Related Visions 7.3 Buffer zones between business and single family residential in the form of Multi family condos and green space 2.1 Maintain buffer between residential and commercial areas with regard to layout and planning of business district as related to neighborhoods 6.4 Within transition areas - between business and neighborhood - “buffer zones.” (create continuity) Vote 12 Downtown Related Visions 1.1 Loft Apartments/Condo/Businesses - Development 7.1 Expand and improve Farmer’s Market area to create a “Commons” or Town Center – incorporate City Hall, Court House and Library 6.1 “CBD” - expansion with guidelines - possibly to South or any other place within reason 3.3 CBD needs businesses that support every day life (i.e. shoe stores, clothing stores, hardware), not just fill voids, but strengthen patterns and elements. 3.4 Downtown must continue to revitalize and not become stagnant. Avoid inappropriate use of prime spaces (i.e. used car sales at 11 Mile and Main St.) 8.3 Address parking in downtown area (congestion/density) 2.5 Greatly increased free parking 8.5 Balance future development between uses (retail, office, restaurants, etc.) 5.6 Downtown landscaping (planters) 6.5 Keep a variety of businesses in town Vote 22 20 11 0 9 7 6 6 3 2 1 0 Commercial Corridor (11 Mile, Woodward) Related Visions Vote 4.1 Bring 11 Mile up to standard - eliminate all motels, exterior upgrading, landscaping, crime, homeless, 22 stricter code enforcement on commercial and apartment exteriors (Citywide) 3.2 Woodward Avenue - parking issues, no common plan for businesses, speed limit too high 9 7.4 Improve 11 Mile road and businesses appearance 6 4.4 Woodward / 11 Mile Roads, locations where business meets residential, setbacks, improved parking, 2 appearances, etc. 5.4 Conformity with Woodward commercial architectural design 1 2.6 Retail - support incentives from a proactive City government 1 1.5 Create zoning to help corridor business flourish 0 5.8 Incentive for conformity with signage to regulations 0 Recreation Related Visions 4.2 Bike/running/rollerblading paths in parks, rollerblade rink 6.2 Create recreational “Bike Path” 2.3 Green space 5.2 Planned, revised Civic Center with community recreational facilities (swimming, rollerblade and skateboard pads) 5.5 Hiking/biking paths Vote 11 6 4 3 Transportation Related Visions 8.2 Establish City-wide public transportation system 1.3 Promote a mass transit subway; trolley; integrate all transportation 5.1 Better public transportation within the City and intra-City (bus, trolley, and light rail) 4.5 SEMCOG regional transportation system; railroad below street level in Downtown Vote 10 6 *6 0 Miscellaneous Visions 1.2 Elected Officials to set policy and let staff run it 3.5 All utilities underground Vote 6 4 * 1 Group 5, statement 1 had three elements to it, but participants voted for it as a whole. Twenty-two votes were given to the entire grouping of statements, so when statements were organized by topic, points were broken down accordingly. Appendices Page 211 �City of Royal Oak Master Plan 2012 Amendment Vision Statements by Group - Subarea 6 (Downtown) Group 1 Visions Vote 1.1 Make paths from parking lot to the retail/entertainment areas an “adventure” 7 1.2 Generate more varied commercial merchants downtown (clothing, education materials, stationery, gas 0 station.) 1.3 Expand DDA area to further south of Lincoln 25 1.4 Change 11 Mile Road to an “Old Town” area 8 1.5 More “green spaces”, “larger squares”, and pedestrian mall 10 Group 2 Visions 2.1 Improve downtown visually by adding greenbelts, parks, and rest areas 2.2 Utilize corridor between downtown and I-696 2.3 Retail mix commercial office space and service related business 2.4 Change CBD residential to more permanent loft type residential apartments, or small condos 2.5 Establish graduated building heights from residential peaking toward downtown Vote 0 5 22 4 19 Group 3 Visions Vote 3.1 Integrate Residential housing in CBD area and provide housing nearby for Senior Citizens 8 3.2 Provide integrated parking capability 0 3.3 Provide historic diversity of commercial activity 2 3.4 Clustered development as mixes of residences, businesses, green spaces, recreation/civic areas 1 3.5 Central community plaza with swimming pool, skate board ½ pipe, outdoor ice rink and civic/athletic 22 accommodations Group 4 Visions Vote 4.1 Parking Deck - Combine Center St. and First of America decks and go over RR tracks use spaces also 28 for retail, etc. Generally use of decks 4.2 Farmer’s Market - Revamp/clean up parking area, improve appearance. Increase use of activity 15 perhaps auction extravaganza - weekdays. 4.3 Downtown - Improve pedestrian access, speed perhaps one-way streets, improve flow, make it more 11 pedestrian-friendly 4.4 Fringe areas - Use homes for businesses perhaps business on lower floor and residence above, this 1 will act as a transition to residential 4.5 Encourage a mixture of businesses, need more service oriented and office space 3 Group 5 Visions 5.1 Downtown Traffic: Higher density through in-fill of well thought out plan 5.2 Taller facilities/higher density of housing close to downtown 5.3 Downtown “central” park 5.4 Cultural facility - performing arts, banquet hall museum, civic events plaza 5.5 Develop linear corridor to I-696 - Main and Washington 5.6 Parking system that address employees, long-short term shoppers, diners, with shuttle service Vote 12 1 3 26 14 1 Group 6 Visions Vote 6.1 Fabric - Zoning to encourage preservation and continued use of historic buildings and urban character 32 - not suburban 6.2 Attract higher income residents 5 6.3 Must have land use mix - not all bars/restaurants 0 6.4 Railroad - elevate or bury for safety and reclaimed real estate 21 Appendices Page 212 �City of Royal Oak Master Plan 2012 Amendment Group 7 Visions 7.1 Eliminate surface parking lots and replace with multi-level lots 7.2 Promote residential/retail use, encourage day use, sundry, bookstores, small scale department store 7.3 Encourage higher density housing in downtown lofts 7.4 Use bell-shaped curve to limit building heights in downtown - 6 story maximum 7.5 Reorganize civic center area 7.6 Promote intensively pedestrian and slightly off-beat atmosphere Vote 13 26 36 6 12 11 Group 8 Visions 8.1 Redefine/expand CBD boundaries 8.2 Develop cultural/civic/auditorium/amphitheater center 8.3 Apartments over businesses 8.4 Do not allow non-conforming businesses 8.5 Railroads underground 8.6 Preserve historical buildings Vote 14 15 3 3 1 1 Housing Related Visions 7.3 Encourage higher density housing in downtown lofts 5.1 Downtown Traffic: Higher density through in-fill of well thought out plan 3.1 Integrate Residential housing in CBD area and provide housing nearby for Senior Citizens 6.2 Attract higher income residents 2.4 Change CBD residential to more permanent loft type residential apartments, or small condos 5.2 Taller facilities/higher density of housing close to downtown Vote 36 12 8 5 4 1 Land Use Mix Related Visions Vote 7.2 Promote residential/retail use, encourage day use, sundry, bookstores, small scale department store 26 2.3 Retail mix commercial office space and service related business 22 4.5 Encourage a mixture of businesses, need more service oriented and office space 3 8.3 Apartments over businesses 3 8.4 Do not allow non-conforming businesses 3 3.3 Provide historic diversity of commercial activity 2 3.4 Clustered development as mixes of residences, businesses, green spaces, recreation/civic areas 1 4.4 Fringe areas - Use homes for businesses perhaps business on lower floor and residence above, this 1 will act as a transition to residential 1.2 Generate more varied commercial merchants downtown (clothing, education materials, stationery, gas 0 station.) 6.3 Must have land use mix - not all bars/restaurants 0 Design/Appearance Related Visions Vote 6.1 Fabric - Zoning to encourage preservation and continued use of historic buildings and urban character 32 - not suburban 2.5 Establish graduated building heights from residential peaking toward downtown 19 1.5 More “green spaces,” “larger squares,” and pedestrian mall 10 1.4 Change 11 Mile Road to an “Old Town” area 8 7.4 Use bell-shaped curve to limit building heights in downtown - 6 story maximum 6 5.3 Downtown “central” park 3 8.6 Preserve historical buildings 1 2.1 Improve downtown visually by adding greenbelts, parks, and rest areas 0 Appendices Page 213 �City of Royal Oak Master Plan 2012 Amendment Civic/Cultural Center Related Visions Vote 5.4 Cultural facility - performing arts, banquet hall museum, civic events plaza 26 3.5 Central community plaza with swimming pool, skate board ½ pipe, outdoor ice rink and civic/athletic 22 accommodations 8.2 Develop cultural/civic/auditorium/amphitheater center 15 4.2 Farmer’s Market - Revamp/clean up parking area, improve appearance. Increase use of activity 15 perhaps auction extravaganza - weekdays. 7.5 Reorganize civic center area 12 Transportation/Parking/Pedestrian Related Visions Vote 4.1 Parking Deck - Combine Center St. and First of America decks and go over RR tracks use spaces also 28 for retail, etc. Generally use of decks 6.4 Railroad - elevate or bury for safety and reclaimed real estate 21 7.1 Eliminate surface parking lots and replace with multi-level lots 13 7.6 Promote intensively pedestrian and slightly off-beat atmosphere 11 4.3 Downtown - Improve pedestrian access, speed perhaps one-way streets, improve flow, make it more 11 pedestrian friendly 1.1 Make paths from parking lot to the retail/entertainment areas an “adventure” 7 8.5 Railroads underground 1 5.6 Parking system that address employees, long-short term shoppers, diners, with shuttle service 1 3.2 Provide integrated parking capability 0 Downtown Expansion Related Visions 1.3 Expand DDA area to further south of Lincoln 5.5 Develop linear corridor to I-696 - Main and Washington 8.1 Redefine/expand CBD boundaries 2.2 Utilize corridor between downtown and I-696 Vote 25 14 14 5 Vision Statements by Group - Subarea 7 Group 1 Visions 1.1 Preserving the integrity of the single family neighborhoods in Subarea 7 1.2 Eliminate transitional use of neighborhoods that opens the door for forced redevelopment 1.3 Restrict “overbuilding” in relation to lot size (no small box houses) 1.4 11 Mile Rd. - develop a beautification “theme”/streetscape wider street 1.5 More “green space” Vote 38 18 8 8 7 Group 2 Visions 2.1 Stricter code enforcement on owner occupied & rental residential properties 2.2 Create more programs for adolescents, young adults, i.e. rollerblading, skateboarding, hiking and biking trails 2.3 No more condo clusters in south end of town 2.4 Create buffers between residential & commercial/industrial 2.5 Enforcement of commercial, industrial and office so that they are clean, neat and responsible Vote 13 17 Group 3 Visions 3.1 Single family zoning in neighborhoods, less density in multiple complexes 3.2 Streetscape on 11 Mile/Main more welcoming. Have combination of 1st floor retail/office, upper floors residential 3.3 Enforce codes to bring buildings up to higher standards/clean up building. Make businesses accountable for all 4 sides of property. 3.4 Plant trees when old ones die/prune older trees to keep them in good shape 3.5 Expansion of Library/City Hall area, update both outside and inside, computerize City Hall/Library, educate both staffs, expand school libraries and make them public Vote 5 11 Appendices 19 10 12 12 7 11 Page 214 �City of Royal Oak Master Plan 2012 Amendment Group 4 Visions 4.1 Transition zones must be from lower density to higher density, property location of buffer zones should be on high density side of property 4.2 Remove parking meters 4.3 Add buffer zones with greenbelt, landscaping where the three zones meet 4.4 Improve public transportation by using smaller van-type units to various business areas 4.5 Add Park & Ride areas from downtown to Woodward Corridor Vote 2 Group 5 Visions 5.1 Appropriate placement of condos with regard to ingress and egress of traffic 5.2 Preservation of single family neighborhoods 5.3 Mixed use development (offices and residential) in same building 5.4 Better managed parking in City, including free parking in downtown 5.5 Expand use of Farmers Market as a community center Vote 1 6 15 14 14 Group 6 Visions 6.1 Maintain residential density 6.2 Transition areas = green areas 6.3 Traffic control 6.4 Expansion of businesses confined within existing commercial zones and not encroach on residential areas 6.5 Increase non-motorized accessibility and public transportation for recreational facilities/downtown Vote 8 7 5 11 Neighborhood Related Statements 1.1 Preserving the integrity of the single family neighborhoods in Subarea 7 1.2 Eliminate transitional use of neighborhoods that opens the door for forced redevelopment 2..1 Stricter code enforcement on owner occupied & rental residential properties 6.1 Maintain residential density 5.2 Preservation of single family neighborhoods 3.1 Single family zoning in neighborhoods, less density in multiple complexes Vote 38 18 13 8 6 5 Transitional Areas Related Statements 6.4 Expansion of businesses confined within existing commercial zones and not encroach on residential areas 2.4 Create buffers between residential & commercial/industrial 6.2 Transition areas = green areas 4.3 Add buffer zones with greenbelt, landscaping where the three zones meet 4.1 Transition zones must be from lower density to higher density, property location of buffer zones should be on high density side of property Vote 11 Transportation/Parking Related Statements 4.2 Remove parking meters 5.4 Better managed parking in City, including free parking in downtown 6.5 Increase non-motorized accessibility and public transportation for recreational facilities/downtown 6.3 Traffic control 4.5 Add Park & Ride areas from downtown to Woodward Corridor 4.4 Improve public transportation by using smaller van-type units to various business areas 5.1 Appropriate placement of condos with regard to ingress and egress of traffic Vote 17 14 10 5 3 2 1 Community Services Related Statements 2.2 Create more programs for adolescents, young adults, i.e. rollerblading, skateboarding, hiking and biking trails 5.5 Expand use of Farmers Market as a community center 3.5 Expansion of Library/City Hall area, update both outside and inside, computerize City Hall/Library, educate both staffs, expand school libraries and make them public Vote 17 Appendices 17 5 2 3 10 10 7 5 2 14 11 Page 215 �City of Royal Oak Master Plan 2012 Amendment City Image Related Statements 2.5 Enforcement of commercial, industrial and office so that they are clean, neat and responsible 3.3 Enforce codes to bring buildings up to higher standards/clean up building. Make businesses accountable for all 4 sides of property. 3.2 Streetscape on 11 Mile/Main more welcoming. Have combination of 1st floor retail, office, upper floors residential 1.3 Restrict “overbuilding” in relation to lot size (no small box houses) 1.4 11 Mile Rd. - develop a beautification “theme”/streetscape wider street 3.4 Plant trees when old ones die/prune older trees to keep them in good shape 1.5 More “green space” Vote 12 12 Miscellaneous Statements 2.3 No more condo clusters in south end of town 5.3 Mixed use development (offices and residential) in same building Vote 19 15 Appendices 11 8 8 7 7 Page 216 �City of Royal Oak Master Plan 2012 Amendment APPENDIX II – Master Plan Meetings: Planning Commission & Sterring Committee Master Plan Steering Committee Meetings 1997-1999 DATE 5-1-97 6-5-97 6-17-97 7-3-97 8-7-97 8-26-97 9-16-97 10-2-97 10-8-97 10-29-97 11-6-97 11-12-97 12-10-97 1-14-98 2-5-98 3-5-98 3-23-98 4-2-98 4-30-98 5-21-98 6-2-98 6-18-98 9-3-98 9-16-98 9-23-98 10-1-98 10-20-98 11-5-98 12-1-98 1-13-99 1-20-99 2-4-99 2-24-99 3-11-99 3-24-99 3-31-99 Appendices LOCATION Planning Dept. Conference Room Senior / Community Center Royal Oak Middle School Senior / Community Center Senior / Community Center Senior / Community Center Royal Oak Middle School Senior / Community Center Royal Oak Middle School Royal Oak High School Senior / Community Center Royal Oak High School Royal Oak High School Royal Oak Women’s Club Senior / Community Center Senior / Community Center Senior / Community Center Senior / Community Center Senior / Community Center Royal Oak High School Baldwin Theater Senior / Community Center Senior / Community Center Library Auditorium Library Auditorium Senior / Community Center Oakland Comm. College Theater Senior / Community Center Senior / Community Center Cancelled Due to Weather Senior / Community Center Senior / Community Center Senior / Community Center Library Auditorium Baldwin Theater Senior / Community Center TYPE OF MEETING Regular Regular Visioning Workshop Regular Regular Regular Town Meeting Follow-Up Regular Visioning Workshop Visioning Workshop Regular Visioning Workshop Visioning Workshop Visioning Workshop Regular Regular Regular Regular Special Town Meeting Town Meeting Regular Regular Neighborhood Review Neighborhood Review Regular Public Hearing Regular Regular Cancelled Due to Weather Regular Regular Regular Public Comment – Closed Session Public Hearing Regular Page 217 �City of Royal Oak Master Plan 2012 Amendment Planning Commission Master Plan Schedule Type of Meeting Meeting Meeting Meeting Meeting Meeting Meeting Meeting Meeting Public Hearing Meeting Meeting Meeting Public Hearing Meeting Appendices Day Saturday Saturday Monday Tuesday Monday Tuesday Wednesday Tuesday Tuesday Wednesday Wednesday Tuesday Tuesday Tuesday Date March 27 April 17 April 26 May 4 May 10 May 11 May 26 June 1 June 8 June 23 July 7 July 13 August 10 August 24 Location Senior Center Senior Center City Hall Senior Center Senior Center City Hall Senior Center Senior Center Royal Oak Middle School Senior Center Senior Center City Hall Royal Oak Middle School Senior Center Time 9:30 a.m. 9:30 a.m. 6:30p.m. 6:30p.m. 6:30p.m. 6:00p.m. 6:30p.m. 6:30p.m. 7:00p.m. 6:30p.m. 6:30p.m. 6:30p.m. 7:30p.m. 6:30p.m. Page 218 �City of Royal Oak Master Plan 2012 Amendment APPENDIX III – Resolution of Master Plan Adoption RESOLUTION OF MASTER PLAN ADOPTION WHEREAS the Master Plan for the City ofRoyal Oak was adopted at a Special Meeting of the Plan Commission, held on August 24, 1999: COMMISSIONERS PRESENT: Mr. Anderson, Mr. Boismier, Mayor Cowan, Mr. Farhat, Ms. Harrison, Mr. Lee, Mr. Gomez, Mr. Kondek COMMISSIONERS ABSENT: Ms. Hofinan WHEREAS the City of Royal Oak Plan Commission recognizes the need to formulate and adopt a Master Plan, including establishment and support of a Land Use Plan as described in this document; and WHEREAS preparation of the Master Plan included 35 public meetings, workshops and hearings held by the Master Plan Steering Committee and 14 public meetings and hearings held by the Plan Commission; and WHEREAS the Master Plan Steering Committee and the Plan Commission were assisted by the City of Royal Oak Planning Department and Carlisle/Wortman Associates, Inc , in the preparation of the Master Plan; NOW, TIIEREFORE, BE IT RESOLVED THAT: Appendices I. The City ofRoyal Oak Plan Commission hereby adopts the Master Plan, dated August 1999, with amendments approved thereto, including the Future Land Use Plan Maps, dated July 15, 1999; and 2. A certified copy of the Master Plan be forwarded to the Oakland County Register of Deeds for filing; and 3. All resolutions and parts ofresolutions, insofar as they conflict with the provisions of this resolution be and the same, hereby are rescinded. Page 219 �City of Royal Oak Master Plan 2012 Amendment AYES: Mr. Anderson, Mr. Boismier, Mayor Cowan, Mr. Farhat, Mr. Gomez, Mr. Kondek NAYS: Ms. Hamson, Mr. Lee RESOLUTIONDECLARED ADOP1ED, this 241h day of August 1999. Royal Oak Plan Commission Appendices - Page 220 �City of Royal Oak Master Plan 2012 Amendment APPENDIX IV – Resolutions of Master Plan Amendment ADTOPION BY PLANNING COMMISSION: The City of Royal Oak Planning Commission, at its meeting on April 17, 2012, took the following action regarding this Amendment to the City of Royal Oak Master Plan: BE IT RESOLVED, that the Amendment to the City of Royal Oak Master Plan, dated including amendments to the following chapters: Goals, Objectives, and Strategies; Land Use Plan; and Implementation; also the Future Land Use Maps, Bicycle Network Map, TOD Corridor Transit Framework Map, and Rochester Road Access Management Concept Maps; and also including the referenced portions of the Non-Motorized Transportation Plan, Rochester Road Access Management Plan, and Woodward Avenue TOD Corridor Study; is hereby adopted in its entirety as an update to the City of Royal Oak’s Master Plan. Respectfully, Timothy E. Thwing, Director Planning Department ACCEPTANCE BY CITY COMMISSION: The Royal Oak City Commission, at its meeting of May 7, 2012, took the following action regarding this Amendment to the City of Royal Oak Master Plan: BE IT RESOLVED, that the City Commission accepts and approves the Amendment to the City of Royal Oak Master Plan, including amendments to the following chapters: Goals, Objectives, and Strategies; Land Use Plan; and Implementation; also the Future Land Use Maps, Bicycle Network Map, TOD Corridor Transit Framework Map, and Rochester Road Access Management Concept Maps; and also including the referenced portions of the Non-Motorized Transportation Plan, Rochester Road Access Management Plan, and Woodward Avenue TOD Corridor Study; in its entirety as an update to the City of Royal Oak Master Plan. Respectfully, Melanie Halas, City Clerk Appendices Page 221 ���City of Royal Oak Planning Department 211 Williams St. P.O. Box 64 Royal Oak, MI 48068-0064 Telephone: (248) 246-3280 http://www.ci.royal-oak.mi.us � 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 Royal-Oak_Master-Plan_2012 Creator An entity primarily responsible for making the resource Planning Commission, City of Royal Oak, Oakland County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 2012-05-07 Title A name given to the resource Master Plan Description An account of the resource The Master Plan for the City of Royal Oak was prepared by the Planning Commission with the assistanace of Carlisle/Wortman Associates, Inc., LSL Planning, Inc., Active Transportation Alliance, and Woodward Avenue Action Association. The Master Plan was approved by the City Commission on May 7, 2012. Contributor An entity responsible for making contributions to the resource Carlisle/Wortman Associates, Inc. (consultant) LSL Planning, Inc. (consultant) Active Transportation Alliance (consultant) Woodward Avenue Action Association (consultant) Subject The topic of the resource Master plan reports Royal Oak (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/4bfb7e7df68cecd6b65f30a44aa2abe0.pdf f8766a95f3d549a4533925c37fe32947 PDF Text Text ��Acknowledgments City Commission Plan Commission Dennis Cowan, Mayor Michael Andrzejak Marie L. Donigan Laura J. Harrison Thomas E. Kuhn Ilene M. Lanfear Peter H. Webster Dennis Cowan, Mayor Edward Anderson James Boismier Jim Farhat George Gomez Laura J. Harrison Sara Hofman MikeKondek Christopher Lee Steering Committee City Staff Michael Andrzejak* James Boismier* Susan Carter Dennis Cowan Jim Domanski* Kathleen Klein Thomas Kuhn Ilene Lanfear Jeanne Sarnacki* James Schneider Robert Stocker Pete Webster* Richard R. Beltz, Planning Director Mardy Hamilton, Planner Timothy Thwing, Deputy Director Assisted By Carlisle/Wortman Associates, Inc. 605 S. Main Street, Suite 1 Ann Arbor, MI 48104 *denotes alternate Adopted by Plan Commission: August 24, 1999 ��Table Of Contents Introduction What is planning?............................................................................................ How is the City authorized to plan?.................................................................. Why plan for Royal Oak?................................................................................ What process has been followed?..................................................................... How is the Master Plan different from Zoning?................................................ How has the community been involved?.......................................................... Who is responsible for Planning and Zoning?.................................................. 1 l l 2 3 3 3 Goals, Objectives, and Strategies Neighborhood Preservation and Residential Land Use..................................... Historic Resources ... .. ........... .. .... .......... .... .. ........ ............... .. .. ... .... ................... Downtown ..... .. .................. ....................... .. .. . ... .... .. . .. . ... ... ................. ... .. .. ... .... Commercial Corridors ....................... ................. .. ......... ... .. .. . .. .. .. ............. ... .. .. Woodward Corridor......................................................................................... Transportation/Circulation............................................................................... Parks/Recreational Resources ............................. .. .............. ........ ............... ....... Community Resources and Facilities................................................................ 5 9 I0 14 17 21 23 26 Land Use Plan Residential....................................................................................................... Mixed Use....................................................................................................... Commercial and Industrial............................................................................... Parks and Open Space .. .... ........ ... .. ......... .. ..... ... .... .... ... .. ... . ... ...... ........... ..... .. .. . Pub Iic/Insti tutional .......... ................. ..................................................... .. ......... 29 33 34 35 35 Implementation Zoning Requirements...................................................................................... Zoning Map Adjustments................................................................................ Zoning Ordinance Amendments...................................................................... Neighborhood Preservation............................................................................. Areas Adjacent to the Central Business District................................................. Downtown Development.................................................................................. Commercial Entry Corridors............................................................................ Woodward Corridor......................................................................................... Historic Preservation........................................................................................ Cultural Resources........................................................................................... Aging Population ........................................................................................ ... Capital Improvements Program........................................................................ Plan Education .. .. .. ........... .. ... .. .. .. ... .. ... ... .... ........ ..... ... ...... .... .. .. .. .. .... ........ .... .. . Plan Updates.................................................................................................... City of Royal Oak Master Plan - Table of Contents 36 36 36 37 38 40 41 41 41 41 42 42 42 42 �Table Of Contents continued Background Studies _ _ ____ Regional and Metropolitan Setting ............................. .,,. ............... "., ....... ,... "" - 4JPast Planning Efforts....................................................................................... 43 Population Trends and Projections................................................................... 45 Population and Housing Characteristics ..... ............. ....... .... ... ........... ... ............. 48 Economic Base................................................................................................ 55 Community Facilities....................................................................................... 5 8 Transportation................................................................................................. 60 Existing Land Use........................................................................................... 64 Existing Land Use Map 1................................................................................. 66 Existing Land Use Map II................................................................................ 67 Sub-area Map ................................................................................................. 69 Summary of Implications for Planning............................................................ 72 Visioning and Public Participation ~1 ~::i~i~~ntiii~~~~·~·p·~::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::::: Concept Plan Workshops ............... ... .......... ................. ........ .. ... ... .... ...... ........ .. 7 8 Appendix I • Visioning Statements Appendix II • Master Plan Meetings: Plan Commission and Steering Committee List of Tables I 2 3 4 5 6 Racial Composition in Royal Oak........................................................... Residential Construction Permits Issues: 1980-1997 - Royal Oak.................. Royal Oak Employers........................................................................... Roadway Segments Under County Jurisdiction - Royal Oak......................... Royal Oak Visioning Workshops............................................................ Summary of Subarea Issues.................................................................... 50 54 57 60 75 75 List of Figures 1 2 3 4 5 6 7 8 9 IO 11 12 13 14 15 16 17 18 Royal Oak .. .. . . . .. . . . . . .. . . . . . . . . . . . . . . . . . .. . . . ... . . . . . . . . . . . ... . . . ... .. . . . . . . . . . ..... .. . . . .. ... .. . Population and Households: 1970-1998 - Royal Oak................................... Population and-Household Projections 1990-2020- Royal Oak.................... Population: 1990-1995 - Royal Oak and Surrounding Communities.............. Household Size: I 970-1995 - Royal Oak.................................................. Household Size: 1990-1995 - Royal Oak and Surrounding Communities........ Projected Persons Per Household: 1990-2020 - Royal Oak........................... Age Distribution 1990........ .... . ... ...... .... .. .... .. .. ...... .. .. .. .... .. .. ... ... .. .. .. .. .. .. Median Age: I 980-1990 - Royal Oak and Surrounding Communities............. Educational Attainment I 990 - Royal Oak and Surrounding Communities..... Median Household Income: 1995 - Royal Oak and Surrounding Communities Average Housing Value: 1995 - Royal Oak and Surrounding Communities..... Year Housing Built in Royal Oak............................................................ Residential Construction Permits Issued: 1992-1997 - Royal Oak.................. State Equalized Value: 1990-1995 - Royal Oak.......................................... Royal Oak State Equalized Value: 1995.................................................... Population By Industry: 1990 - Royal Oak................................................ Existing Land Use: 1998 - Royal Oak...................................................... 43 45 46 47 48 49 49 50 51 51 52 53 53 54 55 56 57 65 Appendix III • Resolution of Master Plan Adoption City of RoyaJ Oak Master Plan - Table of Contents ----------------------ii �Introduction ��Introduction ____ WhatJs__planning? _ Planning is an activity that has been ongoing since the beginning of civilization. Quite simply, planning is preparation for a future event, activity or endeavor. Everyone conducts some type of planning in their daily lives. Where the issues are simple and the outcomes are clear, the plans can be simple. More complex issues and problems require plans to be more complex and detailed. It is relatively easy to propose plans for events that can reasonably be anticipated. It is much more difficult to prepare plans for events which are not anticipated. The most effective plans are those which are accurate enough to prepare for anticipated events, and flexible enough to provide guidance for events which are not anticipated. In the process of planning, the following steps are involved: • • • • Identification of the problem or issue Setting of goals to be achieved Formulation of alternative solutions and evaluation of impacts Developing a plan of action How is the City authorized to plan? The City of Royal Oak derives its authority to prepare a Master Plan from the Municipal Planning Act, P.A. 285 of 1931. The Act states: Section 6. The commission shall make and adopt a master plan for the physical development of the municipality, including any areas outside of its boundaries which, in the commission's judgment, bear relation to the planning of the municipality. The plan, with the accompanying maps, plats, charts, and descriptive matter shall show the commission's recommendations for the development of the territory, including, among other things, the general location, character, and extent of streets, viaducts, subways, bridges, waterways, flood plains, water fronts, boulevards, parkways, playgrounds and open spaces, the general location of public buildings and other public property, and the general location and extent of public utilities and terminals, whether publicly or privately owned or operated, for water, light, sanitation, transportation, communication, power, and other purposes ... The commission from time to time may amend, extend, or add to the plan. Why plan for Royal Oak? As the year 2000 rapidly approaches, there is a strong need to evaluate the physical development of the City. The current Master Plan was adopted in 1968 and has not undergone a major revision. Despite a perception that the City is fully developed, significant changes have occurred in thirty years: City of Royal Oak Master Plan - ln1roduction �• The construction of 1-696 has provided a conduit for metropolitan traffic at the front door of Royal Oak • Downtown has been transformed into a mixed use retail, service and entertainment district --• -New-housing-has been built in-response-to a-desirabie-residential-environment-(a-rotal-- - · of 772 new dwellings since 1980, the majority of which has been owner occupied condominiums in multi-family complexes ranging from 3 to 124 units). What process has been followed? The City's response to these changes has been to undertake a systematic process which involves analysis of the community, citizen participation, and revision of the Master Plan. The revised Master Plan will provide for the orderly development of the City, assist the community in its effort to maintain and enhance a pleasant living environment, and spark a vision toward the future. The following flow chart depicts the Master Plan process as a whole, and at what points public input is obtained. - Background Studies Conduct Subarea Visioning (public workshops) Draft Concept Plans and Master Plan Evaluate Draft and Revise Plans (public worksho s Draft Recommended Concept Plans and Master Plan Conduct Public Hearing Adopt Plan The revised Master Plan has the following characteristics: D It is a physical plan. Although social and economic conditions are considered, the plan will be a guide to the physical development of the community. City of Royal Oak Master Plan - Introduction -----------------------2 �0 It provides a long range viewpoint. The Master Plan will depict land use and community development within a time frame of 20 years. 0 It is comprehensive, covering the entire City and all the components that affect its physical makeup. 0 It is the official statement of policy regarding such issues as land use, community character and transportation which impact the physical environment. As a policy guide, it must be sufficiently flexible to provide guidance for changing conditions and unanticipated events. How is the Master Plan different from Zoning? The Master Plan is not a Zoning Ordinance. The Master Plan is the long range policy guide for the physical arrangement and appearance of the City. The Zoning Ordinance more specifically regulates the manner in which individual properties are used. The Zoning Ordinance is only one of a number of tools used to implement the Master Plan. Formulating a Master Plan is the first step in providing a sound and legal basis for revising the Zoning Ordinance and other regulatory Ordinances, investing in public capital improvements, and guiding private land use decisions. How has the community been involved? The master planning program has relied on the involvement of and input from various stakeholder groups including neighborhood groups, citizens-at-large, non-residential property owners, business owners, outside planning consultants, City staff, City Commissioners, and Plan Commissioners. Public input was obtained through a series of workshop sessions conducted throughout the City. The public input process is described more fully in the Section entitled "Visioning and Public Participation." Who is responsible for Planning and Zoning? The City of Royal Oak has a number of bodies that are actively involved in the planning and zoning decision-making process: • City Commission - The City Commission is the chief governing body of the City. By Michigan Statute, the City Commission approves rezoning requests, zoning and text amendments, and subdivision plats. • Plan Commission - The Mayor and one City Commissioner serve on the Plan Commission as required by the State Law Option adopted by the City. Six of the nine Plan Commission members are appointed by the Mayor and approved by the City Commission. Pursuant to City Ordinance, the remaining Plan Commission member is nominated by the City of Royal Oak School Board of Education. The Plan Commission is the principal recommending body to the City Commission on matters pertaining to the planning and development of the community. The Plan Commission approves site plans and special land uses and makes recommendations to the City on rezoning requests, zoning text amendments, and subdivision plats. Michigan statues require a Plan Commission to prepare and adopt a Master Plan. • Zoning Board of Appeals - The Board of Appeals serves to interpret provisions of the Zoning Ordinance when requested and determine when variances should be granted when practical difficulties with property make it impossible to meet the strict provisions of the Zoning Ordinance. City of Royal Oak Master Plan - Introduction ----------------------3 ��Goals, Objectives, and Strategies ��Goals, Objectives, and Strategies This portion of the Master Plan identifies goals, objectives, and strategies for the City, thereby setting forth the basis for action. The identification of community visions will be the motivating force behind change. But more must be done to transform the vision into action. While vision statements are broad expressions of a desire for the future, goals, objectives and strategies progressively provide structure for future action. Goals represent a desired outcome, objectives provide more specific direction, and the strategies are actions aimed at achieving particular objectives. Goals, objectives and strategies are organized according to the predominant issues/topics identified in the previous section and are described in the following pages: o Neighborhood Preservation and Residential Land Use □ Historic Resources □ Downtown □ Commercial Corridors □ Woodward Corridor o Transportation/Circulation □ Parks/Recreational Resources □ Community Resources and Facilities City of Royal Oak Master Plan - Goals, Objectives, and Strategies - - - - - - - - - - - - - - - - - - ' - I �Neighborhood Preservation and Residential Land Use RATIONALE Neighborhood viability is one of the foundations of any community. Royal Oak has enjoyed substantial investment in its existing neighborhoods by both individuals and families expecting stable residential environments. Land use decisions must be balanced with and support the interests of existing neighborhoods, while still supporting housing opportunities to both new residents and residents who wish to remain in Royal Oak as their needs change. OBJECTIVE 1.1 Preserve, maintain and enhance the character of existing neighborhoods. STRATEGIES a. Establish clear and understandable boundaries on the Land Use Plan between established neighborhoods and non-residential areas. b. Support residential projects within neighborhoods that arc compatible with existing density and architectural character by such methods as: density based on the average density of the existing neighborhood; setbacks which are comparable to the balance of the neighborhood; spacing patterns of buildings from the street view consistent with the balance of the neighborhood: location of garages limited to rear yards or side yards. c. Ensure that the sizes of any divided lots are compatible with existing neighborhood lots but not less than the minimum city code standard. d. Promote distinct neighborhoods organized around neighborhood parks, schools, and shopping. e. Implement overlay zoning techniques to address the areas in proximity to the downtown (see Implementation). City of Royal Oak Master Plan - Goals, Objectives, and Strategies - - - - - - - - - - - - - - - - - - - 5 �OBJECTIVE 1.2 Enhance the ph~sical BJJJJBBlll~~ the~ e~c~onDmic_llalue_of_existing._ _ neighborhoods. STRATEGIES a. Establish design guidelines for new residential development and rehabilitation of existing residences which are compatible with existing conditions (density, setbacks, building spacings and rear and side garage locations.) b. Provide code enforcement of all residential properties. c. Explore the establishment of a neighborhood identification system such as unified street signs, entryway signs, and landscaping. d. Promote neighborhood enhancement programs and strategics such as preservation of mature trees, street tree plantings, neighborhood gardens. and sidewalk improvements. A •' ' <'ttof'tvxQ Maint~in Com~ri:tw ~~ Compatlble Slngle-Famlly Residential Development City of Royal Oak Master Plan - Goals, Obiectives, and S t r a t e g i e s - - - - - - - - - - - - - - - - - - - - ( ) �OBJECTIVE 1.3 Ensure that multi-family development/redevelopment is compatible with the ------~s~u=r.=ro=u=n=amg neighborhood charactenstics. STRATEGIES a. Limit height of buildings to no more than two and one-half stories, taking into consideration the height of surrounding established neighboring buildings. b. Require setbacks that arc consistent with neighboring buildings. c. Set a reasonable maximum lot coverage. d. Establish design components, which respect the existing architectural character of the neighborhoods. e. Limit garage locations to rear and side yards. f Support strict code enforcemenl of rental, residential and commercial properties. City of Royal Oak Masler Plan - Goals, Objectives, and Strategies - - - - - - - - - - - - - - - - - - - 7 �OBJECTIVE 1.4 Promote safety and security through the management of traffic volumes and speeds which are detrimental to residential neighborhoods. STRATEGIES a. Evaluate methods which slow down and discourage cut-through traffic but maintain continuous access for residents, fire, police and emergency personnel. b. Evaluate feasibility of closing streets in proximity to areas which promote cut-through traffic (i.e. Woodward Corridor Study). OBJECTIVE 1.5 Promote a "Walkable Community" environment that will facilitate pedestrian and bicyclist use. STRATEGIES a. Enhance pedestrian and bicycle access from surrounding neighborhoods with cross walks and consistent sidewalk ramps at key locations. b. Provide and maintain continuous sidewalks linking neighborhoods, schools, community facilities, and the Central Business District (CBD). c. Continue to support the City's maintenance plan for cxisling and new sidewalks. d. Discourage the use of drive-through traffic and multiple curb cuts that arc a detriment to pedestrian oriented environment. e. Continue to work with railroads to provide safer crossings. f. Minimize the amount and speed or traffic through neighborhoods by using "traffic calming'' devices. g. Promote neighborhood enhancement programs and strategics such as preservation of mature trees, street tree plantings. neighborhood gardens and sidewalk improvements. City of Royal Oak Master Plan - Goats, Objectives, and Strategies - - - - - - - - - - - - - - - - - - - ~ 8 �Historic Resources RATIONALE The City has many significant historic structures both in the downtown and in neighborhoods. Preservation efforts such as rehabilitation and adaptive reuse will contribute to the City's historic character and the community at large. OBJECTIVE 2.1 Recognize and promote the community's historic resources. STRATEGIES a. Study the community-wide inventory which idenlilies historically significant and contributing structures. b. Support educational efforts to publicize historic structures and their importance to the fabric of the community. c. Encourage voluntary participation in a program of identification and formal recognition of restored homes and other structures in acknowledged historical nreas. OBJECTIVE 2.2 Encourage the maintenance and rehabilitation of historic structures and neighborhoods. STRATEGIES a. Investigate potential incentives which will maintain the use of historic structures within neighborhoods as single family residences. b. Where there are concentrations of historic strncturcs. ensure that new development is compatible with the existing historic character of the area. Encourage an architectural theme which complements existing historic stmctmes. Cily of Royal Oak Master Plan• Goals, Objectives, and Strateg'ies - ~ - - - - - - - - - - - - - - - - - - 9 �Downtown RATIONALE The future for downtown Royal Oak will be built upon its exciting combination of the traditional and the unique. A strong sense of it's past creates the foundation for change and enhancement. A vital mix of activities, along with a freedom of expression, will continue to give Royal Oak it's special flair and appeal as a shopping, entertainment, and living experience. OBJECTIVE 3.1 Enhance the physical appearance of the downtown. STRATEGIES a. Develop design guidelines and provide assistance Lo enhance our vibrant urban environment with specific consideration for building height. sly le. setbacks. signage and sl rcetscape design. b. Continue 10 improve public and private signage. and lighting. downtown. c. Upgrade parking and parking lots with improved safe lighting. signage and incorporate separation by landscaping and decorative screening measures that ensure compatibility with neighboring residential areas where applicable. d. Suppo11 strict code enforcemcn1 of commercial. residential and rental properties. OBJECTIVE 3.2 Enhance the mixed use environment downtown with emphasis on expanded retail, office, entertainment and housing compatible with neighboring residential areas. STRATEGIES a. Encourage an expanded retail environment in the core of downtown, including, but not only, mixed-use retail options combined with office and upper lc,·cl residential uses. b. Encourage small to medium development projects within the downtown. c. Encourage the relocation of uses not dependent on a downtown locaiion and allow conversion to uses which are complementary lo and compatible with a downtown environment. d. Encourage mixed use multi-level parking strncturcs which provide the opportunity for retail and office ground floor and parking on upper floors. City of Royal Oak Master Plan - Goals, Objectives, and Strategies - - - - - - - - - - - - - - - - - - - 1 0 �e. Create a central business overlay district which will pcrmil increased building height for projects that include the following: exemplary architectural and site design features: - ·· an appropriate mix oftcrniL office midupper lh'Cl l'csidentfaluses: provide increased off-street parking; incorporate landscaping and/or decorative screening measures that ensure compatibility with neighboring residential areas. OBJECTIVE 3.3 Provide design guidelines tor treatment of buffers to create a smooth transition between residential areas and non-residential uses. STRATEGIES a. Provide consistent screening of more intensive uses (i.e. multiple family, commercial/office uses) from residential neighborhoods through the use of walls. fences and/or landscaping. Provide separation as well as an attractive physical barrier between the residential and non-residential uses as necessary to minimize dismptive light, noise, odor, dust, unsightly appearances and intrusive activity relative to the residential environment. Buffer should consist of a landscape area along the rcsidenlial boundary. with a decorative screen wall along the non-residential side of said bulTcr. Landscape area should be planted with trees and shrnbs to visually screen non-residential areas and provide an atlractive boundary that encourages continued investment in the adjacent residential properly. Buffer and screening should be scaled in accordance with the scale of the non-residential use. b. Establish alternative design treatments of existing alleys typically located between residential and commercial/office uses. Attempt to create more space for screening of auto service. parking areas. and storage areas through lhe use of fences. walls, and/or landscaping. Use alleys as second access to buildings providing parking and pedestrian ways through the use of alleyscape and courtyard amenities such as paving, landscaping, lighting, and street furniture. OBJECTIVE 3.4 Promote a pedestrian friendly environment. STRATEGIES a. Increase pedestrian and bike access from surrounding neighborhoods with cross walks and consistent sidewalk ramps al key locations. City of Royal Oak Master Plan• Goals, Objecf1ves, and Strategies - - - - - - - - - - - - - - - - - - - - 1 1 �b. Provide continuous sidewalks linking neighborhoods. schools, community facilities, and the Central Business District. c. Discourage uses that are a detriment lo pedestrian oriented environment such as drive-throughs and uses, which require multiple curb cuts. d. Continue to support the City's mainlenancc plan for new and existing sidewalks. e. Continue to work with the railroads to provide safer crossings. Alternatlve Design Treatments for Alleys City of Royal Oak Master Plan - Goals, Objectives, and Strategies - - - - - - - - - - - - - - - - - - - - 1 2 �OBJECTIVE 3.5 Create new and enhance existing public spaces. STRATEGIES a. Reorganize the Civic Center (City Hall/1:.ibrary) as a ·community· focal point around an open space/plaza used for outdoor concerts. community events and informal gatherings. b. Expand Farmers Market to its follcst potential by attracting uses which serve as a destination point and one of the City's gateways while also improving the linkages between the Farmers Market and Downtown. City of Royal Oak Master Plan - Goals, Objectives, and Strategies - - - - - - - - - - - - - - - - - - - - 1 3 �Commercial Corridors RATIONALE Varied in terms of use, the appearance of impression on both the casual visitor and the community, uncoordinated mix of uses, a predominance of paved surfaces and absence corridors that are visually unattractive. the major commercial corridors leaves a lasting residents. The lack of defined entryways into the multitude of curb cuts, proliferation of signs, of landscaping all contribute to portions of many OBJECTIVE 4.1 Provide design guidelines for treatment of buffers to create a smooth transition between residential and non-residential uses. STRATEGIES a. Provide consistent screening of more intensive uses (i.e. multiple family, commercial/office uses) from residential neighborhoods lhrough the use of dccorati\'e landscaping. Provide sufficicnl setback as well as an auractivc physical barrier bclwcen the residential and non-residential uses as necessary 10 minimize dismpti\·c light. noise. odor. dust, unsightly appearances and inlrnsivc ac1ivi1y rclali\"e to the residential environment. Buffer should consist of a landscape area along the residential boundary, with a decorative wall along the non-residential side or said bufTer. Landscape area should be planlcd with trees. flowers. grasses, and shrubs to visually screen non-residential areas and provide an attractive boundary that encourages continued investment in the adjacent residential property. Buffer dimension should be larger and the screening more intensive when the nature and/or scale of the non-residential use is more intensive than the residential use. b. Establish alternative design treatments of existing alleys lypically located between residential and commercial/office uses. Attempt to creale more space for screening of auto service. parking areas, and storage areas through the use of decorative screening and/or landscape materials. Use alleys as second access to buildings providing parking and pedestrian ways through the use of alleyscape and courtyard amenities such as paving, landscaping, lighting, and street furniture. City of Royal Oak Master Plan• Goals, Objectives, and S t r a t e g i e s - - - - - - - - - - - - - - - - - - - ! 4 �OBJECTIVE 4.2 Improve the visual appearance of the commercial corridors. STRATEGIES a. Support land use decisions that enhance the economic. acslhetic and functional qualities of each corridor which do not dc1racl from neighboring residential areas. and which are of compatible design. scale. and use 10 the neighboring residential areas. b. Develop stronger buffer standards between the right-of-way and parking areas through the use of decorative screening and landscaping materials. c. Reduce the number of curb cuts along the corridors. d. Encourage consolidated parking at side or rear of buildings. while ensuring continuous screening between commercial and adjacent residential areas. e. Develop streetscape amenities unique to each corridor with the use of consis1ent paving, furniture, landscaping. lighting. and signagc. f. Continue the facade/building line nor\h and south or downtown along Main Street to better integrate with the downtown and to create an entryway into the City. g. Continue efforts to improve signage along commercial corridors and to reduce the number of nonconforming signs. Use of Buffers: Walls and Landscaping City of Royal Oak Master Plan - Goals. Objectives, and Strategies - - - - - - - - - - - - - - - - - - - - 1 5 �OBJECTIVE 4.3 Provide linkages between various community elements through enhanced corridors. STRATEGIES a. Identify and enhance major entryways/galeways into the City through !he use of landscaping and identification signs such as Main St./ 1-696, Woodward Ave.fl l Mile Rd .. Woodward Ave./12 Mile Rd .. and 11 Mile Rd./1-75. b. Encourage the use of corridors as linkages such as 11 Mile Road linking Woodward Ave. to civic areas downtown. and Main St. linking I-696 and downtown. Use of Overpass as Entry Sign re City of Royal Oak Master Plan - Goals, Obiectives, and Strateg"ies - - - - - - ~ - - - - - - - - - - - ! 6 �Woodward Corridor RATIONALE The economic health and physical improvement of the Woodward Corridor are vital not only to the City of Royal Oak but the entire area traversed by Woodward Avenue. While some improvements have occurred to individual properties, comprehensive strategies, such as the ones embodied in the Woodward Avenue Corridor Study, need to be actively pursued. OBJECTIVE 5.1 Provide design guidelines for treatment of buffers to create a smooth transition between residential and non-residential uses. STRATEGIES a. Provide consistent screening of more intensive uses (i.e. multiple family, commercial/office uses) from residential neighborhoods through the use of dccorali\'C landscape materials. Provide setback as well as an attractive physical barrier between the residential and non-residential uses as necessary to minimize disruptive light, noise, odor, dust, unsightly appearances and inlmsive activity relative to the residential environment. Buffer should consist of a landscape area along the residential boundary, with a decorative screen wall along the non-residential side or said buffer. Landscape area should be planted with trees and shrubs to visually screen non-residential areas and provide an allrnctive boundary that encourages continued investment in the adjacent residential proper!~·. Buffer and screening should be scaled in accordance with the scale of the non-residential use. b. Establish alternative design treatments of existing alleys typically located between residential and commercial/office uses. Attempt to create more space for screening of auto scrYice. parking areas. and storage areas through the use of fences. walls. and/or landscaping. Use alleys as second access 10 buildings providing parking and pedestrian ways through the use of alleyscape and courtyard amenities such as paving, landscaping, lighting, and street furniture. City of Royal Oak Master Plan - Goals, Objectives, and S t r a t e g i e s - - - - - - - - - - - - - - - - - - - ! 7 �OBJECTIVE 5.2 Improve and maintain the overall appearance of buildings and streetscape. STRATEGIES a. Utilize streetscape elements such as lighting. landscaping. furniture and signage to help visually unify areas and improve the pedestrian environment along the corridor. b. Improve the appearance of strip buildings that have multiple tenants by unifying the individual storefronts through similar use of material. color. signagc. lighting. etc .. and encourage proper maintenance of said corridor prope11ies. c. Develop treatmenls for rear building elevation thal improYc the appearance of entrance and service areas. d. Preserve. establish. and re-establish street trees and related landscape components in the corridor. OBJECTIVE 5.3 Provide sufficient, accessible, and attractive parking conditions for businesses along Woodward. STRATEGIES a. Investigate methods of reorganizing existing parking areas their appearance. b. Screen adjacent residential neighborhoods from parking areas located behind businesses. c. Investigate opportunities to increase parking through the removal of existing commercial buildings. d. Consider the purchase of homes adjacent lo the corridor for the provision of off street parking where appropriate. 10 increase their efficiency and improve City or Royal Oak Master Plan• Goals, Objectives, and S t r a t e g i e s - - - - - - - - - - - - - - - - - - - - ! 8 �OBJECTIVE 5.4 Create a corridor that is distinctive, visually rich and well organized. STRATEGIES a. Develop a significant. unique, overriding design concept that reflects the importance of Woodward to the community, county and state. b. Identify historic places. buildings. stmctures. locations and events important to Woodward and highlight lhem as features for the corridor. c. Identify opportunities for "corridor scaled" public art/clc111cn1s and public spaces at key locations along the corridor. d. Identify individual communities and districts through the use of"gateways" and "landmarks." e. Maintain and enhance esisting open space and investigate opportunities for additional open space on or adjacent to the corridor. OBJECTIVE 5.5 Improve safety and control of traffic speed and congestion. STRATEGIES a. Consolidate and reduce the number of ingress/egress points along Woodward while maintaining sufficient access to business parking. b. Reduce conflict points between pedestrian and vehicular circulation. c. Investigate signalization and traffic engineering methods such as 1\/HS {Intelligent Vehicle Highway Systems) that can improve safety and reduce traffic congestion. OBJECTIVE 5.6 Encourage multi-modal use of the corridor. STRATEGIES a. Facilitate pedestrian movement between the easl and wesl sides of Woodward through development/redevelopment of the corridor. b. Incorporate a bicycle path network along or in areas adjacent existing commlmity bike path systems. c. Develop a network of c.xisling and future parks and recreation facilities for lhe corridor and surrounding area. d. Encourage public transit s~·s\cms that support redevelopment of the corridor. 10 the corridor. with connections to City of Royal Oak Master Plan - Goals, Objectives. and S t r a t e g i e s - - - - - - - - - - - - - - - - - - - ) 9 �OBJECTIVE 5. 7 Maintain a healthy and vibrant retail and institutional mix that allows Woodward to be a sought after business address and phase out over time uses or buildings that have a negative impact on the corridor. STRATEGIES a. Promote uses and activilics that maintain or increase the commercial tax base. b. Identify negative or inappropriate uses along the corridor. c. Identify buildings or sites with outmoded site charactcrislics and recommend creative redevelopment concepts for undemtilized properties along the corridor. d. Develop recommendations for the reuse of such parcels. e. Investigate financing options for the redevelopment of such si1cs. City of Royal Oak Master Plan - Goals, Obieclives, and Strategies - - - - - - - - - - - - - - - - - - 2 0 �Transportation/Circulation RATIONALE An efficient and safe transportation system is vital to the quality of life in the City of Royal Oak for both residents and businesses. OBJECTIVE 6.1 Ensure that the roadway system is sate, efficient and adequate to meet the needs of City residents and businesses. STRATEGIES a. Establish a priority sys1em of street improvements. which improve traffic flow and safety, relieve congestion and are coordinated wilh commercial corridor improvements. b. Promote safety improvements at problematic interscclions. c. Limit the numbers of egress/ingress access and service drives and encourage shared drives along major corridors. OBJECTIVE 6.2 Promote a "Walkable Community" environment that will facilitate pedestrian and bicyclist use. STRATEGIES a. Enhance pedestrian and bike access from surrounding neighborhoods with cross walks and consistent sidewalk ramps al kc~· locations. b. Provide and maintain conlinuous sidewalks linking neighborhoods. schools, community facilities, and the Central Business District. c. Discourage the use of drive-through traffic and multiple curb cuts tlrnt arc a detriment to pedestrian oriented environment. d. Continue to support the City's maintenance plan for e:-,,:isting and new sidewalks. e. Continue to work with railroads to provide safer crossings. f. Minimize the amomll and speed of traffic through neighborhoods by using "traffic calming" devices. City of Royal Oak Master Plan - Goals, Obiectives, and Strategies - - - - - - - - - - - - - - - - - - . 2 l �g. Promote neighborhood enhancement programs and strategics such as preservation of mature trees, street tree plantings. neighborhood gardens and sidewalk improvements. OBJECTIVE 6.3 Promote non-motorized transportation and use of public transit. STRATEGIES a. Encourage pedestrian orientation and provide safe pedestrian linkages through sidewalks between neighborhoods, parks, schools and commercial areas. b. Increase opportunities· for biking within the City by developing a bicycle master plan with designated bike routes and appropriate connections. City of Royal Oak Master Plan. Goals, Objecrives, and Strategies - - - - - - - - - - - - - - - - - - - - 2 2 �Parks/Recreational Resources RATIONALE The desirability of Royal Oak as a residential community is enhanced by its excellent parks and recreational facilities. Parks and recreation services contribute to the economic and social well being of the community. Increased demands will be placed on parks and recreation services as population and resident expectations increase. OBJECTIVE 7.1 Provide recreation land in the form of community parks, neighborhood parks and mini-parks, which is convenient and accessible to all residents. STRATEGIES a. Provide balanced geographical distribution of parks. b. Provide neighborhood park or mini-park facilities whcre\"er ,l\'ailablc in dc11cient areas. c. Encourage new developmcnl and existing projects. where applicable, to reserve park and open space. OBJECTIVE 7.2 Provide fields and facilities that meet the community wide recreation needs of Royal Oak residents. STRATEGIES a. Provide high quality recreation fields and facilities for organized team play at community parks. b. Organize a steering comminee to investigate the feasibility of developing an outdoor City-owned swimming facility with a range of amenities including outdoor shallow depth areas and ancillary facilities. c. Expand promotion of current swimming programs held al school facilities. Coordinate with School District to consider expansion of swimming programs. City of Royal Oak Master Plan - Goals, Object'1ves, and Strategies - - - - - - - - - - - - - - - - - - . 2 3 �OBJECTIVE 7.3 Provide, promote, and encourage the establishment and maintenance of nonmotorized trails. STRATEGIES a. Create a multi-purpose pathway system in several parks throughout the City that can be used for walking, jogging, rollerblading. rollerboarding, etc. and other pedestrian activities. OBJECTIVE 7.4 Eliminate existing barriers to recreation facilities and programs by creating barrier-free facilities and adopting a policy of "inclusive recreation." STRATEGIES a. Provide recreation and leisure opportunities lo all rcsidc111s. b. Ensure that each play selling and activity area is accessible. that accessible play components are placed wherever possible, and that similar play opportunities arc provided to citizens with disabilities. c. Improve accessible routes of travel. connecting parking areas. drop off points, and provide safe access to activity areas and accessible c1ctivities. d. Provide a means of getting on and off the equipment for children with a range of mobility impairments. e. Ensure that landscape areas. gardens. picnic areas. parking areas. park facilities. and significant natural features are accessible. f. Encourage consultalion between operator. manufacturer or designer. and people with and without disabilities who reside in the community. c·I1y or Royal Oak Master Plan - Goals. Obiectives, and Strategies - - - - - - - - - - - - - - - - - - - 2 4 �OBJECTIVE 7.5 Increase parking capacity of parks. STRATEGIES a. Review current parks for parking deficiencies and establish a plan of long•terrn goals to rectify these deficiencies. C"ily of Royal Oak Master Plan • Goals, Objectives, and Strategies - - - - - - - - - - - - - - - - - - . 2 S �Community Resources and Facilities RATIONALE Providing basic facilities and services is an essential role of local government. However, well planned and strategically located community facilities can contribute to the advancement of other community goals. As with other public services, demand for improved community facilities will increase as community expectations increase. OBJECTIVE 8. 1 Provide Master Plan goals for consideration in the planning, programming, construction, and maintenance of community facilities. STRATEGIES a. Incorporate cvnlrnl!ion of Master Plan goals in the prcparntion of a future City Capitnl Improvemelll Plan. b. Encourage dialog regarding planning wilh other governmental units and neighboring cities. OBJECTIVE 8.2 Develop new or improve upon existing community facilities that contribute to the community visions embodied in the Master Plan. STRATEGIES a. Continue developing the downtown civic plaza as a focal point for public services and gatherings. b. Maintain and improve Farmers Market. City of Royal Oak Master Plan - Goals, Objectives, and Strategies - - - - - - - - - - - - - - - - - 2 6 �OBJECTIVE 8.3 Increase awareness of Royal Oak's rich cultural and artistic heritage; celebrate and expand cultural expression; and encourage cultural institutions to develop and grow. STRATEGIES a. Promote Royal Oak's ans and cultural institutions and programs .. b. Promote Royal Oak's ans. architecture and cultural assets to advance Royal Oak as a community and tourist destination. OBJECTIVE 8.4 Encourage understanding and support for the unique needs of our aging population and the value they provide to our entire community. STRATEGIES a. Support the voluntary choice of older residents who wish to remain in their homes. b. Encourage projects that address the services and housing needs or our aging population. c. Encourage design standards that accommodate the special needs of these residents. d. Encourage consideration of the needs of our aging population in making decisions regarding Royal Oak's civic. cultural and recreational services. e. Support the review of current housing options for our aging population. City of Royal Oak Master Plan - Goals, Objectives, and Strategies - - - - - - - - - - - - - - - - - ~ . 2 7 �Land Use Plan ��Land Use Plan The Land Use Plan Map presented on the following pages illustrates the proposed physical arrangements of land use for the City of Royal Oak. The Land Use Plan serves to translate community goals into a narrative and graphic illustration. It is based largely upon the existing land use, current zoning planning analysis, and the desires of the residents of the City of Royal Oak as expressed in the visioning workshops which were conducted to solicit public input. The plan is prepared to serve as a policy for the City regarding current issues, land use decisions, investments in public improvements and future zoning decisions. The plan is intended to be a working document which will provide for the orderly development of the City, assist the community in its effort to maintain and enhance a pleasant living environment, while fostering economic development and redevelopment where needed. The land use plan is based upon comments and opinions gathered during the planning process including numerous meetings with the Steering Committee and City staff, and the public input obtained from the visioning workshops. To this extent, it reflects general policy toward development and redevelopment within the City. The land use plan is based on equal consideration of a number of factors. These factors include: • Citizen opinion and input • Economic outlooks • Existing land use • Socio-economic considerations • Existing zoning • Traffic and circulation • Existing plans • Utilities • Population projections and characteristics • Compatible uses • Community facilities and parks • Community goals, objectives, and strategies The proposed land use categories were developed in an effort to create a long term plan for the development and redevelopment of the City of Royal Oak. These classifications and their general location are described in more detail below: Residential Low Density Single Family Residential Low Density Single Family Residential provides for single family detached dwellings on individual lots requiring a minimum of 13,000 square feet of lot area provided for each dwelling. This designation is intended to provide an environment of lower-density, single family detached dwellings, along with other related facilities such as parks and schools. There are only a few areas of low density single family residential in the City including the south side of Fourteen Mile east of Rochester Road, the Lakeside Drive neighborhood between Main Street and Rochester Highway, the Vinsetta Park neighborhood south of Twelve Mile between Woodward and the Railroad, and north of Thirteen Mile between Main Street and Quickstad Park. City of Royal Oak Master Plan - Land Use Plan ----------------------29 ��Future Land Use Plan City of Royal Oak, Michig=an.;_, LEGEND ~ Single Fam,ly Resldenual • low Density North Portion of City Jul~ 15, 111119 r t]i - Single Family Resldonllal - Medium Density Single Femlly Residential· Allached • Detadled Mullfple Family Resldenllal Mixed Use • ResldonllaVOfnoo/CommerciaJ Mixed Use - ResldontioVOffice/lnstitullonal General C<>mmerclol Central Business Dlsltlcl Industrial Publlc/lnslltull01181 Pallcs and Open Space - ,• I - ! t �Future Land Use Plan City of Royal Oak, Michigan South Portion of City M,15.11199 LEGEND Slogie Family Resldenlial • low Oans.ty Single Family Residential . Medium Density Single Family ResfdenuaJ • Attached • OelaChec! Mulllple Famlly Resldentlal Mixed Uso • ResidentlaVOfflcetCommerclal Mixed Use • ResidentiaVOffice/lnsti!UIJonal General Commerciol Central 8uslnoss Disrncc lnduslrlal Publicilns1,tutoonaJ - Parks and Open Space �Medium Density Single Family Residential Medium Density Single Family Residential provides for single family detached dwelling requiring a minimum of 5,000 square feet of lot area provided for each dwelling. This designation is intended to provide an environment of medium-density, single family detached dwellings, along with other related facilities such as parks and schools. Aside from the neighborhoods identified above as Low Density Single Family, the remaining single family detached neighborhoods in Royal Oak are comprised of medium density single family residential housing. These existing medium density single family residential neighborhoods include but are not limited to Arlington Park, Beverly Hills, the northern portion of Vinsetta Park, Forest Heights, Kensington-Highland, Lawson Park, Marks Park, Maudlin Park, Maxwell Park, Memorial Park, North Shrine Area, Connecticut Street Area, Oak Run, Oakview, Quickstad Park, Southpointe, Starr Park, Sullivan Park, and Wendland Park. Attached/Detached Single Family Residential Attached/Detached Single Family Residential provides for single family attached and detached dwellings requiring a minimum of 4,000 to 5,000 square feet of site area provided for each dwelling. This category is intended to provide a transitional residential designation between single family residential as described above and more intense land uses such as office, commercial, or multiple family residential, and to allow a mix of housing types, including both attached and detached residential developments. There are existing areas in the City developed at this density including the duplexes between Webster and Glenwood east of the Railroad, on the west side of Campbell Road, on the east side of Rochester Road, and on both sides of Fourth Street. This designation can accommodate a wide variety of single family developments. Multiple Family Residential Multiple Family Residential is intended to provide for multiple family dwelling units requiring a minimum of 2,400 to 4,800 square feet of site area provided for each dwelling depending on the number of bedrooms in each dwelling unit. This designation to allow a higher density residential environment such as apartments, condominiums, and tow_nhouses. High density residential can generate significant amount of traffic and therefore should be directly adjacent to a major thoroughfare. There are many areas of existing multiple family residential uses throughout the City, the largest being the Coventry Parkhomes Condominiums development in the northern portion of the City, and the new developments along I-696 along the southern border of the City including Main Street Square development and the Maryland Club development. Small pockets of other multiple family uses exist throughout the City. Both single and two family residential uses are permitted in this district. High density residential serves as a transition between non-residential districts and lower density residential uses and should be developed at a density no greater than nine to eighteen units an acre or 2,400 to 4,800 square feet of lot area per unit. No new areas of multiple family residential have been designated in the City. City of Royal Oak Master Plan - Land Use Plan �Mixed Use Two categories of mixed use are provided, each with a different emphasis. The mixed use designation is intended to provide for a dynamic environment of compatible uses. This designation will provide for a transition between more intensely developed commercial areas and residential areas and/or between busy thoroughfares and residential areas. Mixed Residential/Office /Public/Institutional Mixed Residential/Office/Public/Institution is intended to provide for a mixture of residential, public/institutional uses, professional office, general office, and business and personal service uses, but would not include retail commercial uses. Such uses may be located in combination with one another within a single building. Upper floor residential would be encouraged. This land use designation is designed to maintain and promote the flexible redevelopment of certain areas of the City with a mixture of residential, public/institutional and office uses. Areas of mixed residential/office uses are proposed for the south of Downtown on the east side of the Railroad, portions along Woodward Avenue, and areas along major roadways such as the north side of Thirteen Mile between Woodward and Greenfield Road. There are additional small pockets located on the northwest corner of I-75 and Fourth Street, the northeast corner of Normandy and Crooks Roads, and the west side of Crooks just north of Poplar Street. Office uses allowed would be those compatible with residential uses. It is proposed that the City consider a new mixed residential/office zoning district which would allow single family and attached/detached residential housing as permitted uses, while multiplefamily, schools, churches, day care and office uses would be allowed as special uses. This mixed residential classification may also provide locations for smaller scale senior housing developments that are compatible with adjacent neighborhoods. The intensity of the residential and office uses allowed would depend upon site characteristics. Upper floor residential would be encouraged. Mixed Residential/Office/Commercial Mixed Residential/Office/Commercial is intended to provide for a mixture of residential, office, and lower intensity commercial uses. This designation allows for any combination of residential, office or local commercial use. Upper floor residential above retail or office would be encouraged. This land use designation is also designed to maintain and promote the flexible redevelopment of certain areas of the City. The emphasis of this designation is a combination of residential, office, and local commercial uses. Mixed residential/office/commercial use areas are proposed for areas adjacent to the Central Business District, such as south of Downtown along Main Street including the hotel development area along I-696, the area between Main Street and the Railroad south of Lincoln, the area surrounding Oakland Community College south of Lincoln, and the Fourth Street area to Alexander Street. Additional areas of the mixed residential/office/commercial designation are located along commercial corridors such as portions of Woodward Avenue south of Lincoln Avenue, the west side of North Main Street south of Twelve Mile Road, the west side of Campbell Street between Bellaire and Gardenia Streets, the northwest corner of Twelve Mile and Crooks Roads, the southwest City of Royal Oak Master Plan - Land Use Plan ---------------------33 �corner of Thirteen Mile and Woodward Avenue, the south side of Thirteen Mile between Beaumont Hospital and Greenfield Road, and areas along Rochester Highway near Thirteen Mile Road. It is proposed that the City consider a new mixed-use residential/office/commercial zoning district which would allow residential uses as permitted uses, while office schools, churches, day and local commercial uses would be allowed as a special use based upon site specific conditions. This mixed-use residential classification may also provide locations for senior housing developments such as independent living, assisted living and congregate care. Upper-floor residential in combination with non-residential uses would be encouraged. Commercial and Industrial General Commercial General Commercial is intended to provide suitable locations for general retail and service establishments. These types of commercial uses are generally developed along major roads. Uses typically found include larger supermarkets, discount stores, department stores, appliance and furniture stores, and specialty shops. These types of land uses rely on a market area much larger than that of the local commercial areas and can provide either convenience and/or comparison goods. General Commercial may take the form of either a shopping center or groups of buildings sharing common access, architectural style and design elements. The General Commercial designation also includes special retail and service uses, such as garden sales, building supplies, and auto dealerships. General commercial land uses are restricted to primarily the Woodward Avenue corridor, with an additional area in the northwest portion of the City north of Meijer Drive, and between Coolidge Highway and the Railroad north of the industrial area along Fourteen Mile Road. Central Business District Central Business District is exclusive to the commercial center of the City of Royal Oak. This designation is intended to promote the center of the City as a special business area offering a range of convenient commercial, specialty shops, personal services, housing, restaurants, business, governmental, office, and banking uses. The Central Business District is exclusive to the commercial center of the City of Royal Oak which is the area between West Street, Eleven Mile Road, Troy Street and Lincoln Avenue with an additional area extending east to Knowles Street and north of Fourth Street. The CBD designation is designed to provide for pedestrian accessible mixed uses consisting of a variety of retail, banking, office, residential, civic, and service uses in the Downtown area. It should provide for the comparison shopping, entertainment, convenience, cultural, and service needs for the entire City of Royal Oak area. This district includes and promotes uses which would provide convenient pedestrian shopping along a continuous retail frontage. Automotive related services and other uses which tend to interfere with the continuity of retail frontage and hinder pedestrian circulation are discouraged. City of Royal Oak Master Plan - Land Use Plan ---------------------34 �Industrial Industrial uses are considered warehousing, research, designing and manufacturing. Such uses are intended to be enclosed within a building and external effects are not to be experienced beyond their property boundaries. Outdoor storage is intended to be minimal. Such areas should be located on roads capable of adequately accommodating necessary truck traffic, and should be isolated from residential areas. The industrial designation is designed to primarily accommodate warehousing, research, laboratory, and light manufacturing whose external and physical effects are restricted to the immediate area having only a minimal effect on surrounding districts. Outdoor storage is intended to be minimal. This category is also designed to provide, by special use approval, locations for general industrial activities such as those which involve the use of heavy machinery, extensive amounts of contiguous land, service by railroad lines or major thoroughfares, processing of chemicals or raw materials, assembly, generation of industrial waste, noise, odor, or traffic problems or similar characteristics. These uses would require service by large trucks. All industrial uses should be adequately screened from adjacent residential uses. The areas planned for industrial include the area east of Delemere Boulevard south of Fourteen Mile, the areas south of Bellaire Street east of Campbell, the area between Twelve Mile and Bellaire Street, and the area west of Delemere Boulevard and north of Fourteen Mile Road. Parks and Open Space Parks and Open Space is intended to provide public and private parks, recreation and open space systems. This classification includes existing parks as specified in the City's 1999 Parks and Recreation Master Pian located throughout the City, as well as the City cemetery. Public/Institutional Areas designated as Public/Institutional land uses are intended to accommodate such activities as governmental and public buildings, schools, and churches. This designation includes government service buildings such as City Hali, Farmers Market, library, etc .. It also includes elementary, middle, and high schools, Oakland Community College, and Beaumont Hospital. City of Royal Oak Master Plan - Land Use Plan �Implementation ��Implementation The Master Plan is a statement of goals and strategies designed to plan for preservation, growth and redevelopment. The Plan forms the policy basis for the more technical and specific implementation measures that will follow after adoption of the Plan. The Plan will have little effect upon future planning unless adequate implementation programs are established. This section identifies actions and programs which will be useful if the plan is to be followed. Zoning Requirements Zoning is the development control that is most closely associated with implementation of the Master Plan. Originally zoning was intended to inhibit nuisances and protect property values. However, zoning should also serve additional purposes which include: • To promote orderly growth, preservation and redevelopment in a manner consistent with land use policies and the Master Plan. • To promote attractiveness in the City's physical environment. • To accommodate special, complex or unique situations through such mechanisms as planned unit developments, overlay districts, or special use permits. • To promote the proper relationship between potentially conflicting land uses (i.e. industrial uses adjacent to residential areas). • To preserve and protect existing land uses, where appropriate . • To promote the positive redevelopment of underutilized areas of the City . The zoning ordinance and official map, in themselves, should not be considered as the major long range planning policy of the City. Rather, the Master Plan must be regarded as a statement of planning policy and zoning should be used to assist in implementing that policy. Zoning Map Adjustments Certain areas of the City have been designated for a land use classification in the Master Plan which may conflict with either existing zoning or existing land uses. The Master Plan recommendations will provide guidance as to the proper zoning. The Plan Commission and City Commission will further study and make decisions in regards to which areas warrant City initiated rezoning. Zoning Ordinance Amendments The zoning ordinance text and the zoning map have undergone over 240 collective amendments since their original adoption in 1957. City of Royal Oak Master Plan - Implementation - - - - - - - - - - - - - - - - - - - - - 3 6 �This is not an unusual situation. Ordinances are not static documents and, therefore, should be prudently modified to reflect changes in community needs, conditions, and/or City policy. Unfortunately, isolated text changes often are made without fully assessing their relationship to other critical portions of the text. The end result is troublesome regulatory gaps, or worse, conflicting regulations. An initial review of the current zoning ordinance has identified the need to address the following specific issues: • improved alphabetical subject index and comprehensive table of contents with articles, sections, and sub-sections; • consolidation of requirements into logical functional area; • streamlined district regulations, including elimination of unnecessary repetition; • presenting information in schedule and/or chart form whenever possible, and utilizing graphics to illuminate critical points; • review of zoning districts to evaluate pertinent differences between districts; • give consideration to elimination of some district and to the addition of others, as may be desirable; • incorporate techniques such as overlay districts to address specific conditions; • updating of performance/protection and design standards, including formulation of an environmental provisions section as a means of consolidating these types of requirements; • updating of all design standards (parking, landscape, buffering/screening, setbacks, signs, etc.) to reflect current planning practices; • improved site plan review process, including clear, concise information to be submitted for review, expansion of review standards, and consideration of an administrative review process for minor site plan amendments; • improved special land use review process, including succinct identification of objectives, provision of clear, concise standards designed to meet objectives, and review/amendment of approval process, if desirable. Neighborhood Preservation The residents in Royal Oak take great pride in their neighborhoods. The integrity of many areas has been threatened by past zoning and development practices that have resulted in projects that some consider to be incompatible with existing neighborhoods. New development projects, if not properly done, can have a dramatic impact on the character and viability of existing neighborhoods. However, other action such as the division of platted lots into smaller lots and the granting of variances, provide more subtle but lasting change within a given area. Finally, the consistent enforcement of regulatory codes and Ordinances can have a long term positive effect on neighborhoods. City of Royal Oak Master Plan - Implementation - - - - - - - - - - - - - - - - - - - - - 3 7 �A senes of steps can be taken which involve both regulatory and administrative measures: • Adopt Neighborhood Design Standards - Many of the controversies that have arisen in Royal Oak have been as a result of new residential design which is incompatible with the scale, density and character of existing neighborhoods. By incorporating neighborhood design standards within the Zoning Ordinance, the existing character of neighborhoods can be better maintained to prevent new developments and additions to existing structures which are incompatible. The intent of the design guidelines is to ensure building designs are compatible with the characteristics of the neighborhood in terms of scale, mass, building patterns, facade articulation, and incorporating design elements of prevalent neighborhood architectural style; and that building additions are compatible with the principal structure. This will allow for modern design and modern interpretation of neighborhood architectural styles. • Increase Housing and Property Maintenance Code Enforcement - Evident through the Visioning Workshops and Concept Plan review process was the desire from a broad spectrum of the community for the City to increase enforcement efforts. While it would be expedient to target only rental properties, a credible and equitable effort would have all properties abide by minimum standards. Stepping up housing and property maintenance enforcement will involve the evaluation of existing codes to determine necessary revisions. Furthermore, additional staff will be necessary to increase enforcement efforts. • Review of Lot Division/Combination Requirements - Lot size compatibility with existing neighborhood standards can be incorporated in the Zoning Ordinance. Procedures outlining a compatibility determination process will ensure that lot divisions do not create incompatible building sites. Areas Adjacent to the Central Business District Many issues associated with the Master Plan involved the residential area adjacent to the downtown. Generally, a new viability of existing single family residential neighborhoods has taken place. In the past, the multiple family use authorization adjacent to the Central Business District arose out of era in which the viability of single family residential uses adjacent to and in close proximity of the Central Business District was in serious question. A significant and material change of circumstances then took place, namely: • The location of Royal Oak as a focal point within the Southeast Michigan area was provided with accessibility, and thus became functional with the construction of 1-696. City of Royal Oak Master Plan• Implementation - - - - - - - - - - - - - - - - - - - - - 3 8 �• A revitalization of the Central Business District created a dramatic change in the character of the downtown area, and, consequently, a change in the relationship with the surrounding residential area. • A new and substantial demand and viability for the existing single family uses has been established, bringing about a renewal and regeneration of the life of the City. Allowing the expansion of Existing Two-Family and/or Multiple Family Uses within what remains as predominantly single-family residential neighborhoods will undermine the new viability, and, thus, frustrate the re-establishment of the City as a mature community area which has been able to make meaningful progress toward renewal and regeneration. Moreover, expansion of Existing Two-Family and/or Multiple Family Uses may result in the destruction of the neighborhoods in which they are situated, and, thus, result in a long-term blighting effect. It has been determined that, as a matter of policy, the Existing Two-Family and Multifamily Uses within the predominantly single family area of the City adjacent to the Central Business District should be permitted to exist as special land uses, although it must be recognized that an authorization for additional Existing Two-Family and Multifamily Uses within such area would be detrimental and destructive of the neighborhoods. Definitions To better describe land use and land use changes in these supplemental areas, the following definitions are provided: Existing Two-Family and/or Multiple Family Uses shall be those two-family and multi-family uses that meet the following two criteria: I. An occupancy permit has been issued for the residences within the structure. 2. A license has been issued for more than one residence within the structure under the City's Landlord Tenant Ordinance. Material Modification shall mean a modification that results in any one or more of the following: 1. An increase of density; 2. A modification of the exterior appearance of the structure; and/or 3. A modification that will have some other demonstrable adverse impact upon one or more single family residential users in the neighborhood. Establishment of Overlay District A Single Family Residential Overlay District situated adjacent to the Central Business District should be established, consisting of the area shown on the Single Family Overlay Map. Within such Overlay District special regulations should be established relative to the Existing Two-Family and/or Multiple Family Uses and the Existing Commercial Uses fronting on N. Washington Avenue. City of Royal Oak Master Plan - Implementation - - - - - - - - - - - - - - - - - - - - - 3 9 �Existing Two-Family and/or Multiple Family Uses By means established in the Zoning Ordinance, Existing Two-Family and/or Multiple Family Uses within the Single Family Residential Overlay District should be granted the status of being uses which conform with the use, setback and density provisions of the Zoning Ordinance, and, therefore, should not become burdened with customary "nonconforming use" status, i.e., destruction by act of God should not prohibit reconstruction of the same use with the same setback and density provided that building and safety codes are met. However, such grant of conforming status should be subject to the condition that all additions and Material Modifications should conform with construction codes and all other ordinance requirements of the City with the exception of the use and setback restrictions of the Zoning Ordinance specifying single family residential use. Properties within the Single Family Residential Overlay District that do not have Existing Two-Family and/or Multiple Family Uses should not, as part of the amendment of the zoning ordinance, be granted the status of being uses which conform with the use and density provisions of the Zoning Ordinance. Existing Commercial Uses By means established in the Zoning Ordinance, existing commercial uses fronting on N. Washington Avenue within the Single Family Residential Overlay District should, for a limited period of time, be permitted to apply for the status of being uses which conform with the use, setback and parking provisions of the Zoning Ordinance, and, therefore, should not become burdened with customary "nonconfo1ming use" status, i.e., destruction by act of God should not prohibit reconstruction of the same use with the same setback and parking, provided that building and safety codes are met. However, a grant of conforming status should be subject to the condition that all additions and Material Modifications should conform with construction codes and all other ordinance requirements of the City with the exception of the use and setback restrictions of the Zoning Ordinance specifying single family residential use. Mixed Use • Residential/Office Service/Professional Office Area It is recognized that, within the Mixed Use-Residential/Office Service/Professional Office area, all land may not be immediately rezoned in conformance with this Master Plan designation. However, as a long-term goal, it is the intent of the City to achieve uniform conformance of the property within the area. Downtown Development Any community that strives for improvement must have a strong relationship between City officials and various business development organizations (i.e. Downtown Development Authority and Chamber). Important issues related to the retail mix, parking, need for civic plaza space, relationship to Farmers Market, and the relationship between downtown and the neighborhoods were raised throughout the Master Plan process. As a result, important discussions were initiated between City officials and business leaders. An ongoing process will help ensure implementation of the key concepts of this Plan. City of Royal Oak Master Plan - Implementation - - - - - - - - - - - - - - - - - - - - - - - - - s O �Commercial Entry Corridors Throughout the Visioning Workshops strong preference was expressed about improving the image and identity of the City's main corridors. Stronger linkages need to be developed between 1-696 and downtown and Woodward and downtown. The City should undertake a study of the Main Street, Eleven Mile, and Twelve Mile entry corridors which would outline long range strategies for traffic management as well as visual components such as parking setbacks, landscaping and signage. In addition to visual improvements within key corridors, review of amendments to the zoning ordinance in the commercial zoning districts should address the following policies: • a stronger buffer between the public right-of-way and required on site parking areas • reduce the number of curb cuts along the major commercial corridors • greater amounts of landscape material be provided for new commercial development along the major corridors • the character and importance of entry corridors Woodward Corridor The Woodward Corridor provides a vital economic and transportation corridor within the community. Extensive study in the form of the Woodward Avenue Corridor Study has already been completed. No further study is recommended. The Woodward business community and City officials should discuss implementation of the Woodward Plan with specific emphasis on demonstration projects that will improve parking, manage access, and enhance buffering between commercial uses and the adjacent neighborhoods. Historic Preservation Strong preference for identifying and preserving historic structures has been expressed by residents. However, a plan for preserving historic structures should be supported by the preparation of a detailed inventory currently underway. Efforts to identify both significant historic structures and neighborhoods should be pursued in the context of a historic preservation master plan. Cultural Resources The words "culture" and "cultural" are defined as the collective, shared history of thought and work of the people who have made Royal Oak what it is today and what it seeks to be tomorrow-a complex and fascinating blend of people, experiences and heritages. The collective culture of Royal Oak consists of the visual, performing, literary and media arts, science and technology, humanities, architecture, customs and other means of expression. It is the goal of the City to ensure that Royal Oak's Cultural Institutions are an integral part of the Master Plan consideration and to support arts and cultural organizations that seek funding from State and Federal agencies. It is the responsibility of the arts and City of Royal Oak Master Plan - Implementation ----------------------4 �cultural organizations to share in the effort for ensuring that the cultural needs of our citizens are included in the Master Plan and to seek opportunities to assist the City in accomplishing the Goals of the plan. Aging Population We recommend that the Royal Oak Senior Citizen Advisory Committee continue its history of advocacy and play a leadership role in the development of a Senior Master Plan Committee. This committee will review community based housing options which encourages "housing in place" and make recommendations for consideration, approval and implementation within Royal Oak. An evaluation of the need to expand and/or modify staffing and new services to Royal Oak's aging population should also be considered. Capital Improvements Program Capital improvements programs consider the funding and timing of all municipally related capital needs including such items as roadways, utilities, parks and recreation, and major public building expansions/improvements. Yearly ongoing review provides the opportunity to keep the plan up to date and add new projects. Efforts should be made to coordinate capital improvement plans with the Master Plan to help identify priorities for needed improvements. Plan Education Citizen involvement and support will be necessary as the Plan is implemented. Local officials should constantly strive to develop procedures which make citizens more aware of the planning process and the day to day decision making which affects implementation of the Plan. A continuous program of discussion, education and participation will be extremely important as the City moves toward realization of the goals and objectives contained within the Master Plan. Plan Updates The Plan should not become a static document. The City Plan Commission should attempt to re-evaluate and update portions of it on a periodic basis. The land use portion should be reviewed annually and updated at least once every three to five years. City of Royal Oak Master Plan - Implementation - - - - - - - - - - - - - - - - - - - - - - - - 4 2 ��Background Studies ��Background Studies Regional and Metropolitan Setting The City of Royal Oak is located approximately two and one half miles north of Detroit. First laid out in 1838, Royal Oak was a typical railroad town located halfway between Pontiac and Detroit. Its location along Woodward Avenue contributed to the early growth of the city. A unique feature about Royal Oak in comparison to other Detroit suburbs is that it is a self-contained community with its own downtown and residential neighborhoods. The City is now described as having: a vibrant downtown and commercial districts; mature, established neighborhoods; a significant number of historic structures located within both neighborhoods and commercial districts; and, an exemplary system of community and neighborhood parks. The map below illustrates the location of Royal Oak in relation to surrounding communities. Figure 1 Royal Oak 14 Mile R.d. 13 Mile Rd. ISON K!!lOKI'S 12 Mile Rd. 11 Mile Rd. IO Mile Rd. Implications for Planning: • Consideration of what is occmTing in adjacent communities is integral to the planning process; • Coordination should occur with adjacent communities to benefit the entire area. Past Planning Efforts The City of Royal Oak has initiated various planning efforts in the past. The Master Plan adopted in 1968 has been amended 6 times. The latest amendment occurred in 1996. The following list indicates other significant planning efforts and studies that have occurred in the past which have City of Royal Oak Master Plan - Background Stud·1es --~----------------43 �been made available to Steering Committee and Plan Commission members during the Master Plan process: □ General Development Plan (Master Plan): 1968 The General Development Plan was adopted in 1968 to coordinate and guide decisions regarding the physical development of the community. The 1968 Plan calls for low density residential at 6-8 dwelling units per acre, medium density residential at 14-18 dwelling units per acre, and high density at 20-25 dwelling units per acre. □ Strategy for Improving the Eleven Mile Road Corridor: 1989 This plan examined the land uses and conditions of the Eleven Mile Road Corridor between Troy and Campbell Streets. Recommendations included 14 programs and strategies to improve the physical appearance and enhance the commercial vitality of the commercial corridor. □ Parks and Recreation Master Plan: 1999 The scope of this plan included an analysis of all existing City-owned parks and recreation programs. The plan was intended to establish goals and objectives so that a basis was set forth for future decision making in regards to future improvements. Furthermore, the DNR requires a community to have an up-to-date Recreation Plan in order to qualify for grant programs. The plan includes an action plan which spells out which improvements should occur over a five year period. □ Downtown Royal Oak Master Plan: 1994 This document was a plan prepared for the Downtown Development Authority (ODA) to assist the Board in planning activities for the future. It contains strategies for the following issues: market growth, land use and development, urban design enrichment, and cooperative downtown management. A Vision for the future was achieved from interviews, an interactive workshop, and observation and research. □ Downtown Parking Study and Master Plan: 1995 This study researched the existing parking situation in the downtown area and made recommendations for improvement or expansion of: parking operations, valet service, signage, trolley, marketing, additional parking, and financing. □ Woodward Avenue Corridor Study: 1995 This study was a cooperative effort between the six communities along Woodward Avenue from Eight Mile Road to Quarton Road, and Oakland County. The following topics were covered, each with extensive recommendations: the median, open space, buildings and parking, districts and gateways, signs, transportation, financing improvements, history, market potential, creation of the Woodward Avenue Action Association (WA3), and promoting the corridor. Implications for Planning: • Past plans should be utilized in all current and future planning efforts; • The City should update and re-evaluate the City Master Plan on an ongoing basis City of Royal Oak Master Plan • Background Studies -------------------44 �Population Trends and Projections Historical Trends The City of Royal Oak has historically been moderately sized. The population peaked in the year 1970 with 86,238 people, and has decreased to 64,635 people (SEMCOG estimate) in 1998. Although the population has declined by 25% since 1970, the number of households has increased slowly, indicative of a smaller number of people per household, and reflecting the additional housing built in the City since 1970. The following graph depicts the population trends for the City of Royal Oak from 1970 to 1990, and the SEMCOG population estimates for 1995 and 1998. Figure 2 Population And Households: 1970-1998 Ro al Oak 90,000 80,000 llllillll!III Population 34,000 -•-Households 32,000 70,000 z 60,000 30,000 VJ ....0 E-- 50,000 28,000 ...:l < 40,000 26,000 C. 30,000 ;:, 0 C. 24,000 20,000 10,000 Q ...:l 0 ::c: r;i;l l"J) ;:, 0 ::c: 22,000 0 20,000 1998 1970 1980 1995 1990 SOURCE: U.S. Census, 1990, and SEMCOG "Population and Housing Estimates 1995-1998" Projections Population for the City of Royal Oak is projected to decrease slightly (2%) between 1990 and 2005, and then projected to rise slowly to 65,544 by the year 2020. Projections are based on a variety of inputs including demographic and housing data and regional and historical trends. The number of households is projected to steadily increase (5.8%) by the year 2020. City of Royal Oak Master Plan - Backgrourd Slu:f1es -------------------5 �The following graph depicts population projections for the City as estimated by the Southeastern Michigan Council of Governments (SEMCOG) to the year 2020. Also shown is the number of households projected. Figure 3 Population And Household Pro·ections: 1990-2020 Ro al Oak 66,000 -•-Projected Households 65,500 z 0 33,500 mSI Projected Population 65,544 32,500 65,000 31,500 0 < ..J 64,500 30,500 0 = ~ r.r:, Q. Q. Q ..J [-, 0 r.r:, 0 64,000 29,500 0 63,500 28,500 = 63,000 27,500 1990 1995 2000 2005 2010 2015 2020 SOURCE: SEMCOG "1997 Regional Forecast" Population Comparisons Population changes between 1990 and 1995 have been small for Royal Oak and surrounding communities. Royal Oak and Berkley both experienced a slight decrease in population. while Birmingham and Clawson experienced slight increases. These slight changes are reflective of the fact that all of these communities are relatively built out in comparison to other more rural communities in Oakland County, and have rather stable population bases. City of Royal Oak Master Plan - Background Studies - - - - - - - - - - - - - - - - - - - 4 6 �The following graph compares 1990 and 1995 population figures for Royal Oak and surrounding communities Figure 4 Population: 1990-1995 Ro al Oak And Surroundin 90,000 z .. 80,000 70,000 ?-I 60,000 50,000 ~ 40,000 i:i.. 30,000 i:i.. 20,000 0 < ;;i 0 , . . , .. ,nru Communities 1 ■ n, •• u.,h ............. ........... ....... ,p•••nHI UIU . . . . . . . . . . . . . . . ,, ...........................' " ' " . . . . . .h ............H ..... ' u.-••i l 511115i5...,...._---~---......i ml 1990 llil 1995 n•~•••n• 11 • •n ■ -T'louuu ,,.,.,, •••••,, •••• .,,, ,. , .u ........ u•n .. n.--.~•••rnnHnnnn rn-n.u.-,n-.--...--.-unnTll>Til ..---~------------~ ; ' 10,000 0 Royal Oak Berkley Birmingham Clawson SOURCE: U.S. Census, 1990 and SEMCOG "Population and Housing 1995" Implications for Planning: • The City can expect a relatively stable population base in the future City of Royal Oak Master Plan • Background Studies --------------------7 �Population and Housing Characteristics Household Size Household size has decreased from 3.09 persons per household in 1970 to 2.26 persons per household estimated by SEMCOG for 1995. The largest decrease occurred between 1970 and 1980, where the household size decreased by 19%. This compares with an 8.4% decrease between 1980 and 1990. Overall, this is consistent with state and national trends of decreasing household size. The following graph depicts the changes in household size from 1970 to 1995. Figure 5 Household Size: 1970-1995 Ro al Oak 3.25 l .3.09 3.00 i:i:: fi: 9 rJ} 2.75 0 Z :C: 2.50 01:;i;l rJ} rJ} : 5 2.25 c.. :c: 2.00 1.75 - t - - - - - - - - - 1 - - - - - - - - - + - - - - - - - - - - 1 1970 1995 1990 1980 SOURCE: U.S. Census, 1990 and Oakland County Community Profiles, 1996 Royal Oak has a smaller household size than Berkley, Clawson, and Oakland County as a whole. Surrounding communities have also experienced a decrease in household size since 1990, as typical of the more mature communities. Household size for the County as a whole has increased, indicative of all of the new development occurring in the northern and western suburbs, and the increasing number of families with children locating in these areas. City of Royal Oak Master Plan - Background Stud·1es -------------------48 �The following chart shows the changes in household sizes for Royal Oak and surrounding communities between 1990 and 1995 (SEMCOG estimate). Figure 6 Household Size: 1990-1995 Ro al Oak And Surroundin Communities Royal Oak Berkley Birmingham Clawson Oakland County SOURCE: U.S. Census, 1990 and SEMCOG "Population and Housing 1995" Household size for Royal Oak is expected to continualJy decrease, with a projected 2.17 persons per household by the year 2020 (a 13% decrease since 1980, and a 30% decrease since 1970). This trend is consistent with the national trend of decreasing household size as families wait longer to have children, are having fewer children in general, and single parent families increase. The following graph depicts the projected household size for Royal Oak. Figure 7 Projected Persons Per Household: 1990-2020 Ro al Oak 2.50 i:c: ~Q IAverage Persons Per 2.40 2.29 Cl..~ rr, 0 2.30 0~ V) V) 2.20 • ~o Cl.. :x: 2.10 -- z :x: Household in 1980: 2.5 '),.27 --._ 2.23 2.:.21 2.19 2_.,18 i:c: ~ I 2.1 I 2.00 I ' I 2005 2010 I 1990 1995 2000 2015 2020 YEAR SOURCE: U.S. Census, 1990 and SEMCOG "1997 Regional Forecast" City of Royal Oak Master Plan • Background Stucfles ---------------------9 �Gender, Race, and Age Composition As of the 1990 Census, 4 7% of the population of Royal Oak is male, and 53% is female. Racial composition is predominantly white, as depicted in the following table. Table 1 R ac1a . IC ompos110n T n Rova IOak POPULATION BY RACE PERCENT% White 97.1% Black 0.5% Asian 1.1% Hispanic 1.1% Other 0.2% SOURCE: U.S. Census, 1990 In comparison to Oakland County as a whole, the County has more residents under the age of 17, and Royal Oak has more residents over 45 years of age. This is indicative of an aging population in addition to a majority of households without children, a trend projected to continue to increase over time. Age distribution in Royal Oak is depicted in the following graph. Figure 8 Age Distribution 1990 Ro al Oak Under5 6.8% 65 and older 15.7% 5 to 17 13.9% 18 to 24 45 to 64 17.7% 7.8% SOURCE: SEMCOG "Community Profile", 1997 The median age of Royal Oak residents has increased from 1980 to 1990 by 6 %. The City has a number of residents over the age of 65 which contributes to a higher median age. Surrounding communities have also experienced an increase in median age. As the "baby boomer" generation continues to age, median age will steadily rise. City of Royal Oak Master Plan • Background Studies -------------------50 �The following chart depicts the median age of Royal Oak residents in comparison to adjacent communities. Figure 9 Median Age: 1980-1990 Ro al Oak And Surroundin Communities Royal Oak 37. Birmingham Oakland County 0 5 10 15 20 25 35 30 40 MEDIAN AGE {YEARS) SOURCE: SEMCOG "Community Profile" Educational Achievement Royal Oak has a well-educated population with 28.4% of the population having at least a bachelors degree or higher. The following graph depicts educational attainment levels for Royal Oak residents in comparisons to surrounding communities. Figure 1O Educational Attainment 1990 Ro al Oak And Surroundin Communities ■ Clawson CJ Binningham □ Berkley [:I Royal Oak 36.6 0% 5% 10% 15% 20% 25% 30% 35% 40% SOURCE: SEMCOG "Community Profile" City of Royal Oak Master Plan • Background Stud"1es --------------------51 �Income The median household income in Royal Oak in 1995 was estimated by Oakland County to be $55, 534. This was higher than the neighboring communities of Berkley or Clawson, as well as Oakland County as a whole, but lower than that of Birmingham. Median per capita income in 1997 was estimated at $20,122, an increase from the 1990 level of $18,065. The 1997 per capita income is comparable with the average for Oakland County. The following graph depicts median household income for Royal Oak and surrounding communities. Figure 11 Median Household Income: 1995 Ro al Oak And Surroundin Communities Birmingham Clawson Oakland County ' $0 $10,000 $20,000 $30,000 $40,000 $50,000 $60,000 $70,000 SOURCE: Oakland County "Community Profile" Housing Value Although dated, the 1990 Census revealed that the majority of the housing in Royal Oak (72%) was valued in the $50,000 to $99,000 range, with 17% valued over $100,000, and 11 % valued less than $49,999. The I 990 median value was $74,900. Since 1990, housing values have increased. The 1995 average housing cost in Royal Oak was $102,517 (Oakland County Community Profile, 1996). Average housing costs in Royal Oak rank above those in Berkley and Clawson, but below Birmingham and Oakland County as a whole. City of Royal Oak Master Plan • Backgroura.l Studies -~-----------------52 �Housing values for Royal Oak and surrounding communities are depicted in the following graph. Figure 12 Average Housing Value: 1995 Ro al Oak And Surroundin Communities $194,456 $200,000 $180,000 $160,000 $140,000 $102,517 $120,000 w $100,000 < $80,000 ~ $60,000 < $40,000 a $94,566 i::i::: $20,000 $0 Royal Oak Berkley Birmingham Clawson Oakland County SOURCE: Oakland County "Community Profile" Housing Characteristics Based upon 1990 Census data, the largest percentage (35.7%) of housing in the City was constructed between 1950 and 1959. However, a large percentage of housing (39.6%) was constructed prior to 1949. These figures are indicative of an older suburb, where much of the housing was built prior to World War II. Mature trees in most of the neighborhoods reflect the older nature of these neighborhoods with distinct architecture and a variety of housing styles. The following chatt reveals when housing was built in the City of Royal Oak by decade. Figure 13 Year Housin Built In Ro al Oak 1970 to 1979 6.5% 1980 to 1990 2.7% 1939 or earlier 18.7% 1960to 1969 15.5% 1940 to 1949 20.9% 35.7% SOURCE: U.S. Census, 1990 City of Royal Oak Master Plan • Background Studies -----~-------------53 �Residential Construction Redevelopment of areas of the City into higher density housing has been a common occurrence over the last 5 years, indicative of the high quality of life the City has to offer and subsequent market conditions which facilitate such development. Most of the new construction has been in owner-occupied condominium developments. The following graph depicts building permit activity for development of single and two family housing, multi-family housing, and demolitions. Figure 14 Residential Construction Permits Issued: 1992-1997 Ro al Oak ,.,,.;,,,+,...,;Single/fwo-family ·· · Units --0--Multiple-family units 140 120 100 -l1-Demolished Units - ~ - --·····~-·--·- 80 60 · 40 20 0 - - - - - - - - - - - -■ I AJ)dlon!Y .... : . :1 1997 data through ~~:...=:!!:.::..:=-:~~==!!=.~=-=~~~;.a\( 1992 1993 1994 YEAR 1995 1996 1997 SOURCE: SEMCOG "Residential Construction in Southeast Michigan" 1992-1997 The net gain of housing units from 1980 to 1990 was 196 units, compared to 383 new units from 1990-1997 which is nearly twice as many units over a smaller time period. However, more demolitions occurred between 1980 and 1990 than between 1990 and 1997. The following graph depicts residential construction trends since 1970. Table 2 Residential Construction Permits Issued: 1980-1997 Roya I Ok a 1980-1990 1990-1997 SINGLE FAMILY 171 128 TWO-FAMILY 76 4 MDL TI-FAMILY 88 305 DEMOLITIONS 139 54 SOURCE: SEMCOG "Residential Construction in Southeast Michigan" 1980-1997 City of Royal Oak Master Plan. Background Studies -------------------54 �Implications for Planning: • Decreasing household size will slow population increases and have implications on the types of new housing that will be needed in the City; • An aging population will increase the demand for senior housing and services; • The amount of older housing stock in the City will require proactive and ongoing rehabilitation measures. Economic Base Regional Influences Royal Oak is within a short distance to major regional job and trade centers located in Detroit, Southfield, and Troy. As job growth in these areas continues, Royal Oak's central location and high quality of life will continue to attract new residents. Tax Base Residential property has continued to be the largest tax generator for the City of Royal Oak, indicative of the large number and quality of neighborhoods in the City. Commercial and Industrial SEV's (State Equalized Value) have remained relatively stable after a slight increase in 1991. Although the Residential SEV experienced a slight decline between 1990 and 1992, it increased steadily from 1992 to 1995. The following chart shows the SEV between 1990 and 1995. Figure 15 State Equalized Value: 1990-1995 Ro al Oak $ I ,000,000, 000 $900,000,000 $800,000,000 $700,000,000 - $600,000,000 - ..,_.......,..,RESIDENTIAL COMMERCIAL $500,000,000 $400,000,000 $300,000,000 $200,000,000 $ I00,000,000 $- ---INDUSTRIAL -- . - -- - - - - -- -- - - .. - ----~===~=~=======~::::t 1- 1990 1991 1992 1993 1994 1995 YEAR SOURCE: Oakland County Planning and Development City of Royal Oak Master Plan - Backgrourd Stud'1es -------------------55 �The following chart shows how the SEY is distributed amongst residential, commercial, and industrial lands. Figure 16 Royal Oak State Equalized Value: 1995 Commercial 22% Industrial 3% SOURCE: Oakland County Planning and Development Commercial Base The commercial base in Royal Oak is the largest category in terms of tax base after residential land use. Commercial uses are located predominately along Woodward Avenue and in the downtown area, with small pockets along Mile Roads and intersections. There are five major office buildings on Woodward which comprise 140,000 square feet of office space, and range in rents from $12.50 to $18.50 a square foot according to the Woodward Avenue Corridor Study Market Analysis. Two large retail centers located along Woodward are the Northwood Center which contains 214,675 square feet of space, and the Beaumont Center which contains 150,000 square feet of space. The downtown contains approximately 325,000 to 375,000 square feet of retail space according to the Downtown Royal Oak Master Plan, with rents ranging from $8 to $17 a square foot. The health of these commercial areas has a direct impact on the entire City as they provide a significant portion of the tax base. Industrial Areas There are three general industrial areas in the City of Royal Oak. The largest area is located on the east side of Coolidge, north of Normandy. A smaller industrial area is located at the southeast corner of Campbell and Bellaire, and lastly, there are a few remaining industrial uses along the railroad between Lincoln and I-696. Employers Beaumont Hospital is the largest employer in the City of Royal Oak, employing 8,100 workers. City of Royal Oak Master Plan • Background Studies --------------------56 �Major employers in Royal Oak are listed in the following table. Table 3 Rova IO ak Employers FIRMS #EMPLOYED William Beaumont Hospital 8,100 Royal Oak Schools I ,I 00 National City Bank *844 Meijer Inc. 835 Consumers Energy 615 City of Royal Oak 391 Masco Tech Forming Technologies, Inc. 340 SOURCE: Oakland County Planning and Development *Due to buyout of First of America, this figure could not be verified. Employment In 1990, 35,027 residents were employed, or 53.5% of the population. Mean travel time to work is approximately 20 minutes for Royal Oak residents, meaning most residents are employed irt close proximity to their homes. The majority of Royal Oak residents (74%) are in the Finance/Business, Wholesale/Retail, and Manufacturing type of industries. The following graph depicts job sectors for Royal Oak residents. Figure 17 Population By Industry: 1990 Royal Oak Construction 5% Manufacturing 21% Communications, Utilities - 3% Health, Education, Public Admin. - 7% Wholesale/ Retail - 25% Entertainment, Recreation - 8% Transportation Finance, Business, Other 28% 3% SOURCE: SEMCOG on-line "Community Profile", www.semcog.org Implications for Planning: • A strong, stable residential base is vital to the City; • Large employers in the City should be encouraged to stay to provide jobs for residents; • The continued strong economic roles of the Woodward Avenue corridor, downtown, and other economic areas are vital to the future of the City. City of Royal Oak Master Plan - Background Studies ---------------------57 �Community Facilities Recreation and Public Service The City Department of Recreation and Public Service is responsible for Parks, the Library, and the Senior/Community center. The department offers a comprehensive program for youth, adult, and senior activities. There are 50 parks in the City of Royal Oak. The City has a variety of MiniParks, Neighborhood Parks, and Community Parks. Facilities include a golf course, driving range, softball fields, an ice rink, and others. Parks provide a range of activities including both passive and active parks. The 1999 Parks and Recreation Master Plan included goals addressing needs for programs, recreation lands, administration and organization, and facilities. The Plan also established a five year Action Plan for programs and facilities improvements. The Senior/Community Center is located in the northern section of the City on Marais Street where a variety of programs and activities are offered for youth, adult, and seniors. Senior support services include ROSES, Royal Oak Senior Emergency Services which offers a variety of support services to residents 60 years of age and older. These services include home repairs, chores, and personal home care. Outreach and other support services such as the Alzheimer Support Group are also offered. The City of Royal Oak has a library which is under the jurisdiction of the City in the Recreation and Public Service Department. The Library is located downtown in the Civic Center area and offers a variety of programs and services including classes and special programs such as a Summer Reading program and the Poet in Residence program. Royal Oak Neighborhood Schools The School District of the City of Royal Oak has approximately 7,100 students, and 1,100 full time staff. The District includes all of the City of Royal Oak, and small portions of Huntington Woods, Clawson, and Berkley. Due to decreasing enrollment, redistricting started the 1998 school year. Redistricting resulted in the following mix of schools: ten elementary schools, two middle schools, and two high schools. The high schools will not have districts, rather will run on an open enrollment policy. Additionally, a vocational school operated by the Oak.land Tech Center School District is located in the north part of the City. Oakland Community College The Oakland Community College system comprises five campuses throughout Oakland County and is the largest community college in the state. The Royal Oak campus, located at the northeast corner of Washington and Lincoln, contains four buildings totaling approximately 164,000 square feet and a parking structure, all of which comprise the entire block. The college has been in Royal Oak since 1971. The Royal Oak campus is combined with the Southfield Campus in terms of administration and programming and serves approximately 7,000 students. The majority of students come from Royal Oak, Ferndale, and Madison Heights. A recent Master Plan for the college calls for the expansion of the campus to allow for additional classroom and counseling space. Any expansion would take place adjacent to the existing campus. Police The City Police station is located downtown in the Civic Center. The department has 97 employees and performs a variety of functions and programs. Divisions include Traffic Safety, Traffic Enforcement, Parking Enforcement, Traffic Education, Traffic Engineering, Traffic City of Royal Oak Master Plan - Background Studies --------------------58 �Accident Investigation, and Criminal Investigation. The department, in conjunction with the Royal Oak School District runs the THINK Program (Teaching, Helping, Involving, Nurturing, Kids) which sponsors substance abuse education classes in elementary and middle schools. The police department has three crime prevention programs run through the Crime Prevention Section: 1) Neighborhood Watch, 2) Business Watch, and 3) School Crime Prevention. In addition to the employed officers, the City has an Auxiliary Police Force. Members of the auxiliary force are trained and uniformed volunteers from the community who help patrol neighborhoods and business districts and report on suspicious circumstances. The force also provides additional support for emergency calls, and traffic control at accidents. Fire The City has the following three active fire stations: the main station at Sixth Street and Troy Street in the downtown, 13 Mile Road and Woodward Avenue, and 13 Mile Road and Rochester Road. There are 71 active members who, in addition to fire protection also provide Emergency Medical Services (EMS) and ambulance transport services. The Fire Department also conducts Public Fire Education with school children and seniors. The average response time in the City for emergency calls is approximately 2.8 minutes. The department is an active member of the Oakway Mutual Aid Pact including Ferndale, Birmingham, Madison Heights, Pontiac, Southfield, Bloomfield Township, and West Bloomfield Township. The pact has an agreement to assist in times of extraordinary need. The Pact also shares the "Raz-Mat" team for hazardous materials response and shares a vehicle equipped to address emergencies involving hazardous materials. Public Services Water service is through the Southeast Oakland County Water Authority (SOCWA), which purchases water from the City of Detroit. The Authority has water mains at several locations throughout the City where the City taps into and is metered. Royal Oak is one of ten nearby paiticipating communities in the Authority. Sanitary sewer and storm sewer utilizes the Oakland County Drain Commission drains which is then treated in Detroit at the treatment plant. The majority of the City has combined sewer and storm drains. Currently the 12 Towns Drain Improvement Project is underway, as directed by the Drain Commissioner, to improve capacity in the north arm of the drain system. The City performs maintenance on all drains, and the Engineering Department is responsible for new or replacement projects, while the City's Department of Public Works pe1forms minor repairs. The City also participates in the Southeast Oakland County Resource Recovery Authority (SOCRRA) for refuse and curbside recycling service. There is, however, a separate millage for refuse pick-up. Yard waste removal is available for a small fee. Royal Oak is one of 14 nearby communities who participates. Implications for Planning: • Residents will continue to expect the high quality of City services and programs currently provided; • The City should continue to seek cooperative efforts with neighboring communities to increase efficiency of services. City of Royal Oak Master Plan• Background Studies --------------------59 �Transportation Being an older community, Royal Oak has a well established grid-style street system. This type of system helps deliver traffic in a spread-out manner. Roadway improvements are mainly maintenance and resurfacing related. Functional Classification System Road classifications identify the volume and type of traffic that is appropriate for each segment of the roadway network. For purposes of transportation planning, a functional classification of roads has been developed. The Michigan Department of Transportation (MOOT) and the Oakland County Road Commission utilize the classification system to determine the order in which improvement projects should be completed. Map 1 illustrates the functional classification system for various streets within Royal Oak. The following is a description of the different roadway classifications: Principal Arterials - Interstate/Non Interstate These roadways are at the top of the classification hierarchy and the primary function of such roadways is to carry vehicles relatively long distance, and to provide through-travel movements. Minor Arterials Minor arterials include roads connecting intra-urban land uses. These roads tend to accommodate slightly shorter trips than a major aiterial. Urban Collectors There are two types of collectors: major and minor. Major collectors provide access and mobility within residential, commercial, or industrial uses. Major collectors generally carry more traffic than minor collectors. Local Streets The remainder of the streets within the City provide access to individual properties, with limited continuity and mobility. Local streets are designed for low volumes and are linked by collector roadways to other lands uses or arterials. City Roadway Improvement Programs The City maintains and repairs all roads in Royal Oak, coordinated by the Departments of Transportation and Public Services. There are, however, roadways that are under County jurisdiction that the City is reimbursed to maintain as listed in the following table: Table 4 Roadway Segments Under County Jurisdiction R ova I O a k Roadway From: To: Coolidge Highway Woodward Avenue Fourteen Mile Eleven Mile Road Rochester Road Campbell Road Twelve Mile Road Campbell Road Stevenson Highway Fourteen Mile Road Rochester Road Campbell Road Greenfield Road Webster Road Fourteen Mile Road City of Royal Oak Master Plan - Background Studies --------------------60 �Downtown Parking Parking in the downtown area is comprised of a combination of surface lots, structures, and onstreet parking spaces. According to the City of Royal Oak Downtown Parking Study and Master Plan report, there are 4,656 total parking spaces in the downtown area: 566 on-street parking spaces and 4,090 off-street parking spaces. The City controls 2,010 of the off-street parking spaces, and the remainder are privately managed and owned. The on-street parking provided allows for a variety of length of stay with I hour, 2 hour and IO hour meter parking. The study concluded that occupancy rates are highest between the hours of 8:00 pm and 10:00 pm, reflecting the position of the downtown as an entertainment and restaurant district with strong night-time activity. City of Royal Oak Master Plan - Background Studies --------------------61 �- _J I (t w > w rn u. 0 ' ,! nu.,:-ir• e ~ LEGEND Ii I Principal Arterial - Interstate Other Principal Arterial - Non-Interstate Minor Arterial Urban Collector Map 1 Roadway Functlonal Classlflcatlons Royal Oak, Michigan Soutca,, Michigan Dep81tment ot Tran8pottatlon Cerlish, I Wortman Associates, Inc. Coroomnlly Planners end Land•cape Archlteols Ann Arbor, Mlohlgen �Transit Royal Oak residents have a variety of u·ansit opportunities provided by SMART (Suburban Mobility Authority for Regional Transportation} which has a service hub in downtown Royal Oak. SMART transit opportunities include fixed route service to Detroit and nearby suburbs, park and ride facilities, and Community Transit services, which provides curb to curb transit services within a six mile radius of Royal Oak. Community Transit charges seniors and handicapped customers $1 a ride, and all others pay $2. The service uses large vans which hold up to 18 people. Advance scheduling is required except for common destination points. Also coordinated with SMART is Greyhound Bus Service and taxi-cab service. Amtrak service is also provided. Airports Royal Oak is conveniently located in close proximity to three major airports: Detroit Metropolitan Airport, Detroit City Airport, and Oakland County International Airport. Non Motorized Transportation Many people have chosen to live in Royal Oak because of the pedestrian scale of the community. The primary means of providing non-motorized transportation are traditional City sidewalks. Lacking is a well-identified bikeway system providing designated linkages between neighborhoods and key community facilities. Royal Oak is designated, however, in the Southeast Michigan Greenways Concept Plan as having potential for pedestrian and bike paths which connect to the larger Oakland County System. 00 Implications for Planning: • Ongoing maintenance of existing City roadways is imperative; • Continue efforts to lessen and slow traffic along local streets within residential neighborhoods; • Explore alternative transportation measures to lessen traffic and improve circulation throughout the City; • Ensure adequate parking is provided to meet the growing demand. City of Royal Oak Master Plan - Background Studies --------------------63 �Existing Land Use Royal Oak was once a part of Royal Oak Township and is now defined by an assortment of mile roads, half mile roads and freeways. The municipalities of Royal Oak, Oak Park, Royal Oak Township, Huntington Woods, Ferndale, Berkley, Hazel Park, Madison Heights and part of Clawson all occupy the land which was once Royal Oak Township. Of this collection of communities, Royal Oak is by far the largest, occupying over 12 square miles of the 36 square mile area. The majority of the City is located east of Woodward Avenue. I-696 serves as a southern boundary and I-75 serves as much of the boundary to the east. The north boundary is roughly defined by Fourteen Mile Road but jogs both north and south in some places to the nearest half mile roads. Existing Land Use Definitions and Descriptions Existing land uses were mapped through a combination of reviewing existing land use maps prepared by Oakland County, current aerial photography and quarter section mapping available from the City. Since all current resources were both dated and/or inaccurate, field verification by both the consultant and City staff were necessary. Maps on the following page illustrate existing land use patterns for the northern and southern portions of the City. Existing land uses in the City are defined and generally described below. Figure 19 illustrates the distribution of Existing Land Use within the City. More detailed descriptions of land use characteristics by Subarea are found in the next section. Single Family Residential - Single family detached dwellings located on individual lots. Single Family Residential is the largest existing land use category in the City. Single Family Residential uses are located throughout the City. Two Family Residential - Buildings which contain two attached dwellings (also called duplexes). Two Family Residential uses exist in both scattered patterns throughout the City and in concentrated areas such as the north side of Fourth Street east of downtown, and the west side of Campbell north of Twelve Mile. Multiple Family Residential - Buildings which contain three or more attached units which are occupied as either apartments (rental units) or condominiums (owner occupied). Multiple Family Residential uses exist in scattered areas within the southern neighborhoods of the City, around the outskirts of downtown, in concentrated areas such as south of downtown west of Main Street, in the northern part of the City north of Fourteen Mile Road, and along Coolidge Highway east of Beaumont Hospital. Commercial - Includes uses such as retail, service, restaurant, office, and entertainment facilities located in small or large commercial areas. Commercial uses are located largely in the downtown, along Woodward Avenue, and along other commercial corridors such as Eleven Mile Road, Rochester Highway, and North Main Street. Restricted Parking - Parking lots which are accessory to a commercial or industrial use and are located on a separate residentially zoned and adjacent parcel. Restricted Parking areas are located predominantly along Woodward Avenue behind the commercial frontage. Industrial - Uses include warehousing, storage, research, laboratory, manufacturing, processing, and fabrication. Industrial uses in the City are concentrated into three areas including East of Coolidge Highway north of Thirteen Mile Road, the southeast corner of Campbell Avenue and Bellaire Avenue, and in the southern portion of the City along the railroad tracks south of Lincoln Avenue. City of Royal Oak Master Plan. Background Studies �Institutional - Uses include public buildings and parking lots, hospitals, schools, cemeteries, and churches. Institutional uses are located throughout the City such as Beaumont Hospital, schools, and cemeteries, and in the downtown such as City Hall, the Farmers Market, and Library. Parks and Recreation - Includes public and private parks, recreational facilities, and open space systems. Parks and Recreation uses are located throughout the City both in the form of small scattered neighborhood parks, and larger City-wide parks and facilities such as the Royal Oak Golf Club. Vacant - Parcels that are undeveloped and/or unused. There are very few vacant parcels remaining in the City. Two larger vacant parcels located in the southern portion of the City include the parcel east of the railroad north of I-696, and the area at the northeast corner of Main Street and 1-696. Transportation, Utilities, and Communications - Areas utilized for the provision of essential services such as gas, electricity, and telecommunications. There are only a few areas of Transportation, Utilities, and Communications in the City. Notable areas include the southeast corner of Fourteen Mile Road and Coolidge Highway, the east side of Troy Street between Lincoln A venue and Seventh Street, and some scattered locations along the railroad, Figure 1B Existing Land Use: 199B Royal Oak Parks and Transportation ... 1% Institutional 10% Two-Family - I% Single-Family 62% SOURCE: Carlisle/Wortman Associates, Inc. City of Royal Oak Master Plan - Background Studies --------------------65 ��Associates. Inc. pe Architects C.r1'5ht~;rtman PlaMeni and Landsca ~ = r. MJchlgan �Existing Land Use City of Royal Oak, Michigan South Portion of City July 15, 1999 Lf:GEND - - Singlo Family Two-Family Rosidenrlal Multlple Famlly Rosidontlal Commercial lnduslrial lnsUlullonal Parl<s and R8Clealaon TransP0<1alJon. UllUtiet & Communlcallon Resltlcted Parking Vacan1 c.wu..w---.....in.. --.Michlg, n Community Pttnntra artd l..lndsca,,. .Afchlloc,a �Subarea Existing Land Use Descriptions For purposes of organizing workshops and analyzing areas, the City was divided into seven planning subareas, as depicted by Map 3. A brief description of the location, land uses, and major landmarks are included in the Subarea land use descriptions below. Subarea 1 Subarea I is the smallest of all the subareas and is located in the northern portion of the City, bounded by Clawson to the east, Troy to the north, Birmingham to the west, and Normandy Road to the south. This portion was annexed into the city in the l 920's. Single family neighborhoods contain post-war cape cods and ranches. New residential development in this Subarea has been the 18 unit Cummingston Court Condominiums along Parmenter Boulevard. There is a large residential development called Coventry Parkhomes located along the west side of Crooks Road north of Fomteen Mile Road which contains attached condominium units. Industrial and intense commercial (Meijer's) uses are located along the railroad, while the east side is predominately residential. Light commercial uses are located along Fourteen Mile Road, and there is a commercial node at the Fourteen Mile Road and Crooks Road intersection. Landmarks include the large wooded Cummingston Park along the northern boundary of Royal Oak, the Normandy Oaks Golf Course, and the Railroad. Subarea 2 This Subarea is located in the northwest portion of City, bounded by Birmingham to the north, Beverly Hills and Greenfield Road to the west, Berkley and Twelve Mile Road to the south, and the railroad tracks to the east. This area was annexed into the City in the 1920's. The neighborhoods are varied architecturally including the Beverly Hills area on the west side of Woodward Avenue which was built in the 1930's and 1940's. This area includes Colonial Revival and ranch styles. A portion of the Vinsetta Park neighborhood is located in the southern section of Subarea 2. The remaining neighborhoods are generally post-war cape cods and ranches. The land use patterns in Subarea 2 are predominantly single family, with commercial and office uses along Woodward Avenue and Thirteen Mile Road, and multiple family uses along the Coolidge Highway, Thirteen Mile Road, Fourteen Mile Road, and Greenfield Road. There is one industrial area between the railroad and Coolidge Highway, north of Normandy Road. Beaumont Hospital is located on the south side of Thirteen Mile Road west of Woodward Avenue. Landmarks include the Royal Oak Golf Club, Memorial Park, and the Fire Station on Thirteen Mile Road. Subarea 3 Subarea 3 is located in the northern portion of the City and is bounded by Normandy Road and Clawson to the North, Main Street to the east, the railroad tracks to the west, and Twelve Mile Road to the south. This area was annexed into the City in the l 920's. Neighborhoods are predominantly comprised of post-war houses such as cape cods and ranches. The Subarea is predominantly single family residential with two areas of duplexes south of Thirteen Mile Road, east of the railroad tracks, and north of Webster Road. Multiple family residential located uses are located along Normandy Road and the railroad, across Crooks Road from Kimball High School, along Thirteen Mile Road, along Webster Road, and other pockets in the southern section of the subarea. Commercial uses exist along Crooks Road at Thirteen Mile Road, at Webster Road, and near Twelve Mile Road, and at the intersection of Main Street and Twelve Mile Road. New residential development has been limited to the 12 unit Oak Shade condominium project along Crooks Road. Landmarks include Kimball High School, the Senior/Community Center, Quickstad Park, Worden Park, and Starr Park. City of Royal Oak Master Plan - Background Studies --------------------68 �Map 3 SUB-AREA MAP COMPREHENSIVE MASTER PLAN Royal Oak, Michigan CMIIII/WorttN.n ANocll.tn. tna-. COmmlnty Plomoro and L•ndo- ..__ _ AMAlt>or,McNgaft �Subarea 4 Subarea 4 is located in the northeast portion of the City and is bounded by Madison Heights to the east, Clawson to the north, Main Street to the west, and Twelve Mile Road to the south. This portion of the City was annexed in the late l 920's, with the small area east of Campbell Road being annexed in the 1950s. With the exception of the Lakeside Drive area which contains older large scale homes from the 1920's, the remaining neighborhoods are predominately post-war cape cods and ranches. Land uses are predominately single family. There are duplexes along Campbell Road adjacent to Madison Heights, and scattered multiple family projects along Rochester Road and Main Street. Commercial uses are located along Main Street and along Rochester Road, and at the corner of Twelve Mile Road and Campbell Road. The small pocket on the east side of Campbell Road contains a school, park, and commercial and industrial uses. Landmarks include the Red Run Golf Club, Wagner Park, and the Fire Station along Rochester Road. Subarea 5 Subarea 5 is located between the downtown to the east, Woodward Avenue to the west, 1-696 to the south, and Twelve Mile Road to the north. A small portion of Subarea 5 is located across Woodward Avenue directly north of the Detroit Zoo, although this small area is virtually indistinguishable from surrounding Huntington Woods. The area of the City which encompasses Subarea 5 was annexed by 1922 and serves as a gateway to the City of Royal Oak. Architectural styles are varied with some older neighborhoods built in the 1910's and 1920's containing larger scale Colonial Revival, English Tudor Revival, and Dutch Colonial. These areas are located along Hendrie Boulevard and in the Vinsetta Park area. Remaining architecture in Subarea 5 can be described as predominately Arts and Crafts, early 20th Century Bungalows, American Foursquares, and building styles taken from the Sears and Roebuck catalog. Identifiable landmarks and points of interest in Subarea 5 include the Detroit Zoo at the southern portion at 1-696, the Grand Trunk Railroad which bisects the northern neighborhoods, the Woodward Avenue Corridor, the Royal Oak YMCA, Dondero High School, Meininger Park, and the Royal Oak Women's Club, built in 1839, the City's oldest structure. New housing has mainly consisted of the 14 unit Washington Place condominiums located across from Dondero High School. The portion of Woodward Avenue located in Subarea 5 consists mainly of commercial, office, and multiple family uses. Both Eleven Mile Road and Washington Street (south of the downtown) provide a mix of small commercial, office, services, and small scale multiple-family uses. The commercial uses along Main Street north of downtown are characterized by more intense commercial uses such as automobile dealerships and repair. The remaining area is single family in nature with scattered multiple family uses. Subarea 6 The location of Subarea 6 generally coincides with existing Downtown Development Authority boundaries with the exception of the northern boundary, which extends north to Oakland, University, and Pingree Avenues respectively, and the west side of the southern portion of Main Street, which is included in Subarea 6. The area which is now the downtown core was the origin of the City and was established in 1836. Several historic structures are located in the downtown area. Land uses are predominantly commercial and office in nature, with scattered multiple family and institutional uses such as churches. Two high-rise senior housing complexes are located just east of downtown and residential uses are located north of Eleven Mile Road and east of Main Street. City of Royal Oak Master Plan - Background Sh.dies �The Civic Center area includes Farmers Market, City Hall, the Library, and the Police Station. Oakland Community College is located along Lincoln Street on the west side of downtown. Overall, downtown has a unique character with many restaurants, night spots and galleries. The southern node of Subarea 6 includes the newly developed Main Street Square townhouse development, and the recently approved but not yet built mixed use development. Subarea 7 Subarea 7 is located in the southeast portion of the City and is bounded by 1-696 to the south, I-75 and Madison Heights to the east, the downtown to the west, and Twelve Mile Road to the north. The western portion of Subarea 7 was annexed into the city in the 1920's, with the remaining area annexed in the 1940's. The architectural styles of the western portion includes predominantly Arts and Crafts, Sears Roebuck, Bungalows and American Foursquares. The eastern area is predominately post-war architecture which includes cape cods and ranches. New development has been concentrated in the southern portion of Subarea 7, such as the Maryland Club Condominiums, but also small scale condominium projects have been built throughout the Subarea. Land uses are generally categorized as varied commercial, office, and industrial uses along the western border adjacent to downtown, commercial and multiple-family uses along Eleven Mile Road, Campbell Road, Fourth Street, and Lincoln Avenue. One large vacant parcel is located east of the railroad in the southern portion of the subarea. A predominately industrial area is located in the northeast comer of the subarea between Campbell Road, Gardenia Avenue, 1-75, and Twelve Mile Road. The remaining area is single family in nature with scattered multiple and two-family developments, and various institutional uses such as churches and schools. Major landmarks include the Royal Oak, Oakview, and St. Mary's cemeteries. Implications for Planning: • As the City nears build-out, planning efforts should be focused on maintaining existing neighborhoods and promoting the viability of existing commercial centers such as the Downtown and Woodward Avenue; • The City should continue exploring enhancement opportunities and potential for focused redevelopment efforts. City of Royal Oak Master Plan - Background Studies --------------------71 �Summary of Implications for Planning The following is a summary of the implications for planning from all of the various background studies which were conducted including Population, Housing, Economic Base, Community Facilities, Transportation, and Existing Land Use: • Consideration of what is occmring in adjacent communities is integral to the planning process. • Coordination should occur with adjacent communities to benefit the entire area. • Past plans should be reviewed in all current and future planning efforts. • The City should update and reevaluate the Master Plan on an ongoing basis. • The City will evaluate the implementation of and adherence to the current Master Plan on an ongoing basis. • The City can expect a relatively stable population base in the future. • Decreasing household size will slow population increases and have implications on the types of new housing that will be needed in the City. • An aging population will increase the demand for senior housing and services. • The amount of older housing stock in the City will require proactive and ongoing rehabilitation measures. • A strong, stable residential base is vital to the City. • Large employers in the City should be encouraged to stay to provide jobs for residents. • The continued strong economic roles of the Woodward Avenue corridor, downtown, and other economic areas is vital to the future of the City. • Residents will continue to expect the high quality of City services and programs currently provided. • The City should continue to seek cooperative efforts with neighboring communities to increase efficiency of services. • Ongoing maintenance of existing City roadways is imperative • Continue efforts to lessen and slow traffic along local streets within residential neighborhoods. • Explore alternative transportation measures to lessen traffic and improve circulation throughout the City. • Ensure adequate parking is provided to meet the growing demand. • As the City nears build-out, planning efforts should be focused on maintaining existing neighborhoods and promoting the viability of existing commercial centers such as the Downtown and Woodward Avenue. • The City should continue exploring enhancement opportunities and potential for focused redevelopment efforts. City of Royal Oak Master Plan - Background Studies --------------------72 ��Visioning and Public Participation ��Visioning and Public Participation Visioning Workshops A series of town meetings were conducted as the first step in the public input phase of the City of Royal Oak's Master Plan update effort. For planning purposes, the City was divided into seven planning subareas. A workshop was conducted for each subarea. The primary focus of each workshop was to gain an understanding of the issues pertinent to that subarea. In conducting the town meetings, a technique called "Visioning" was used. The visioning process provide a vehicle for people of diverse viewpoints to identify the common dreams and desired future for their community. Each workshop entailed identifying vision statements via a brainstorming process based upon the following principles: □ Visions should generate new and bold ideas for the future D All ideas and visions are welcome D No ideas or visions will be criticized D Participation from all is encouraged A common format was followed at each workshop. Central to the process was small group discussions. Workshop participants were divided into small groups and, with the help of a trained volunteer facilitator, generated lists of visions statements which reflected individual ideas. Topics covered by the small groups included: • • • Housing and Neighborhood Preservation, Commercial, Office, and Industrial land use, and Community Services, Recreation, and Transportation. Topics were somewhat altered for the Downtown visioning workshop. After all statements were recorded, the small groups voted on which statements were "priority" vision statements. This step facilitated both the prioritization of issues, as well as built consensus amongst participants. The facilitator recorded all statements and votes. Each small group then presented its "priority" vision statements to the large group, and again the large group voted on the statements producing "top priority" visions for that particular workshop. The following table gives the details regarding each workshop including date, location, and attendance. Nearly 200 people attended the workshops. City of Royal Oak Master Plan - Visioning and Public Participa1ion -----------------73 �Table 5 Ro ya I Oak v·1s1onmg Wors k h01 )S Subarea Date Location Participants 5 June 17, 1997 Dondero High School 68 7 October 8, 1997 Dondero High School 32 4 October 29, 1997 Kimball High School 16 3 November 12, 1997 Kimball High School 10 1 and 2 December 10, 1997 Kimball High School 12 6 January 14, 1998 Royal Oak Women's Club 60 Priority Visions Several predominant themes arose from the visioning workshops. In general, those themes focused on the following elements: D D D D D D D Neighborhood preservation Areas around the Downtown Commercial corridor improvements along major roadways Woodward Avenue improvements Downtown Community Facilities Transportation The results of each workshop are discussed in detail by Subarea in the balance of this section. However, the following table summarizes the predominant themes expressed in each subarea. Table 6 ummary of S ubarea ssues SUBAREA ISSUES Area 1 Area 2 Area 3 Area 4 Area 5 Area 6 Area 7 s Neighborhood Preservation v' Historic Resources v' v' v' v' v' v' v' v' v' v' v' v' v' v' v' v' v' v' v' v' v' v' Relationship to Downtown Appearance/Image v' Transportation/Circulation Commercial Corridor Woodward Avenue v' v' v' v' v' v' v' v' The following identifies the priorities expressed at each of the Visioning Workshops. Although the majority of issues which arose related to the Subarea in which the workshop was conducted, several issues which were of city-wide significance arose and are listed separately. A complete documentation of all vision statements are contained in Appendix 1 for each Subarea workshop, and are organized both by small group and by topic. City of Royal Oak Master Plan - Visioning and Public Partleipation ----------------74 �Subareas 1 and 2 I) Protect single family neighborhoods with use of buffering, only small scale multiplejamily, and prevention of commercial encroachment 2) Improve Woodward Avenue corridor addressing appearance, quality of businesses, parking, pedestrian access, etc. Subarea 3 I) Maintain existing character of single family neighborhoods 2) Protect historic resources and maintain trees and open space 3) Promote residential scale and character of commercial areas adjacent to neighborhoods Subarea 4 I) Protect character of residential neighborhoods and encourage single family housing 2) Restrict cut-through traffic through neighborhoods 3) Maintain parks as natural areas Subarea 5 I) Promote historic neighborhood identification and develop design and density standards for new development 2) Encourage consistency between existing land use and zoning 3) Reduce cut-through traffic in residential neighborhoods 4) Ensure buffers and transitional uses between commercial areas and neighborhoods 5 Improve Eleven Mile corridor with regards to facades, landscaping, signage, parking, and code etiforcement Subarea 6 (Downtown) I) Promote a mix of land uses downtown including high density housing, office space, and a retail and service mix that meets day to day needs of residents 2) Encourage preservation of historic structures and promote urban character 3) Consider a cultural facility/center and enhance the civic center area 4) Parking should be consolidated into mixed-use multi-level structures 5) Consider expansion of the Downtown Development Authority south of Lincoln A venue Subarea 7 I) Preserve integrity of single family neighborhoods City of Royal Oak Master Plan - Visioning and Public Participation ------------------75 �2) Ensure buffers between commercial areas and neighborhoods 3) Improve appearance (landscaping, screening, signage) of Eleven Mile Road corridor and other commercial, office, and industrial areas In all of the Workshops, a number of visions were expressed that went beyond the boundaries of the particular Subarea. The following statements of City-wide significance were expressed: Community Facilities I) Improve and maintain parks 2) Consider a community recreation center with a swimming pool, tennis courts, skate board and roller rink, and ice rink 3) Provide programs for adolescents and young adults 4) Develop strategy for school building re-use 5) Consider a cultural facility/center and enhance the civic center area 6) Reorganize civic center and promote as a focal point 7) Expand Farmers Market complex Transportation 1) Increase opportunities for walking, hiking, biking, and rollerblade trails 2) Restrict cut-through traffic in single family neighborhoods 3) Promote non-motorized transportation 4) Consider city-wide public transportation system 5) Bwy railroad below grade and reclaim land for development 6) Promote pedestrian walkways downtown City of Royal Oak Master Plan - Visioning and Public Participation ------------------76 �Concept Plan Workshops Following completion of the Visioning Workshops, Concept Plans were formulated for each Planning Subarea. The purpose of the Concept Plan was to illustrate the common themes which emerged from the Visioning Workshops and provide a vehicle for discussion with the Steering Committee and the public in following workshops. The Concept Plans contained the overall key concepts plan for Royal Oak as well as more detailed Land Use Concept Plans for each Subarea. While the overall plan identified and illustrated the key concepts for the entire City in a generalized fashion, the subarea concepts provided and illustrated more specific recommendations. Key concepts and specific recommendations were derived directly from the Visioning Workshops as well as analysis of existing land use patterns and other physical conditions. Particular attention was given to areas where there are conflicts between current zoning and existing land use (i.e., single family dwellings zoned for multiple family). Key concepts were identified for the following areas: • • • • • • residential neighborhoods major corridors that are primarily commercial in nature Woodward Avenue corridor area downtown area areas where existing land uses are to be maintained, and opportunities/enhancement areas, selected target areas designated for redevelopment and/or enhancement. The subarea concept plan narratives followed a similar format for each subarea with a brief description of the area giving location, neighborhood character, major existing land uses, and subarea landmarks. Second, issues emerging from the visioning workshops and from further analysis were identified. Finally, the subarea land use concept plan illustrated specific recommendations for future land use. The Concept Plans were reviewed by the Steering Committee prior to the scheduling of the public workshops. The purpose of the workshops was to present Concept Plans to the public and receive their input on the general content and direction. In an effort to bring continuity to the planning process, concept plans for the entire City and each subarea were presented. Two workshops were held. The first workshop was conducted at Kimball High School on May 21, 1998 and was attended by 9 people. The second workshop was conducted on June 2, 1998 at the Baldwin Theater and was attended by 63 people. City of Royal Oak Master Plan - Visioning and Public Partlcipation ��Appendix I Visioning Statements ��Appendix I The following appendix contains verbatim listings of vision statements from each Subarea Workshop. Only the priority visions statements which were presented by the small groups to the large group are presented. Visions are listed by Subarea, and are organized in two ways: by small group, and by topic. The number of large groups votes are given for each vision statement. Vision Statements by Group - Subareas 1 and 2 Group 1 Visions Vote 1.1 Protect character of viable neighborhoods by preventing intrusion by more intense uses 6 1.2 Increase Woodward parking by removing commercial buildings 9 1.3 Buffering between residential and more intense uses: I 0-15' landscaped 5 1.4 Increase Woodward parking by removing housing 9 1.5 Eliminate "seedy" businesses (e.g. motels) 5 1.6 Reduce sign clutter increase uniformity on Woodward 9 1.7 Add transit up Woodward ... a tram? 6 Group 2 Visions Vote 2.1 Use Memorial Park for more recreational uses: music, dances, etc. 8 2.2 Maintain our school property 5 2.3 Fewer (maybe none) motels in Royal Oak 2.4 Improve and maintain our neighborhood parks 2.5 Improve Woodward Ave. businesses with regard to: appearance, quality of business conducted, ark.in Group 3 Visions 3.1 "Westborn" style use closing streets fonning cul-de-sacs to separate business from residential, use 1/2 walls, landscaping 6 Il Vote 11 3.2 More consideration of parking needs of businesses/business owners 9 3.3 Create pedestrian-friendly walkways/malls behind/adjacent to Woodward business ''park-like settings" 9 3.4 Use of "small scale" multiple family, creates intimacy/friendly setting 7 3.5 Commercial/Industrial/Office= Moratorium on fast-food/carry out due to traffic considerations 5 City of Royal Oak Master Plan. Appendix 1 - - - - - - - - - - - - - - - - - - - - - - - - - �Vision Statements by Topic- Subareas 1 and 2 Neighborhood Related Visions 3.l "Westborn" style, use closing streets and forming cul-de-sacs to separate business from residential, use 1/2 walls, landscaping Vote 11 3.4 Use of "small scale" multiple family, creates intimacy/friendly setting 7 1.1 Protect character of viable neighborhoods by preventing intrusion by more intense uses 6 1.3 Buffering between residential and more intense uses: 10-15' landscaped 5 Woodward Ave. Related Visions 2.5 Improve Woodward Ave. businesses with regard to: appearance, quality of business conducted, parking Vote 11 1.6 Reduce sign clutter increase unifonnity on Woodward 9 3.3 Create pedestrian-friendly walkways/malls behind/adjacent to Woodward business "park-like settings" 9 1.4 Increase Woodward parking by removing housing 9 1.2 Increase Woodward parking by removing commercial buildings 9 1.7 Add transit up Woodward ... a tram? 6 Commercial/Industrial/Office Related Visions Vote 3.2 More consideration of parking needs of businesses/business owners 9 1.5 Eliminate "seedy" businesses (e.g. motels) 5 3.5 Moratorium on fast-food/carry out due to traffic considerations 5 2.3 Fewer (maybe none) motels in Royal Oak Community Services Related Visions Vote 2.1 Use Memorial Park for more recreational uses: music, dances, etc. 8 2.4 Improve and maintain our neighborhood parks 6 2.2 Maintain our school property 5 City of Royal Oak Master Plan -Appendix 1--------------------------2 �Vision Statements by Group R Subarea 3 Group 1 Visions Vote 1.1 Control commercial development on Crooks, Main & Rochester Roads from 12 Mile to Clawson border. l.2 Identify City (school district) goals for current public areas, school district buildings and properties in Kimball area. 7 1.3 Restrict destruction of single family homes to allow multiple housing. Maintain current single-family housing areas. Maintain undeveloped greenbelt areas around residential areas (Bloomfield & 13 Mile) (Lawrence & Glen Court) 5 1.4 Stress enforcement of codes both to rental and owner occupied properties. 2 1.5 Commercial buildings limited in height relating to adjacent residential properties. 3 1.6 Commercial properties must be kept in character with surrounding residential area. 5 1.7 Maintain current number of parks. 1.8 Allow access and better egress to public properties in Kimball area to Quickstad Park residential area. 3 1.9 Improve drainage and walking/riding facility in park areas. 0 Group 2 Visions Vote 2.1 Cap commercial/industrial development. Keep it a neighborhood - single family with height restriction. 8 2.2 Quickstad and other parks: preserve them as open space and restrict recreational development. 7 2.3 Code enforcement: • signage (commercial) • outdoor display area lighting maintenance - neatness of structures • notification area expanded (beyond 300 feet) 5 2.4 Need to combine city, school, and community when discussing school closings or utilization of public facilities. 4 2.5 Maintain resources: trees greens paces historical sites 8 2.6 Develop continuous, comprehensive maintenance of sidewalks and street lighting. City of Royal Oak Master Plan. Appendix 1 - - - - - - - - - - - - - - - - - - - - - - - - - - - 3 �Vision Statements by Topic - Subarea 3 Neighborhood/Transitional Areas Related Visions Vote 1.6 Commercial properties must be kept in character with surrounding residential area. 5 1.3 Restrict destruction of single family homes to allow multiple housing. Maintain current single-family housing areas. Maintain undeveloped greenbelt areas around residential areas (Bloomfield & 13 Mile) (Lawrence & Glen Court) 5 1.5 Commercial buildings limited in height relating to adjacent residential properties. 3 Commercial/Office/Industrial Related Visions 2.1 Cap commercial/industrial development. Keep it a neighborhood - single family with height restriction. Vote 8 1.1 Control commercial development on Crooks, Main & Rochester Roads from 12 Mile to Clawson border. Parks and Community Services Related Visions Vote 2.5 Maintain resources: • trees greens paces historical sites 8 1.2 Identify City (school district) goals for current public areas, school district buildings and properties in Kimball area. 7 2.2 Quickstad and other parks: preserve them as open space and restrict recreational development. 7 2.4 Need to combine city, school, and community when discussing school closings or utilization of public facilities. 4 1.8 Allow access and better egress to public properties in Kimball area to Quickstad Park residential area. 3 2.6 Develop continuous, comprehensive maintenance of sidewalks and street lighting. 1. 7 Maintain current number of parks. 1.9 Improve drainage and walking/riding facility in park areas. City Image/Appearance Related Visions 2.3 Code enforcement: • signage (commercial) • outdoor display area • lighting • maintenance - neatness of structures • notification area expanded (beyond 300 feet) I .4 Stress enforcement of codes both to rental and owner occupied properties. City of Royal Oak Master Plan -Appendix 0 Vote 5 2 1--------------------------4 �Vision Statements by Group - Subarea 4 Group 1 Visions Vote 1.2 More Community Center needs: busses, north center and south center 9 1.3 Mass transportation plan 9 1.4 Specifically plan where single family houses and condos/appartments should be located within neighborhoods (no strip malls) 7 J.5 Berm to keep Foodland shoppers out of nearby neighborhood 6 Group 2 Visions 2.1 Protect Royal Oak from strip malls--"We don't need them" 2.2 Enforce strong lawn care/appearance code for commercial/office/industrial Vote 10 4 2.3 Restrict commercial traffic flows into residential neighborhoods 12 2.4 Provide 5th lane for 14 Mile between Rochester and Campbell 5 2.5 More supervised recreation facilities for everyone--community swimming pools Group 3 Visions 10 Vote 3.1 Encourage single-family housing 14 3.2 Keep parks natural - don't be trendy, don't over specialize. Maintain them. 14 3.3 Fix existing roads and sidewalks 3.4 Consistency of contiguous land uses - no mixing 3.5 A city with high appearance standards which all work to maintain Group 4 Visions 4.1 Protect character of our residential neighborhoods 9 3 11 Vote 15 4.2 Preserve parks and greenbelts (especially Mark Twain Park) 4 4.3 Facilitate non-motorized traffic 4 4.4 Improve utilization and appearance of parks 4.5 Redevelop commercial and industrial to residential 4.6 Encourage diversity ofCBD by terminating parking subsidy for sellers of alcohol 7 City of Royal Oak Master Plan -Appendix 1 - - - - - - - - - - - - - - - - - - - - - - - - - - 5 �Vision Statements by Topic - Subarea 4 Neighborhood Related Visions Vote 4. l Protect character of our residential neighborhoods 15 3.1 Encourage single-family housing 14 1.4 Specifically plan where single family houses and condos/appartments should be located within neighborhoods (no strip malls) 7 1.1 Maintain City parks (Mark Twain) and improve recreational use and add bike trails, lit tennis courts, etc. 5 Transitional Areas Related Visions Vote l .5 Berm to keep Foodland shoppers out of nearby neighborhood 6 3.4 Consistency of contiguous land uses - no mixing 3 4.5 Redevelop commercial and industrial to residential Transportation Related Visions 2.3 Restrict commercial traffic flows into residential neighborhoods Vote 12 1.3 Mass transportation plan 9 3.3 Fix existing roads and sidewalks 9 2.4 Provide 5th lane for 14 Mile between Rochester and Campbell 5 4.3 Facilitate non-motorized traffic 4 Parks and Community Services Related Visions Vote 3.2 Keep parks natural - don't be trendy, don't over specialize. Maintain them. 14 2.5 More supervised recreation facilities for everyone--community swimming pools 10 1.2 More Community Center needs: busses, north center and south center 9 1.1 Maintain City parks (Mark Twain) and improve recreational use and add bike trails, lit tennis courts, etc. 5 4.2 Preserve parks and greenbelts (especially Mark Twain Park) 4 City of Royal Oak Master Plan -Appendix 1------------------------6 �Vision Statements by Topic - Subarea 4 City Image/Appearance Related Visions 3.5 A city with high appearance standards which all work to maintain 2.2 Enforce strong lawn care/appearance code for commercial/office/industrial Commercial Land Use Related Visions 2.1 Protect Royal Oak from strip malls--"We don't need them" 4.6 Encourage diversity of CBD by terminating parking subsidy for sellers of alcohol City of Royal Oak Master Plan -Appendix Vote 11 4 Vote 10 7 1------------------------7 �Vision Statements by Group - Subarea 5 Group 1 Visions l.l Loft Apartments/Condo/Businesses - Development Vote 22 l .2 Elected Officials to set policy and let staff run it 6 l.3 Promote a mass transit subway; trolley; integrate all transportation 6 I .4 Planning areas to have neighborhood retail within walking distance 0 l .5 Create zoning to help corridor business flourish 0 Group 2 Visions 2.1 Maintain buffer between residential and commercial areas with regard to layout and planning of business district as related to neighborhoods Vote 11 2.2 Preserve the neighborhood with regard to multi/single/two party homes 4 2.3 Green space 4 2.4 Preserve historical character 3 2.5 Greatly increased free parking 3 2.6 Retail - support incentives from a proactive City government Group 3 Visions 3.1 Historical neighborhood identification, guidelines (landscaping, colors, textures), and standards for new development (i.e. nice mix of multi and single family homes, density concerns). Neighborhood lacks certain feel (old elms) - plan for appropriate tree replacement. Vote 18 3.2 Woodward Avenue - parking issues, no common plan for businesses, speed limit too high 3.3 CBD needs businesses that support every day life (i.e. shoe stores, clothing stores, hardware), not just fill voids, but strengthen patterns and elements. 3 .4 Downtown must continue to revitalize and not become stagnant. Avoid inappropriate use of prime spaces (i.e. used car sales at 11 Mile and Main St.) 7 3.5 All utilities underground 4 Group 4 Visions 9 6 Vote 4.1 Bring 11 Mile up to standard - eliminate all motels, exterior upgrading, landscaping, crime, homeless, stricter code enforcement on commercial and apartment exteriors (Citywide) 22 4.2 Bike/running/rollerblading paths in parks, rollerblade rink II 4.3 Limiting multi-family housing in residential neighborhoods 4.4 Woodward/I I Mile Roads, locations where business meets residential, setbacks, improved parking, appearances, etc. 10 4.5 SEMCOG regional transportation system; railroad below street level in Downtown 2 0 City of Royal Oak Master Plan-Appendix 1 1 - - - - - - - - - - - - - - - - - - - - - - - - - - 8 �Vision Statements by Group - Subarea 5 Group 5 Visions 5.1 Enforcement of (non)conforming uses; SF-multiple, multiple-SF, Zoning should reflect actual use, Better public transportation within the City and intra-City (bus, trolley, and light rail) 5.2 Planned, revised Civic Center with community recreational facilities (swimming, rollerblade and skateboard pads) 5.3 Maintain neighborhood occupant diversity Vote 22 3 2 5.4 Conformity with Woodward commercial architectural design 5.5 Hiking/biking paths 5.6 Downtown landscaping (planters) 5.7 No encroachment by Commercial/Industrial on Residential 0 5.8 Incentive for conformity with signage to regulations 0 Group 6 Visions Vote 6.1 "CBD" - expansion with guidelines - possibly to South or any other place within reason 9 6.2 Create recreational "Bike Path" 6 6.3 Preserve neighborhoods, less government, and integration of neighborhoods and business 6.4 Within transition areas - between business and neighborhood - "buffer zones." (create continuity) 0 6.5 Keep a variety of businesses in town 0 Group 7 Visions 7.1 Expand and improve Farmer's Market area to create a "Commons" or Town Center - incorporate City Hall, Court House and Library 7.2 No condos on streets zoned single family 7.3 Buffer zones between business and single family residential in the form of Multi family condos and green space Vote 20 13 12 7.4 Improve 11 Mile road and businesses appearance 6 7.5 Quality new construction carefully planned with neighborhood input 5 Group 8 Visions Vote 8.1 Reduce through-traffic in residential neighborhoods 13 8.2 Establish City-wide public transportation system 10 8.3 Address parking in downtown area (congestion/density) 6 8.4 Retain/protect family atmosphere of City and single-family residences (use of buffer zones) 2 8.5 Balance future development between uses (retail, office, restaurants, etc.) 2 City of Royal Oak Master Plan -Appendix 1 , - - - - - - - - - - - - - - - - - - - - - - - - - - 9 �Vision Statements by Topic - Subarea 5 Neighborhood Related Visions Vote 3.1 Historical neighborhood identification, guidelines (landscaping, colors, textures), and standards for new development (i.e. nice mix of multi and single family homes, density concerns). Neighborhood lacks certain feel (old elms) - plan for appropriate tree replacement. 18 7.2 No condos on streets zoned single family 13 8. l Reduce through-traffic in residential neighborhoods 13 4.3 Limiting multi-family housing in residential neighborhoods 10 5.1 Enforcement of (non)conforming uses; SF-multiple, multiple-SF, Zoning should reflect actual *16 use 7.5 Quality new construction carefully planned with neighborhood input 5 2.2 Preserve the neighborhood with regard to multi/single/two party homes 4 2.4 Preserve historical character 3 8.4 Retain/protect family atmosphere of City and single-family residences (use of buffer zones) 2 5.3 Maintain neighborhood occupant diversity 2 6.3 Preserve neighborhoods, less government, and integration of neighborhoods and business 1.4 Planning areas to have neighborhood retail within walking distance 0 5.7 No encroachment by Commercial/Industrial on Residential 0 Transitional Areas Related Visions 7.3 Buffer zones between business and single family residential in the form of Multi family condos and green space Vote 12 2. l Maintain buffer between residential and commercial areas with regard to layout and planning of business district as related to neighborhoods 6.4 Within transition areas - between business and neighborhood - "buffer zones." (create continuit City of Royal Oak Master Plan -Appendix 0 J-------------------------10 �Vision Statements by Topic - Subarea 5 Downtown Related Visions Vote 1.1 Loft Apartments/Condo/Businesses - Development 22 7.1 Expand and improve Farmer's Market area to create a "Commons" or Town Center - incorporate City Hall, Court House and Library 20 6.1 "CBD" - expansion with guidelines - possibly to South or any other place within reason 9 3.3 CBD needs businesses that support every day life (i.e. shoe stores, clothing stores, hardware), not just fill voids, but strengthen patterns and elements. 7 3.4 Downtown must continue to revitalize and not become stagnant. Avoid inappropriate use of prime spaces (i.e. used car sales at 11 Mile and Main SL) 6 8.3 Address parking in downtown area (congestion/density) 6 2.5 Greatly increased free parking 3 8.5 Balance future development between uses (retail, office, restaurants, etc.) 2 5.6 Downtown landscaping (planters) 6.5 Keep a variety of businesses in town Commercial Corridor (11 Mile, Woodward) Related Visions 0 Vote 4.1 Bring 11 Mile up to standard - eliminate all motels, exterior upgrading, landscaping, crime, homeless, stricter code enforcement on commercial and apartment exteriors (Citywide) 22 3.2 Woodward Avenue - parking issues, no common plan for businesses, speed limit too high 9 7.4 Improve 11 Mile road and businesses appearance 6 4.4 Woodward/11 Mile Roads, locations where business meets residential, setbacks, improved parking, appearances, etc. 2 5.4 Conformity with Woodward commercial architectural design 2.6 Retail - support incentives from a proactive City government 1.5 Create zoning to help corridor business flourish 0 5.8 Incentive for conformity with signage to regulations 0 Recreation Related Visions 4.2 Bike/running/rollerblading paths in parks, rollerblade rink Vote 11 6.2 Create recreational "Bike Path" 6 2.3 Green space 5.2 Planned, revised Civic Center with community recreational facilities (swimming, rollerblade and skateboard pads) 4 3 5.5 Hiking/biking paths City of Royal Oak Master Plan -Appendix 1-------------------------11 �Vision Statements by Topic .. Subarea 5 Transportation Related Visions 8.2 Establish City-wide public transportation system 1.3 Promote a mass transit subway; trolley; integrate all transportation 5.1 Better public transportation within the City and intra-City (bus, trolley, and light rail) 4.5 SEMCOG regional transportation system; railroad below street level in Downtown Vote 10 6 *6 0 Vote Miscellaneous Visions 1.2 Elected Officials to set policy and let staff run it 6 3.5 All utilities underground 4 *Group 5, Statement #I had three elements to it, but participants voted for it as a whole. 22 votes were given to the entire grouping of statements, so when statements were organized by topic, points were broken down accordingly. City of Royal Oak Master Plan -Appendix 1------------------------12 �Vision Statements by Group - Subarea 6 (Downtown) Group 1 Visions Vote 1.1 Make paths from parking lot to the retail/entertainment areas an "adventure" 7 1.2 Generate more varied commercial merchants downtown (clothing, education materials, stationery, gas station.) 0 1.3 Expand DDA area to further south of Lincoln 25 1.4 Change 11 Mile Road to an "Old Town" area 8 1.5 More "green spaces", "larger squares", and pedestrian mall Group 2 Visions 10 Vote 2.1 Improve downtown visually by adding greenbelts, parks, and rest areas 0 2.2 Utilize corridor between downtown and I-696 5 2.3 Retail mix commercial office space and service related business 2.4 Change CBD residential to more permanent loft type residential apartments, or small condos 2.5 Establish graduated building heights from residential peaking toward downtown Group 3 Visions 22 4 )9 Vote 3.1 Integrate Residential housing in CBD area and provide housing nearby for Senior Citizens 8 3.2 Provide integrated parking capability 0 3.3 Provide historic diversity of commercial activity 2 3.4 Clustered development as mixes of residences, businesses, green spaces, recreation/civic areas 3.5 Central community plaza with swimming pool, skate board 1/2 pipe, outdoor ice rink and ci vie/athletic accommodations Group 4 Visions 22 Vote 4.1 Parking Deck - Combine Center St. and First of America decks and go over RR tracks use spaces also for retail, etc. Generally use of decks 28 4.2 Farmer's Market - Revamp/clean up parking area, improve appearance. Increase use of activity - perhaps auction extravaganza - weekdays. 15 4.3 Downtown• Improve pedestrian access, speed perhaps one-way streets, improve flow, make it more pedestrian friendly 11 4.4 Fringe areas - Use homes for businesses perhaps business on lower floor and residence above, this will act as a transition to residential 4.5 Encourage a mixture of businesses, need more service oriented and office space 3 City of Royal Oak Master Plan. Appendix 1 - - - - - - - - - - - - - - - - - - - - - - - - - - 1 3 �Vision Statements by Group - Subarea 6 (Downtown) Group 5 Visions 5.1 Downtown Traffic: Higher density through in-fill of well thought out plan Vote 12 5.2 Taller facilities/higher density of housing close to downtown 5.3 Downtown "central" park 3 5.4 Cultural facility - performing arts, banquet hall museum, civic events plaza 26 5.5 Develop linear corridor to 1-696. Main and Washington 14 5.6 Parking system that address employees, long-short term shoppers, diners, with shuttle service Group 6 Visions 6.1 Fabric - Zoning to encourage preservation and continued use of historic buildings and urban character - not suburban Vote 32 6.2 Attract higher income residents 5 6.3 Must have land use mix - not all bars/restaurants 0 6.4 Railroad - elevate or bury for safety and reclaimed real estate Group 7 Visions 21 Vote 7.1 Eliminate surface parking lots and replace with multi-level lots 13 7.2 Promote residential/retail use, encourage day use, sundry, bookstores, small scale department store 26 7.3 Encourage higher density housing in downtown lofts 36 7.4 Use bell-shaped curve to limit building heights in downtown - 6 story maximum 6 7.5 Reorganize civic center area 12 7.6 Promote intensively pedestrian and slightly off-beat atmosphere 11 Group 8 Visions Vote 8.1 Redefine/expand CBD boundaries 14 8.2 Develop cultural/civic/auditorium/amphitheater center 15 8.3 Apartments over businesses 3 8.4 Do not allow non-conforming businesses 3 8.5 Railroads underground 8.6 Preserve historical buildings City of Royal Oak Master Plan. Appendix 1 - - - - - - - - - - - - - - - - - - - - - - - - - 1 4 �Vision Statements by Topic - Subarea 6 (Downtown) Housing Related Visions Vote 7 .3 Encourage higher density housing in downtown lofts 36 5.1 Downtown Traffic: Higher density through in-fill of well thought out plan 12 3.1 Integrate Residential housing in CBD area and provide housing nearby for Senior Citizens 8 6.2 Attract higher income residents 5 2.4 Change CBD residential to more permanent loft type residential apartments, or small condos 4 5.2 Taller facilities/higher density of housing close to downtown Land Use Mix Related Visions Vote 7.2 Promote residential/retail use, encourage day use, sundry, bookstores, small scale department store 26 2.3 Retail mix commercial office space and service related business 22 4.5 Encourage a mixture of businesses, need more service oriented and office space 3 8.3 Apartments over businesses 3 8.4 Do not allow non-conforming businesses 3 3.3 Provide historic diversity of commercial activity 2 3.4 Clustered development as mixes of residences, businesses, green spaces, recreation/civic areas 4.4 Fringe areas - Use homes for businesses perhaps business on lower floor and residence above, this will act as a transition to residential 1.2 Generate more varied commercial merchants downtown (clothing, education materials, stationery, gas station.) 0 6.3 Must have land use mix - not all bars/restaurants 0 Design/Appearance Related Visions Vote 6.1 Fabric - Zoning to encourage preservation and continued use of historic buildings and urban character - not suburban 32 2.5 Establish graduated building heights from residential peaking toward downtown 19 1.5 More "green spaces", "larger squares", and pedestrian mall 10 1.4 Change 11 Mile Road to an "Old Town" area 8 7.4 Use bell-shaped curve to limit building heights in downtown - 6 story maximum 6 5.3 Downtown "central" park 3 8.6 Preserve historical buildings 2.1 Improve downtown visually by adding greenbelts, parks, and rest areas 0 City of Royal Oak Master Plan. Appendix 1 - - - - - - - - - - - - - - - - - - - - - - - - - 1 5 �Vision Statements by Topic - Subarea 6 (Downtown) Civic/Cultural Center Related Visions Vote 5.4 Cultural facility - performing arts, banquet hall museum, civic events plaza 3.5 Central community plaza with swimming pool, skate board 1/2 pipe, outdoor ice rink and civic/athletic accommodations 26 8.2 Develop cultural/civic/auditorium/amphitheater center 4.2 Farmer's Market - Revamp/clean up parking area, improve appearance. Increase use of activity - perhaps auction extravaganza - weekdays. 15 7.5 Reorganize civic center area 12 Transportation/Parking/Pedestrian Related Visions 22 15 Vote 4.1 Parking Deck - Combine Center St. and First of America decks and go over RR tracks use spaces also for retail, etc. Generally use of decks 28 6.4 Railroad - elevate or bury for safety and reclaimed real estate 21 7.1 Eliminate surface parking lots and replace with multi-level lots 13 7.6 Promote intensively pedestrian and slightly off-beat atmosphere ll 4.3 Downtown - Improve pedestrian access, speed perhaps one-way streets, improve flow, make it more pedestrian friendly 11 1.1 Make paths from parking lot to the retail/entertainment areas an "adventure" 7 8.5 Railroads underground 5.6 Parking system that address employees, long-short term shoppers, diners, with shuttle service 3.2 Provide integrated parking capability Downtown Expansion Related Visions 0 Vote 1.3 Expand DDA area to further south of Lincoln 25 5.5 Develop linear corridor to 1-696 - Main and Washington 14 8.1 Redefine/expand CBD boundaries 14 2.2 Utilize corridor between downtown and 1-696 5 City of Royal Oak Master Plan-Appendix 1 - - - - - - - - - - - - - - - - - - - - - - - - - 1 6 �Vision Statements by Group - Subarea 7 Group 1 Visions Vote 1.1 Preserving the integrity of the single family neighborhoods in Subarea 7 38 1.2 Eliminate transitional use of neighborhoods that opens the door for forced redevelopment 18 1.3 Restrict "overbuilding" in relation to lot size (no small box houses) 8 l .4 11 Mile Rd. - develop a beautification "theme"/streetscape wider street 8 1.5 More "green space" 7 Group 2 Visions Vote 2. I Stricter code enforcement on owner occupied & rental residential properties 13 2.2 Create more programs for adolescents, young adults, i.e. roller blading, skateboarding, hiking and biking trails 17 2.3 No more condo clusters in south end of town 19 2.4 Create buffers between residential & commercial/industrial IO 2.5 Enforcement of commercial, industrial and office so that they are clean, neat and responsible 12 Group 3 Visions 3.1 Single family zoning in neighborhoods, less density in multiple complexes Vote 5 3.2 Streetscape on 11 mile/main more welcoming. Have combination of 1st floor retail/office, upper floors residential Il 3.3 Enforce codes to bring buildings up to higher standards/clean up building. Make businesses accountable for all 4 sides of property. 12 3.4 Plant trees when old ones die/prune older trees to keep them in good shape 3.5 Expansion of Library/City Hall area, update both outside and inside, computerize City Hall/Library, educate both staffs, expand school libraries and make them public Group 4 Visions 4.1 Transition zones must be from lower density to higher density, property location of buffer zones should be on high density side of property 4.2 Remove parking meters 7 II Vote 2 17 4.3 Add buffer zones with greenbelt, landscaping where the three zones meet 5 4.4 Improve public transportation by using smaller van-type units to various business areas 2 4.5 Add Park & Ride areas from downtown to Woodward Corridor 3 City of Royal Oak Master Plan -Appendix 1 - - - - - - - - - - - - - - - - - - - - - - - - - 1 7 �Vision Statements by Group M Subarea 7 Group 5 Visions Vote 5.1 Appropriate placement of condos with regard to ingress and egress of traffic 5.2 Preservation of single family neighborhoods 6 5.3 Mixed use development (offices and residential) in same building 15 5.4 Better managed parking in City, including free parking in downtown 14 5.5 Expand use of Farmers Market as a community center 14 Group 6 Visions Vote 6.1 Maintain residential density 8 6.2 Transition areas = green areas 7 6.3 Traffic control 5 6.4 Expansion of businesses confined within existing commercial zones and not encroach on residential areas 11 6.5 Increase non-motorized accessibility and public transportation for recreational facilities/downtown 10 City of Royal Oak Master Plan• Appendix l - - - - - - - - - - - - - - - - - - - - - - - - - 1 8 �Vision Statements by Topic - Subarea 7 Neighborhood Related Statements Vote 1.1 Preserving the integrity of the single family neighborhoods in Subarea 7 38 1.2 Eliminate transitional use of neighborhoods that opens the door for forced redevelopment 18 2.1 Stricter code enforcement on owner occupied & rental residential properties 13 6.1 Maintain residential density 8 5.2 Preservation of single family neighborhoods 6 3.1 Single family zoning in neighborhoods, less density in multiple complexes 5 Transitional Areas Related Statements Vote 6.4 Expansion of businesses confined within existing commercial zones and not encroach on residential areas 11 2.4 Create buffers between residential & commercial/industrial IO 6.2 Transition areas= green areas 7 4.3 Add buffer zones with greenbelt, landscaping where the three zones meet 5 4.1 Transition zones must be from lower density to higher density, property location of buffer zones should be on high density side of property 2 Transportation/Parking Related Statements Vote 4.2 Remove parking meters 17 5.4 Better managed parking in City, including free parking in downtown 14 6.5 Increase non-motorized accessibility and public transportation for recreational facilities/downtown 10 6.3 Traffic control 5 4.5 Add Park & Ride areas from downtown to Woodward Corridor 3 4.4 Improve public transportation by using smaller van-type units to various business areas 2 5.1 Appropriate placement of condos with regard to ingress and egress of traffic Community Services Related Statements Vote 2.2 Create more programs for adolescents, young adults, i.e. roller blading, skateboarding, hiking and biking trails 17 5.5 Expand use of Farmers Market as a community center 14 3.5 Expansion of Library/City Hall area, update both outside and inside, computerize City Hall/Library, educate both staffs, expand school libraries and make them public ]l City of Royal Oak Master Plan - Appendix 1 - - - - - - - - - - - - - - - - - - - - - - ~ - - 1 9 �Vision Statements by Topic - Subarea 7 City Image Related Statements Vote 2.5 Enforcement of commercial, industrial and office so that they are clean, neat and responsible 12 3.3 Enforce codes to bring buildings up to higher standards/clean up building. Make businesses accountable for all 4 sides of property. 12 3.2 Streetscape on 11 mile/main more welcoming. Have combination of 1st floor retail/office, upper floors residential 11 1.3 Restrict "overbuilding" in relation to lot size (no small box houses) 8 1.4 11 Mile Rd. - develop a beautification "theme"/streetscape wider street 8 3.4 Plant trees when old ones die/prune older trees to keep them in good shape 7 1.5 More "green space" 7 Miscellaneous Statements Vote 2.3 No more condo clusters in south end of town 19 5.3 Mixed use development (offices and residential) in same building IS City of Royal Oak Master Plan -Appendix 1 1 - - - - - - - - - - - - - - - - - - - - - - - - 2 0 �Appendix II Master Plan Meetings: Plan Commission and Steering Committee ��Master Plan Steering Committee Meetings 1997-1999 5-1-97 Planning Dept. Conference Room Re ular 6-5-97 Senior/Community Center Regular 6-17-97 Dondero High School Visioning Workshop 7-3-97 Senior/Community Center Regular 8-7-97 Senior/Community Center Regular 8-26-97 Senior/Community Center Regular 9-16-97 Dondero High School Town Meeting Follow-Up 10-2-97 Senior/Community Center Regular 10-8-97 Dondero High School Visioning Workshop 10-29-97 Kimball High School Visioning Workshop 11-6-97 Senior/Community Center Regular 11-12-97 l<imball High School Visioning Workshop 12-10-97 Kimball High School Visioning Workshop 1-14-98 Royal Oak Women's Club Visioning Workshop 2-5-98 Senior/Community Center Regular 3-5-98 Senior/Community Center Regular 3-23-98 Senior/Communit Center Re ular 4-2-98 Senior/Community Center Re ular 4-30-98 Senior/Communit S ecial 5-21-98 l(imball High School Town Meeting 6-2-98 Baldwin Theater Town Meeting 6-18-98 Senior/Community Center Regular 9-3-98 Senior/Community Center Regular 9-16-98 Library Auditorium Neighborhood Review 9-23-98 Library Auditorium Neighborhood Review Center �Master Plan Steering Committee Meetings 1997-1999 10-1-98 Senior/Communit Center Regular 10-20-98 Oakland Comm. College Theater Public Hearing 11-5-98 Senior/Community Center Regular 12-1-98 Senior/Community Center Regular 1-13-99 Cancelled due to weather Cancelled due to weather 1-20-99 Senior/Community Center Regular 2-4-99 Senior/Community Center Regular 2-24-99 Senior/Community Center 3-11-99 Library Auditorium Regular Public Comment Closed Session 3-24-99 Baldwin Theater Public Hearing 3-31-99 Senior/Community Center Regular 7-14-99 �PLAN COMMISSION MASTER PLAN SCHEDULE Meetin Saturda March 27 Senior Center 9:30 a.m. Meeting Saturday April 17 Senior Center 9:30 a.m. Meetin Monda April 26 Meeting Room #205 6:30 .m. Meetin Tuesda Ma 4 Senior Center #3 6:30 p.m. Meeting Monday May 10 Senior Center 6:30 p.m. Meeting Tuesday May 11 Commission Room 6:00 p.m. Meeting Wednesday Ma 26 Senior Center 6:30 p.m. Meeting Tuesday June 1 Senior Center #3 6:30 .m. Public Hearin Tuesda June 8 Dondero Commons 7:00 p.m. Meetin Wednesday June 23 Senior Center 6:30 p.m. Meeting Wednesday July 7 Senior Center 6:30 p.m. Meetin Tuesda Jul 13 Commission Room 6:30 Public Hearin Tuesda August 10 Dondero High School 7:30 .m. Meeting Tuesda August 24 Senior Center 6:30 p.m. .m. ��Appendix III Resolution of Master Plan Adoption ��RESOLUTION OF MASTER PLAN ADOPTION WHEREAS the Master Plan for the City ofRoyal Oak was adopted at a Special Meeting ofthe Plan Commission, held on August 24, 1999: I I 1 COMMISSIONERS PRESENT: Mr. Anderson, Mr. Boismier, Mayor Cowan, Mr. Farhat, Ms. Harrison, Mr. Lee, Mr. Gomez, Mr.Kondek COMMISSIONERS ABSENT: Ms.Hofman WHEREAS the City of Royal Oak Plan Commission recognizes the need to fonnulate and adopt a Master Plan, including establishment and support ofa Land Use Plan as described in this document; and I' 11 1 WHEREAS preparation ofthe Master Plan included 35 public meetings, workshops and hearings held by the Master Plan Steering Committee and 14 public meetings and hearings held by the Plan Commission; and WHEREAS the Master Plan Steering Committee and the Plan Commission were assisted by the City of Royal Oak Planning Department and Carlisle/Wortman Associates, Inc., in the preparation of the Master Plan; NOW, TIIBREFORE, BE IT RESOLVED THAT: 1. The City of Royal Oak Plan Commission hereby adopts the Master Plan, dated August 1999, With amendments approved thereto, including the Future Land UsePlanMaps, dated July 15, 1999; and 2. A certified copy of the Master Plan be forwarded to the Oakland County Register of Deeds for filing; and 3. All resolutions and parts ofresolutions, insofar as they conflict with the provisions ofthis resolution be and the same, hereby are rescinded. �AYES: Mr. Anderson, Mr. Boismier, Mayor Cowan, Mr. Farhat, Mr. Gomez, Mr.Kondek NAYS: Ms. Hamson, Mr. Lee RESOLUTION DECLARED ADOPIBD, this 24th day of August 1999. 1/uitiA1)JJ;afJ-yuj,t Michael Kondek, Chairman Royal Oak Plan Commission City of -,P � 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 Royal-Oak_Master-Plan_1999 Creator An entity primarily responsible for making the resource Plan Commission, City of Royal Oak, Oakland County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1999-08-24 Title A name given to the resource Master Plan Description An account of the resource The Master Plan for the City of Royal Oak was prepared by the city's Plan Commission and was approvedd by the commission on August 24, 1999. Subject The topic of the resource Master plan reports Royal Oak (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/ad6a921c5d5143c981bff683e62d7df2.pdf d2bbb0c749aa7471ee448166c8aa3d4d PDF Text Text - Harley Ellington Pierce Yee Associates, Inc. Archttecture Engineering Planning Interiors DOWNTOWN DEVELOPMENT AUTHORITY DOWNTOWN ROYAL OAK MASTER PLAN A VISION AND STRATEGIC PLAN FOR THE FUTURE January 1994 Prepared for: The Royal Oak Downtown Development Authority Royal Oak, Michigan �I Harley Ellington Pierce Yee Associates, Inc. Archrtecture Engineering Planning Interiors t t- ~~ J,J Ff ~.. c p X ,1 W 1 -4 I.. rr 11 C, lW P. I t: ttif < ~.11 r !tl{iclfigan 1c.Ctuo DOWNTOWN DEVELOPMENT AUTHORITY DOWNTOWN ROYAL OAK MASTER PLAN A VISION AND STRATEGIC PLAN FOR THE FUTURE January 1994 Prepared for: The Royal Oak Downtown Development Authority Royal Oak, Michigan Prepared by: • Harley Ellington Pierce Yee Associates • Development Strategies Inc. • James A. Claar I @Thi• Document Printed on Recycled Paper �Acknowledgements • • • • • • • • • Harley Ellington Pierce Yee Associates, Inc. would like to thank the following individuals tor their support and contributions to the project: Royal Oak Downtown Development Authority Thomas King, Chairman James Dobie, Vice Chairman William Baldridge, City Manager Barbara Bos Irene Koscien Lawrence Nichols Noel Peterson Jim Smith Robert Sterling Ilene Lanfear, Ex-Officio Member Royal Oak City Commissioners Pat Paruch, Mayor Dennis Cowan Jim Ellison Shirley Evoe Jim Johnson Tom Kuhn Nancy Pirslin Royal Oak Chamber of Commerce • • • • • I Jean Chamberlain, Past Executive Manager Anita DeMarco Goor, Executive Manager Herb Feyer, President Jack Wilson, V.P . Economic Development Tom Joilat, V.P. Membership's Sandy Stackhouse Johnson, President Downtown Merchant's Assoc . Royal Oak Plan Commissioners Philip Dondero Jim Farhat Rick Vincent Cliff Johnson Susan Carter Steve Weber Royal Oak Department of Community Development Chuck DiMaggio, Director Timothy Towing, City Planner I �I Acknowledgements ' I l I Other Participants I •I • • • • • •II •II • Rick Spears, President, First of America Southeast Michigan Ed LeFevre, President National Bank of Royal Oak Larry Goss, Burton-Katzman Development Co. Jack Hanna, Commonwealth Real Estate Group Jim Perry, Director Public Services John Ball, Director Public Safety Robert Vedder, Chairperson Citizens Advisory Committee Lori Stewart, General Manager, The Daily Tribune Bob Fox, Brass Ring Patsy Fulton, Chancellor, Royal Oak campus of Oakland Community College Dr. Stanley Harris, President, Board of Education Jim Fresard, Fresard Buick/Pontiac Sam Habennan, Habennan Fabrics Laurie London, Write Impressions Monique Lampe, Monique's Shoetique Jimmy Palazollo, Jimi's Lynn Portnoy Jeff Haynes, Vanderkloot and Haynes Vonnie Miller, Stagecrafters Dr. Richard Kurrash, Royal Oak Pastors Assoc. Millian Toms, Main to Royal Oak Chamber of Commerce Robert Ball, The Daily Tribune The Harley Ellington Pierce Yee Associates, Inc. and Development Strategies Inc. Team Includes: Jack Goodnoe, Director of Site Planning Wendy Fry, Landscape Architect/Site Planner Robert Balas, Site Planner Richard Ward, Market Analyst/Urban Planner Barry Hogue, Market Analyst/Urban Planner James Cloar, Downtown Management Consultant/Facilitator I �I I I I I • I -I I • •I •I • • .• de, Table of Contents Section THE VISION FOR DOWNTOWN ROYAL OAK 1 1-1 1-2 Past Visions Realized A Vision for the Future EXECUTIVE SUMMARY 2 Summary of the Master Plan MARKET DEVELOPMENT AND LAND USE STRATEGIES 2-1 3 3-1 3.4 3-12 3-24 3-27 Market Strategies A Framework for Downtown Growth and Development Redevelopment Parcels Surrounding Land Use Planning and DOA Revisions Development and Land Use Actions Summary URBAN PLANNING AND DESIGN I 4 Circulation and Access Parking Streetscape Orientation, Identity and Signage Parks and Plazas Paving, Furnishing and Landscape Lighting Buildings and Alleyways Urban Planning and Design Actions Summary ORGANIZATION, MANAGEMENT AND SERVICING STRATEGIES Page 4-1 4.5 4-8 4-9 4-12 4-16 4-20 4-22 4.34 5 Organizational Structure and Responsibility Cooperative Retail Management Promotion and Marketing Parking Security Maintenance Organization, Management and Servicing Actions Summary 5-1 5.5 5.5 5-6 5.7 5-8 5-10 BUILDING THE VISION - The Planning Process 6 6-1 INVENTORY AND ANALYSIS 7 7-1 Market Context Land Use Circulation Parking Streetscape Management and Service Provisions 7.3 7-10 7-25 7-27 7.37 7.47 �I I .•~-, Table of Contents Section Page Aerial View of the Downtown Plan 1 1-3 Organizing Concepts for Downtown A Framework for Downtown Growth and Development Urban Development Objectives Master Plan for Downtown Growth and Development Redevelopment Areas Parcels Redevelopment Area I Redevelopment Area II Redevelopment Area Ill Redevelopment Area IV Redevelopment Area V DDA Boundary Revisions and Future Study Areas Development and Land Use Actions Chart 3 3 3 3 3.5 3.7 3-10 3-11 3 3 3 3 3 3 3 3 3-13 3-19 3-20 3-21 3-22 3-23 3-25 3-27 Circulation and Access Master Plan Parking Master Plan Orientation, Identity and Signage Master Plan Parks and Plazas Master Plan Core Area Master Plan Streetscape Development Phasing Lighting Improvements Phasing Plan Streetscape Design Concepts Urban Planning and Design Actions Chart 4 4 4 4 4 4 4 4 4 4-2 4-6 4-10 4-13 4-17 4-18 4-21 4-26 4.34 The Role of the Downtown Coordinator Organization, Management Servicing Actions Charts 5 5 5-10 5,11 Existing Land Use Existing Multi-Family Housing Existing DDA and TIF Boundaries Special Study Areas Existing Circulation and Parking Existing Parking Utilization Study Public Parking Coverage Typical Royal Oak Sidewalk Design Existing Lighting Conditions Existing Management and Service Provisions 7 7 7 7 7 7 7 7 7 7 7-13 7-22 7-23 7-24 7-28 7-31 7-36 7-41 7.43 7.47 , MAPS AND ILLUSTRATIONS I ' . ( �I I .• de, THE VISION FOR DOWNTOWN ROYAL OAK Creating the Vision I I I I I I ( I I • • • • • • • • 1' �THE VISION FOR DOWNTOWN ROY AL OAK I Past Visions Realized I I I I I I Past Visions Realized Royal Oak has a long history of serving its citizens, its neighborhoods and the surrounding communities as a traditional Downtown center; offering all of the necessary conveniences and amenities of a vital urban core. Housing was built tight to its borders. Walking to shopping areas was common and Main Street brought both residents and visitors into the Downtown. Long lasting commitments were made to the Downtown by building substantial architecture, by locating public and private institutions Downtown and by fostering independent businesses in the city. The proliferation of suburban destinations beyond Royal Oak, and the development of shopping malls contributed to drawing activity out of the heart of Royal Oak. In light of this, actions were taken by the city and its business community to restore and revitalize the activity and look of Downtown . Bold and cooperative initiatives were taken which: I Created one of Michigan's first Downtown Development Authorities (November 1976). I I Developed a substantial amount of senior housing near Downtown . Encouraged the Oakland Community College to locate in Royal Oak. Improved streetscapes throughout the ODA. Enhanced the civic area. Provided city funded parking decks. I I I I I Envisioned mixed use development at 1-696 to establish a presence at the new interchange, to provide new housing and commercial opportunities which promote and enhance Downtown, and to help make Royal Oak a regional destination once again. Cooperated with First of America to develop a new corporate headquarters in Downtown . Created a favorable atmosphere for independent retail and entertainment businesses. This long range vision and commitment to action has paid off. Vacancy rates are virtually zero, historic architecture is being restored and Royal Oak is known regionally for its friendly character and its unique variety of shops, restaurants and entertainment. Royal Oak has been well nurtured in its recent past, and has prepared itself well to step back and evaluate what the next steps should be. 1· 1 �I I I I I I I I I I I I THE VISION FOR DOWNTOWN ROY AL OAK A Vision For The Future A Vision for the Future The future for Downtown Royal Oak will be built upon its exciting combination of the traditional and the unique. A strong sense of it's past creates the foundation for change and enhancement. While a vital mix of activities, along with a freedom of expression will continue to give Royal Oak it's special flair and appeal as an alternative shopping and leisure experience. People will be drawn to Royal Oak as a Downtown that not only invites use, but offers something back to it's business, it's residents, and it's visitors. It will offer: New space for independent retailers in a pedestrian oriented storefront setting inspired by traditional Downtown characteristics. More housing in Downtown, and strong circulation linkages to surrounding residential areas. A variety of office development options including civic and corporate office space; and opportunities for new landmark buildings. A variety of new and revitalized public parks and plazas. The incorporation of public art in the Downtown area. Coordinated orientation and identification systems to make Downtown safe and easy to use; and destinations easy to find. The experience for the user will be a strong sense of having entered a city that is comfortable, lively and delightfully different. All ages will be equally at home; and this mix will be encouraged. Streets and open spaces will create a series of inviting places to stroll, meet, sit and enjoy the urban activity. There will be small, intimate places for private and spontaneous activity and large areas designed for organized events. It will be seen as a sociable and friendly city. Independent business will be encouraged to make tasteful, individual expressions with their property which use traditional forms , scale and details as their inspiration and as the measure of quality. Royal Oak has established a reputation as, and will continue to be, a city that is constantly refreshing itseH and reaching out to it's citizens and its visitors. Each of it's components has a distinct personality. These personalities will be allowed to be blended and strengthened to reinforce each other. Royal Oak will be a city that continues to take pleasure in it's growth; encourages diversity, promotes commerce, is both comfortable and invigorating to be in, and openly invites participation. The theme, or feeling of Downtown Royal Oak that will result from this plan will be one of respecting and encouraging traditional elements, both visual and functional, while encouraging creative and eclectic endeavors and expressions. 1·2 �- .• ~e, - - _.,. ... 11111 ----------THE VISION FOR DOWNTOWN ROY AL OAK Aerial View of the Downtown Plan SIGNATURE OFFICE BUILDING CIVIC CORRIDOR ALONG SECOND STREET AND MAIN STREET PEDESTRIAN CROSSINGS POST OFFICE PLAZA EXPANDED FARMERS' MARKET AND ACTIVITY PLAZA AMTRACK STATION AND TRAIN PLAZA -~ \_ SIGNATURE OFFICE B U I . ~ CONTINUING CARE RESIDENTIAL COMMUNITY .... LANDMARK BUILDING MUNICIPAL PARKING DECK w STOREFRONT STYLED RETAIL DEVELOPMENT L RAILROAD PARK AND FOURTH STREET CONNECTOR ~ - �• •I I I EXECUTIVE SUMMARY Summary of The Master Plan The Downtown Royal Oak Master Plan evaluates the Downtown's strengths, and its opportunities for positive growth and enhancement. It establishes a Vision for the future and recommends Strategies for: Market growth Land use and development Urban design enrichment Cooperative downtown management I The Vision is based upon extensive investigations that took place in the fonn of: I I I I I I I I I I I I Interviews with key individuals who represent the perspectives of business, government agencies and institutions in the City, and in the region (Section 6). Broad based and interactive workshop sessions for goal setting and problem/opportunity identification (Section 6). On-site observation and research regarding today's market factors , physical and functional conditions and the organizational structures affecting the operation of the DOA (Section 7). Guiding concepts for change, and recommendations for action, were established for each of the planning elements noted above and are summarized here. MARKET DEVELOPMENT AND LAND USE Royal Oak is well positioned for growth despite intense retail competition. The opportunities lie in expanding on the markets of eclectic and specially retailing , restaurants and entertainment along with selected office and residential development. In order to capitalize on these potentials the ODA should: Build upon its' success with destination retail , restaurants and entertainment businesses. Not seek or encourage large scale discount retail. Rather, it should promote store front styled retail development. Accommodate selected "hybrid" retail (such as Pier 1) in Redevelopment Area II. Improve and expand the Fanners' Market to a full time and year-round operation. Encourage additional office facilities for financial and medical institutions. 2·1 t �I EXECUTIVE SUMMARY •I I I I I I I I I I I I I I I Summary of The Master Plan Create opportunities for additional, higher density housing adjacent to, and with-in, Downtown; including a variety of senior housing options. Pennit and encourage new and renovated second floor residential use. Six areas are identified for implementing redevelopment efforts to meet the above market potentials. (See Pg. 3 •13) To accommodate this, two areas will require expanding the current DOA limits eastward from Troy Street. Future planning studies should test the benefits and design of, higher density residential; 1. Between the Barton/Lafayette and 1-696 districts of the ODA, and 2. North and west of Main Street and Eleven Mile Road. URBAN PLANNING AND DESIGN The Downtown has, over time, made substantial improvements to the look and functional efficiency of Downtown. In order to reach its full potential, two broad issues need to be addressed through physical design. The east (Main Street and the Civic area) and west (Washington Street) districts need to be unified into a functional and visual whole. Underutilized parking must be made recognizable and inviting; and new parking must anticipate future business and civic development. To achieve the east/west linkage, across Main Street and the Railroad Corridor, the primary cross town connector streets of Second, Third and Fourth will be enhanced and reinforced. Additional identification and orientation systems (signage, landscape, streetscape and lighting) will signal these linkages and important public destinations, such as parking and City Offices. Pedestrian accommodations and public open spaces have been expanded. Actions to implement these plans include: Install special paving at high use pedestrian crossings. Enhance Third Street and improve the Center Street parking deck to encourage its use. Develop a comprehensive signage and gateway design plan. Enhance the Railroad ROW as a visual open space through Downtown . Install additional traffic lights and left tum signals at selected Main Street intersections. Develop Second Street as the Civic Corridor linking the City Hall area with the Post Office area; and thereby highlighting the community service aspects of Royal Oak. 2-2 �•I EXECUTIVE SUMMARY Summary of The Master Plan I I I I I I I I I I I I I I I I I Enhance the Fourth Street corridor as the primary connector from Main Street to Washington Street across the Railroad tracks. Develop a centrally located open space in this Fourth Street corridor which uses the Railroad presence as its theme. ("Railroad Park") Develop a public events plaza in conjunction with an expanded Farmers' Market and reorganized surface parking. Develop detailed facade design guidelines and a design assistance program. Create future deck parking for the City Hall area and the Lafayette/Fifth Street area. ORGANIZATION MANAGEMENT AND SERVICING The accomplishments achieved under the current organizational structure are impressive and the system should remain intact. Additional cooperative efforts and operational efficiency would be enhanced by increased input by the Downtown merchants. The DOA should retain primary responsibility for coordinating Downtown economic development and the associated physical improvements. The City should continue to provide professional resources to the DOA as necessary for securing funding along with the administration of major physical improvement projects. The Downtown merchants should assume increased responsibility for providing additional, coordinated Downtown promotion and marketing activities, and for contracting selected maintenance services. As the demand and need for these activities and services increase the means for providing them should evolve from part time volunteer assistance to a paid part time or full time Downtown Coordinator. This individual will be the point person for guiding and assisting a cooperative retail management system between the Downtown merchants, the Chamber of Commerce, the ODA, and contracted services. The present system of funding operational costs should be refined to allow more revenues to be available for operational purposes. The DOA and the City should continue to be the primary service providers for Downtown. The present system of financing and building parking facilities should be retained. In addition to the many specific recommendations for improved parking utilization included in this report, a comprehensive Downtown parking management plan should be developed by a parking consulting firm . 2,3 �11111 I EXECUTIVE SUMMARY 11 Summary of The Master Plan I -I I i I I I i I I I I i I Detailed recommendations, for each of the planning issues are outlined in Sections 3, 4 and 5 and are summarized in chart form on the final pages of each section. The charts are an overview of: a) the actions to be taken, b) who should have central responsibility to initiate and coordinate these actions, c) what should be the sequencing for action, d) what are the options for funding these recommendations · and, e) a preliminary cost estimate for public projects which are likely to happen in the near-term. Phasing priorities are characterized as follows: 1. Near-term - activities that should be initiated within 1 to 3 years. 2. Mid-term - 4-10 years. 3. Long-term - 10 years and beyond. J r 2,4 �I MARKET DEVELOPMENT AND LAND USE STRATEGIES Market Strategies I I I I I INTRODUCTION The recommendations regarding land use and development strategies described in this section are based on both planning and market criteria. They are meant to be consistent with the "Vision" for Downtown described in Section 1, to be desirable and compatible with existing uses, and to be realistic in tenns of market potential for the type and scale of uses and development suggested. The recommendations focus first on market factors and market strategies which influence future land use. Then, the recommended types of development and redevelopment are outlined. Finally, the relationships between the Downtown plan and other critical planning areas are discussed. For each of these three strategic elements, the "why", "what" and "how• are described under the headings Analysis and Recommendations and Implementation. MARKET STRATEGIES Analysis I Downtown Royal Oak is well positioned within its surrounding retail market; there are an estimated 180,000 people within a three mile radius. However, competition for general merchandise retailing is intense and is led by the nearby regional and community shopping centers such as Northwood, Universal Mall, Oakland Mall and the Somerset Collection. Attempting to compete against these shopping centers and their national chain tenants for general merchandise comparison shopping is unrealistic. Consequently, Downtown Royal Oak has evolved into a core area that accommodates eclectic specialty retailing, restaurants, offices for financial institutions and small professional office tenants, and residential uses located on the periphery of the central business district. There exists no "anchor" store Downtown as is the case in a shopping center. To quote an observation made at one of the planning workshops "Downtown is the anchor" in Royal Oak. Relatively low retail rents have allowed a variety of creative entrepreneurial business ventures to be established, contributing to Royal Oak's popularity as an interesting, safe, urban shopping destination. But, just as market factors kept rents low in the past, market factors have begun to push rents higher in recent years as the vacancy rate for Downtown space has dropped to almost zero. The challenge is to take advantage of these market factors and to identify the types of additional businesses and uses that are desirable, compatible, and feasible Downtown . The objective is to fonnulate market strategies for retaining existing businesses and for accommodating new ones that provide an expanded mix of uses Downtown. I I 3·1 �MARKET DEVELOPMENT AND LAND USE STRATEGIES I Market Strategies I I I I Recommendations and Implementation 1. Downtown should build upon its success with destination retail and restaurants by the continued upgrading of existing businesses and by seeking to fill some of the specialty niches not presently represented . An example of these include a bookstore, toy store, delicatessen , news stand, or specialty foodstore. This should be accomplished by having a Downtown Coordinator actively seeking such businesses (see Page 5-2) and by the continued improvement of the physical environment as detailed in Section 4. 2. Large scale discount retailing (e.g. K-Mart, WalMart, etc.) should not be encouraged or accommodated in or near the Downtown area. There would be little, if any synergy or benefit to other Downtown businesses by accommodating this type of use Downtown . Customers making a shopping trip to a discount department store are unlikely to combine their trip with a visit to the specialty retail stores or restaurants Downtown . In addition, the large site requirements of a discount retailer is inconsistent with the scale and character of business Downtown. 3. The potential for attracting specific "hybrid" retail operations (e.g. Crate & Barrel, Pier I) does exist, especially if the density of residents in and near Downtown increases. In some communities these businesses have located in traditional Downtown settings and structures, though they may need 5,000 to 15,000 square feet of floor space. The market strategy recommends that these uses be accommodated on a selective basis since they can be compatible with and complement the existing specialty retail and restaurant establishments Downtown. To implement this recommendation and accommodate the space requirements of these businesses, as well as the expansion of new and existing smaller specialty retailers, the plan incorporates a designated Redevelopment Area II bound by Washington, Main, Fifth and Seventh Streets (see Page 3-14, #2). Another part of the market strategy underlying this recommendation is to provide opportunities for creating additional retail space by offering a "relief valve" for increasing retail space demand, thus helping to stabilize rising rents. 4. The Farmers' Market should be expanded to a full-time produce market as a part of the overall market strategy. This will offer another exciting retail component to Royal Oak that further differentiates it as an active , vibrant Downtown. Additional details on this recommendation and its implementation are outlined in item (4) on page 3-16. 5. Though the suburban Detroit office market is presently overbuilt, Royal Oak is well positioned as a location for office development. Therefore, the market strategy includes capitalizing upon the opportunity to develop new office buildings when demand materializes. The plan I I I I I I I I 3-2 �MARKET DEVELOPMENT AND LAND USE STRATEGIES Market Strategies I I I includes several specific sites to accommodate new office development (see discussion of Redevelopment Parcels I and V on pages 3-12 and 3-17). Target markets for new office development include administrative/ processing functions for medical and financial institutions. For smaller, infill office development, medical office and general office space users requiring 1,000 - 5,000 square feet should be targeted. 6. I I I I I I Increasing residential density in and around Downtown is an important recommendation of the market strategy and a key component of the plan. The opportunities for developing and redeveloping housing on the Downtown periphery will increase, particularly in the areas to the north of Eleven Mile Road and to the south of Oakland County Community College. This will provide a greater concentration of patrons to support additional retaiVservice businesses and will create more activity and -vitality Downtown - a desirable end in itself. The market for additional residential units has heretofore been untested due to a lack of new housing being introduced in the Downtown area. However, the residential units now being developed at 1-696 are providing a test market for new housing close to Downtown. If a strong residential market for medium density housing is demonstrated, additional housing development should be planned for areas within or adjacent to Downtown. The discussion on Surrounding Land Use Planning on pages 3-24 and 3·26 recommends potential locations for this type housing. It is likewise recommended as a part of the marketing strategy that residential uses continue to be permitted and encouraged above the first floor of Downtown businesses. I I I I 3.3 �I I I I I MARKET DEVELOPMENT AND LAND USE STRATEGIES A Framework For Downtown Growth And Development INTRODUCTION The urban design solutions for Downtown Royal Oak need to establish a physical environment to accommodate and actively promote the market objectives and the goals of the Vision for Royal Oak. The guiding concepts for unifying and encouraging growth and development throughout the Downtown are: 1) to link the Civic Center area and the Washington Avenue business district with, and through, the Main Street Corridor, 2) to establish new development and redevelopment opportunities for productive land use changes. ANALYSIS The Downtown has a strong history of public improvements that have created a foundation for continued enhancement of the urban environment. Regional access routes, which in the past drew traffic away from Downtown , have had the positive effect of helping to preserve the scale and character that makes Royal Oak so appealing. Because of this it was able to retain a feeling of a traditional Downtown . Today these regional routes help to provide good access revitalized and reemerging Downtown. The streetscape improvements have enriched this character. Building upon this foundation , the Framework Plan for physical development is aimed at achieving stronger bonds between the parts that make up Downtown and at the same time creating new opportunities to work, shop, live and recreate in the Downtown area. I The Downtown today is visually and functionally divided east from west by Main Street and the Railroad Right of Way. There is ambiguity about what is, or should be, considered the center of Downtown - Is it the Main Street area or is it the Washington Avenue area? How can they best be brought together for mutual benefit; and how can the use of Downtown be made increasingly convenient, comfortable and inviting? Characteristics which contribute to Royal Oak's success as an urban center today include: An active government and civic area (City Hall, Library, Farmers' Market, Post Office, SMART station and a future AMTRAK station) . A traditional Main Street thoroughfare. Unique specialty shopping and entertainment activities. Close-in residential areas; including a strong senior citizen component along with substantial new and proposed multi-family housing. A pedestrian-friendly (2 - 3 story) "store-front" streetscape with architectural diversity and historically significant buildings. Existing and potential public open spaces. Potential for land consolidation and redevelopment opportunities. 3.4 �I I I I I I I I I DEVELOPMENT AND LAND USE STRATEGIES The Organizing Concepts For Downtown i-;r,- ·- '"--•···--··-' c:·· \}JW/(lfl(",1T<r ~ -, , I r I I I I I I I Refer to narrative on page 3•4 3 • 5 �I MARKET DEVELOPMENT AND LAND USE STRATEGIES I I I I A Framework For Downtown Growth And Development The physical planning goals which the Framework Plan seeks to accomplish in order to realize the Vision for Downtown are: Enhanced unification of the Downtown, both visually and functionally to orient the user and make circulation easier (whether by car or on foot). Convenient, easy to find, and inviting parking facilities. A linked system of public open spaces and amenities to accommodate and promote pedestrian activity in the Downtown. Improved pedestrian safety at road and railroad crossings. Opportunities for land consolidation, and redevelopment to realize market goals and opportunities. I RECOMMENDATIONS AND IMPLEMENTATION 1. The Downtown plan needs to overcome the dividing effects of Main Street and the railroad; and tum these, instead, into unifying elements. This can be done by reinforcing the overlap and linkages between the two business districts and the civic center area. Each area should have its own personality, while sharing common elements. The key common elements are the circulation corridors and the points where they intersect. The primary intersections are where Main Street meets Second, Third and Fourth Streets. Fourth Street is especially important because it is continuous all the way through Downtown, running east and west. For this reason , Fourth Street should be enhanced to be the backbone that links Main Street with Washington Avenue. 2. The City and the DDA should assemble land for public use where Fourth Street, Center Street, and the Railroad ROW come together, in order to develop a "Central Park" area along this all important Fourth Street connector. The railroad has a powerful presence; both as an open visual corridor through the Downtown, and as a dynamic and kinetic element. When a train roars through Downtown, all cross town traffic stops. It demands attention . It is an exciting element that contributes to making Royal Oak unique and special, and needs to be enhanced and celebrated. The Fourth Street corridor and this railroad crossing/railroad park area, should be the new unifying feature of Downtown . It is common to the east and west halves of Downtown. It is dynamic, historically relevant, close to the Downtown's most central parking facility (the Center Street deck), and is located where existing and future open space and pedestrian linkages converge. It should become the primary internal orientation point for any one using Downtown. It needs to be made 3-6 �1111 I I I MARKET DEVELOPMENT AND LAND USE STRATEGIES A Framework For Downtown Growth And Development -~,'------l_J ~ ~ j - ' I , f ~NI ITT ~ D ' J □ LJ [h1, I' ' I I f c:J L . I l I 1 !I II LEGEND ==fltul~I ~ ll i i iI •-+i+-+- • ,--~- •r-="'f.~ = • ~ :s:...;,;..;;.. ----, T""'- ==.!' ~:;- - - r--- ~~~ • • 'O Jo I '1 Ji L I __ Otfce CSDlleNShutUe C80 oa, ...~ . PrlfNr'J' ' Secondary • p """'...._ ..._. . . . . .........___. I ~/Aelait Gt~/()pwi5oaotl Pur:ikL...andK«cM~, g C80 IOINcty At• 0-ow,lling Comoo,s ■ L !! N C ,,_.,,.. ·- c....... Coma""''°" ~ ~ • a'IICI Mfainl~ Erw•JtC4WMnl ---........ ~11.nh•torP\AiJOAft CArtWalk) ......._ ~ r At. . O ;:- L - -----.. • f.~ HlatoflC&lfy Sqlitcanl. ltfchl9etu,e ~ _,.,....,..,..,..,.,....,_,,,,,,,......,. ' DOWNTOWN STUDY for the CITY of ROYAL OAK DOWNTOWN DEVELOPMENT AUTHORITY FRAMEWORK PLAN for Downtown Growth and Development F.c,24 1993 3.7 �1111 I MARKET DEVELOPMENT AND LAND USE STRATEGIES I A Framework For Downtown Growth And Development visible from both Main Street and Washington Avenue, through special streetscape lighting, furnishings , pageantry, and signage treatments. This area warrants special study to establish a Railroad Park Master Plan. The park should be both a leisure park and a railroad history park. The railroad "celebration· must be carefully designed as a part of the larger Fourth Street corridor so that it functions as an unifying landmark. The dominant visual impression should be the recognition of the corridor within which the railroad park is a special highlight. lntennodal Surface Transportation Efficiency Act (ISTEA) funds are available for such projects ; especially when ROW and circulation improvements and historic elements are combined in one project. (See Parks and Plazas Page 4•12) 3. The topographic high point of the City is at the intersection of Washington Avenue and Fourth Street. This, in combination with the historic and attractive Washington Square building, makes this intersection an important destination and orientation point. Like the intersection of Fourth and Main, this intersection of Fourth and Washington should be reinforced as a pivot point that links Washington to Fourth, and Fourth to Main Street. 4. Secondary east-west linkages need to occur on Third and Second Streets. Enhancements to Third Street will invite and draw motorists to the Center Street deck. Streetscape and Plaza development on Second Street should be developed to tie the post office, the proposed AMTRAK station and the Library/City HalVFanners' Market area together along this "Civic Corridor"; helping to establish another east/west linkage across Main Street. This should be made a high priority for city participation in conjunction with private investments on Redevelopment Parcel V, and the AMTRAK site. 5. These linkage systems, discussed above (Items 1 - 4), should become the structure along which existing and new public open space occurs. This will help make the corridors more enticing and usable by pedestrians, while at the same time, enhancing vehicular circulation by defining critical connections and destinations. Physical design characteristics and priorities for creating these linkage systems are discussed in Section 4. (See Pages 4•2, 4-10 and 4-13) 6. Strategies for identifying the "gateways" into Downtown, and for developing "easy-to-find" parking facilities as destinations should be based upon this internal organizing framework of linking east with west. These strategies are discussed in Section 4. (See Pages 4.9 thru 4-12) 7. Downtown Royal Oak has distinct boundaries with healthy residential areas on most of its perimeter. This is wisely being reinforced with new residential at the 1-696 development area. As discussed earlier, business I I 3-8 �I DEVELOPMENT AND LAND USE STRATEGIES I A Framework For Downtown Growth And Development I I I I I uses are a priority for Downtown land. Residential development Downtown, therefore, should be focused on creating new opportunities, especially for senior citizens to live in and near the Downtown; and for the development and redevelopment of living units above first floor businesses. 8. Oakland Community College (OCC) is a key member of the Downtown community and is likely to expand its facilities over time. Its primary public face is to the south and future development should be south of Lincoln. This will locate the existing parking deck (which can be expanded vertically) centrally to an expanded campus. Lincoln can become more pedestrian oriented as an internal campus road; and the intersection of Lincoln with the •center Street• alleyway can become an identifiable campus center within Downtown. 9. Several opportunities exist on currently underutilized land for redevelopment, which will meet and create new market potentials and which will reinforce these physical planning strategies. Refer to discussions on REDEVELOPMENT PARCELS. (See Pages 3•12 thru 3•25) Site specific Urban Development Objectives and the Master Plan for Downtown Growth and Development which are based upon this Framework Plan are shown on pages 3• 10 and 3• 11. Detailed recommendations and implementation strategies for urban planning and design are discussed in Section 4. The research that established that the understandings of how Downtown works today is documented in Section 7. The Vision building process by which goals for Downtown's future was established, is documented in Section 6. I I I I �MARKET DEVELOPMENT AND LAND USE STRATEGIES Urban Development Objectives 1. Improve Parking Identification, Image, and Lighting 2. Expand and Enhance Civic Center Functions and Identity (Civic Corridor) 3. Extend Core Parking 4. Enhance Organizing and Identity Corridors 5. Circulation Revisions for Safety and Efficiency 6. OCC Campus Expansion 7. Encourage Small-Scale Commercial and Office Infill 8. Promote 2nd Floor Residential Development 9. Expand ODA / TIF to Accomplish Redevelopment Strategies 10. CBD Gateways Identification and Image Enhancement 11. Reinforce Fourth Street Connector 12. Expand and Enrich Civic Center Open Space 13. Create a Civic Center Based Events Plaza 14. Improve Service Alley-Ways and Establish Maintenance Guidelines 15. Clean-Up and Enhance Railroad R.O.W. View Corridor 16. Improve Pedestrran Awareness and Safety at Intersections (Roadways and Railroads) 17. Develop Special Street Lighting of Access Corridors for Safety and Identity 18. Selectively Update Streetscape Furnishings 19. Implement a Public Art Program 20. Provide a Clock Tower as an Orientation and Image Landmark 21. Celebrate Railroad Presence 22. Illuminate Historic Architecture 23. Promote Facade and Display Enhancements 24. Display Hours of Operation 25. Consolidate Residual Land for Greenspace System 26. Guide and Promote Flexible but Traditionally Styled Private Property Improvements 27. Initiate Market Based Development Strategies I. Signature Offices and Municipal Parking Deck II. Street Retail and Core Parking Ill. Continuing Care Residenti~ Community IV. Farmers Market and Civic Center V. Signature Office Buildings Refer to plan on facing page 3 • 10. b,; �.I DEVELOPMENT AND LAND USE STRATE GIES Urban Deve 1opment Obj ectlves □ I I l Cont,nu,ng Care Residential Com mun1ty [ ~v ,---- ;_~1l,~sJ~~======~=:'.::::5 Refertonarratlveonpag I e 4•9 - 4•25 I1 I (-Tr-=; OCCCa pus Expansion 3. 10 �DEVELOPMENT AND LAND USE STRATEGIES The goals of the Master Plan for Downtown Growth and Development are: 1) to create new opportunities for living, working, shopping and having fun in Downtown and 2) to insure that doing so is convenient and stimulating. Master Plan For Downtown Growth And Development I - -_ - Six redevelopment sites have been identified which provide workable and coordinated areas within Downtown for new offices, retail businesses and housing. DDA boundaries need to be expanded for portions of these areas. ~ ~ s...,...□ 1 : □. D~ Streetscape and open space enhancements will tie the Main Street and Washington Street areas together. Fourth Street will be enriched, as the primary east-west connector, by the development of a centrally located "Railroad Park. " This will become the symbolic, and pedestrian-friendly, "heart" of Downtown. Third Street will be the backbone for expanded and improved parking facilities. Second Street will be enhanced as the "Civic Corridor'' linking the City Hall, Library and Farmers' Market areas with the Post Office and the proposed Amtrak station. (} High image identification at key entry points into Downtown, along with special lighting, signage improvements and pedestrian paving at intersections will invite and guide those coming to Downtown. I ; ... . . 8 ' . @ . D CIVIC CORRIDOR REDEVELOPMENT PARCEL IV POST OFFICE PLAZA EXPANDED FARMERS'MARKET NEW EVENTS PLAZA NEW LANDMARK BUILDING NEW CIVIC OFFICE SPACE AND EXPANDED PARKING AMTRAK STATION THIRD STREET CONNECTOR TO CENTER STREET DECK TtURD STREET PARKING DECK RAILROAD PARK AND FOURTH STREET CONNECTOR REDEVELOPMENT PARCEL I SPECIAL PEDESTRIAN CROSSINGS ON MAIN STREET NEW OFFICE AND PARKING DECK \ REDEVELOPMENT PARCEL 11 NEW STOREFRONT RETAIL AND HOUSJNG WITH OFFICES ABOVE REDEVELOPMENT PARCEL 111 CONTNJUM OF CARE SENIOR HOUSING ~ I I! -- """"" Refer to narrative on pages 3•6 - 3•9 3 • 11 �• • MARKET DEVELOPMENT AND LAND USE STRATEGIES Redevelopment Parcels REDEVELOPMENT PARCELS • • • • • fl Analysis Downtown Royal Oak is a "built-out" traditional commercial business district in the sense that there remain no large, vacant sites available for new development. New land uses and physical improvements will, therefore, need to be integrated into the context of existing development in order to realize the vision for Downtown. The logical locations for accommodating larger scale new and/or upgraded uses are on sites within Downtown that are presently underutilized in terms of their development potential. Six such sites are identified in the recommendations which follow (See Page 3-13). For smaller scale development, renovation of existing structures and new infill development will be required . Recommendations and Implementation Downtown should continue as a mixed-use traditional urban core with retail , service , office and residential land uses in a medium density, pedestrian scale environment. 1. Designate the two block area bound by Fourth Street, Sixth Street, Lafayette and West as REDEVELOPMENT PARCEL I to accommodate a future signature office building developed in conjunction with a municipal parking deck (See Pg 3·19). The concept includes a three to four story off ice building (35,000 - 65,000 square feet) which reflects and compliments the scale and quality of the First of America office to its north across Fourth Street. A parking garage, with the potential for ground floor office space, would be constructed south of Fifth Street as a public City parking facility to serve the office development and to provide additional parking for expanded retail uses along Washington and Lafayette. The City's present system of issuing bonds for financing parking structures {as was used for the Lafayette Street garage) represents the most feasible method of implementing this recommendation . However, City participation should be contingent upon private investment since it is doubtful that construction of the parking garage could be justified economically without development of additional office space. The development of residential units in conjunction with the deck in addition to or in lieu of office space should be considered if the market allows. This area has been subject to soil contamination associated with past land uses in the area and environmental clean up may be a development cost associated with new construction on this site. The deck should be designed to be a two level deck at the north end, with office on the first floor, and step up to 4 levels on the south end. 3 · 12 �I •II • DEVELOPMENT AND LAND USE STRATEGIES Redevelopment Parcels - ······]•1••··············•·········•··· :.-{:}\\:? Ji!t!i \/). ·•·••··•·•1~~········ ·····••:::•~-?·•· .....,,_,_,___==~ = - { ·li?.;i;;i~~~~. ill< •, .. .i i !\: ~-\}?f{fi.t~~ ·-""' Refer to narrative on page 3•12 - 3•24 3 • 13 �I MARKET DEVELOPMENT AND LAND USE STRATEGIES Redevelopment Parcels It should have a landscape zone on the West Street side, and generous streetscape development on Fifth Street face. These features will maximize the deck's capacity while scaling down and buffering the structure in the areas which are presently residential in character and use. Streetscape improvements should be implemented in conjunction with the construction of the deck or designed to accommodate a future deck if installed in the near-term. No major improvement should be made which would need to be removed to construct the deck. NOTE: Streetscape improvements associated with all of the Redevelopment Parcels should be implemented as public/private joint ventures at the time of the parcel development. 2. Designate the five-acre site between Main, Washington Avenue, Fifth and Seventh Streets as REDEVELOPMENT PARCEL II to accommodate new retail development and surface parking (See Pg 3 • 20). As explained in the Market Strategies section, this redevelopment area could provide modem retail space configured for selected "hybrid" retail business, and for local retailers requiring expanded or upgraded space. Approximately 40,000 to 55,000 square feet of new ground floor retail space could be developed in Redevelopment Parcel II along with approximately 200 to 240 parking spaces. The City should require that 2nd and 3rd floor space be constructed on all new 1st floor commercial buildings. These upper levels should be either office or residential uses. New buildings should be of consistent scale with existing structures and should be brought out to the sidewalk to form a consistent urban streetfront setting. Parking should be located behind the structures as illustrated in the plan. This redevelopment should be achieved in two phases. The half south of Sixth Street will be Phase 1. Phase 2 will be north of Sixth Street. Sixth Street should remain open until Phase 2 is developed. Closing Sixth Street will encourage traffic to use Washington Avenue for access to this area; and will eliminate this railroad crossing. The building should pull away from the street at the intersections of Washington Avenue with Fifth and Seventh Streets, to create mini-plazas. The comer building should rise above the 2 - 3 story architecture of the retail space to create new landmark structures in conjunction with the miniplazas, as urban orientation points. The parking behind the building serves for convenient surface parking as well as an appropriate buffer to the railroad. Landscaping along the railroad should reinforce the railroad corridor as a part of the urban landscape, while softening and enhancing its appearance. A walkway outside of the Railroad ROW and within the parking area provides for a safe north-south pedestrian linkage from the new pocket park at Seventh and Main Street to the railroad crossing at 3 · 14 �MARKET DEVELOPMENT AND LAND USE STRATEGIES Redevelopment Parcels Fifth Street. This in tum provides a continuous link to the new Railroad Park at Fourth Street. Tree plantings in the parking lot should be placed to recreate the urban grid street pattern, and break down the expanse of parking . Sidewalks should be developed along this grid to create a streetscape atmosphere, and provide access to the stores. Stores should have rear entrances and internal connections to the mini-plazas on Washington Avenue. I Street and parking lot landscape improvements should be installed by the developer. The Railroad ROW connector walk should be a publicly funded project using Tax Increment Financing {TIF) and ISTEA funding. The City should require that any development be a minimum of 2.5 acres in order to have the development proposal considered in the southern (Phase 1) half of Redevelopment Parcel II. The minimal site consolidation required for the northern (Phase 2) portion of Redevelopment Parcel II should be 1.6 acres. Access to the surface parking should be from Washington Avenue and Seventh Street. The City should commit to assisting with the assembly of property necessary for Phases 1 and 2 and for purchase and improvement of that portion of Phases 1 and 2 dedicated to public parking. It is recommended that the City provide TIF financing for parking lot land acquisition and improvements. 3. Designate as REDEVELOPMENT PARCEL Ill the area included between Main, Troy, Lincoln and Sixth Streets plus the properties fronting the east side of Troy from Fifth to Seventh Street (see Pg 3 • 21). This 8.5 acre site should be considered for the future development of a "continuing care" facility for senior residents. The concept includes the provision of a continuum of living environments including independent living, congregate care, and skilled nursing care. This use would be consistent with the present elderly housing located on the site and could provide synergy between the Oakland County Community College campus across Main Street and the Civic Center Complex (City Hall, Library, Farmers' Market) two blocks to the north. Though this development concept would depend entirely upon private involvement, the City should be prepared to provide the necessary zoning and to assist in site assembly. The land immediately south of Redevelopment Parcel Ill remains in industrial zoning which would be incompatible with a continuing care facility. The city should, therefore , seek a higher and better use for this adjacent site (e.g. medium density residential or commercial) through a planning study and likewise consider rezoning the property to a use consistent with the plan . The concept plan links the existing high rise tower to new skilled nursing facilities with a common activities and dining facility. These new buildings should be residential in character with well landscaped, protected and/or 3 · 15 �• •■ • • • • •I •I I • • MARKET DEVELOPMENT AND LAND USE STRATEGIES Redevelopment Parcels enclosed activity areas. A mini park located at the comer of Sixth and Troy Streets provides an outdoor activity area and pedestrian link to the new independent living facilities east of Troy Street. The independent living facilities should be 2 - 2 1/2 story garden apartments type structures with individual yards. A generous open space buffer and walkway can link the facility to Main Street, Oakland Community College (OCC), and the Railroad ROW walkway system. DOA and TIF boundary limits must be expanded to include this redevelopment parcel. (See Page 3-25) 4. Designate the area bound by Troy, Knowles, Fourth Street and Eleven Mile Road as REDEVELOPMENT PARCEL IV. This area is intended to accommodate an expanded Farmers' Market operation, a civic events plaza immediately west of the Farmers' Market, infill office uses, and a Civic Office Complex on the southwest quadrant of the site to meet a number of City and/or County space needs (e.g. courts, holdover cells, offices). (See Pg 3·22) The City should obtain the existing Troy Street Office Building presently owned by Oakland County. The building should be removed and the site used as an events plaza in conjunction with the Farmers' Market. The City and County should work cooperatively to convert all or part of the 23,000 square foot Farmers' Market into a full-time public and/or private produce market. City and County CDBG funds should be considered for the funding of this recommendation. The redevelopment of the Farmers' Market is a very high (Near-Term) priority and should proceed with or without the purchase of the county office buildings. Purchase of the county office buildings by the City however would create an important incentive for a public/private joint venture for the development of the Farmers' Market and plaza. i New outdoor vendor stalls designed to be colorful and festive in character should be added for both expanded activity as well as an enhanced presence from Eleven Mile Road as a gateway to Downtown. For the same reasons, the comer at Eleven Mile Road and Troy Street should be developed as a flexible outdoor activity plaza for outdoor dining, leisure, and special events. New streetscape and City Hall plaza improvements can tie these areas together across Troy Street to create a multi-faceted series of civic event spaces. This will serve as a true terminus and hub for the civic corridor of Second Street. (See Page 4-17) It is also recommended that the City conduct a space needs analysis to evaluate present and future space requirements for its courts, police, jail, social services, administrative offices, and community meeting space. I I 3 · 16 �•I MARKET DEVELOPMENT AND LAND USE STRATEGIES Redevelopment Parcels I ■ These functions could be accommodated in a new civic office building. This would further reinforce the concept of a strong civic center extending outward from the City Hall and library site. I The new civic office building should be located at Troy and Fourth Streets to establish civic identity on this main east/west access road into Downtown. New and reorganized surface parking can be developed to support this new use. This parking area east of the civic office building, is also a potential future location for a city parking deck, if future office demand dictates. This civic office building should orient a face of the building and mini-plazas toward City Hall, and the Troy and Fourth Street intersection. Over the long term additional civic or private office space should be encouraged in this area along Troy Street, between Second and Third Streets. Landscape and streetscape improvements should be made as part of any building or parking construction. I •I Knowles Street should be reopened as a north south access to the expanded Farmers' Market/Civic Offices area. I •I DOA and TIF limits must be expanded to include this Redevelopment Parcel (See Page 3-25) 5. I I • • • • • REDEVELOPMENT PARCELS V are two separate sites, each particularly well suited for development of signature office buildings (see Pg 3 . 23). These two sites, one south of the Post Office and the other on Washington Avenue at Fifth Street, represent excellent infill office locations situated near existing and future garage parking, and benefiting from attractive streetscaping and public improvements. As such, they should be promoted for the types of administrative, medical support, and other office uses suggested in the previously recommended market strategies . f The post office area redevelopment building (Parcel V/north), should have a direct link to the Center Street parking deck. It should also be designed to architecturally complement, and "work with" the post office . With the development of this site, the city should initiate the development of a "Post Office Plaza" that accommodates the pick up and drop off functions of the post office, while creating a pedestrian-friendly plaza for public enjoyment. The Fifth Street redevelopment {Parcel V/south) is an ideal location for another landmark building as a terminus to Fifth Street. It should, however, be designed to be pedestrian-friendly on both its east and south faces, where it borders the Fifth Street Plaza . 6. The CBD business district zoning regulations should be revised to permit only retail uses on the ground floor of buildings fronting Main Street from Eleven Mile to Fourth Streets, on Fourth Street from Main Street to 3 · 17 �I I I I I I MARKET DEVELOPMENT AND LAND USE STRATEGIES Redevelopment Parcels Washington Avenue , and on Washington from Fourth to Seventh Streets. This could be accomplished with a zoning overlay district to the CBD for these segments. This is intended to reduce the possibilitY. of non-retail, office and similar uses from eroding the retail character of this strategically important part of the retail core. Retail uses would include businesses selling goods directly to the public and would include restaurants. Specifically excluded would be general, medical and clinical offices; professional offices; financial services; and business services. 7. The DOA and TIF boundaries should be expanded to include all of the area described in (4) above as Redevelopment Parcel IV including both sides of all streets listed as boundaries. likewise, the DOA and TIF boundaries should be expanded to incorporate those properties east of Troy described as a part of Redevelopment Parcel Ill• a. Phasing for Redevelopment Parcels I through V is predicated upon both market conditions and the priorities established by the DOA and other participants in the planning process. The phasing and priorities discussed below are expressed as "near," "mid" and "long" term, meaning, respectively, for projects undertaken in 1 - 3 years, 4 - 10 years, or 10 years and beyond . I •I • • • • • • • • • • Development of these office uses recommended for Redevelopment Parcel I, is dependent upon the next market cycle for suburban office development or upon the episodic opportunity presented by a corporate owner-occupant, as was the First of America Operations Center. Consequently, Redevelopment Parcel I is viewed as a mid or long-term development priority. Redevelopment Parcel II, designated for new retail development, should represent a mid-term development opportunity for the Phase 1 property on the south haH of the site, and a long-term opportunity for the Phase 2 property on the north haH. The continuing care uses identified as desirable and feasible in Redevelopment Parcel Ill may present the more immediate development opportunity. Though actual development of the site may be a mid-term prospect, the City should immediately begin to pursue potential developers of such facilities, and suggest the City's wiliness to provide assistance in assembling the site and establishing the necessary zoning. It is clear from the planning workshops, that the expanded operations of the Farmers' Market and the development of the adjacent Events Plaza are a high priority for Redevelopment Parcel IV. These should be considered near-term projects for the acquisition of the existing county office building and an early step in initiating the project. A small infill office development envisioned for Redevelopment Parcel IV would be a mid-term opportunity, and the larger scale civic off ice complex and parking deck would represent a long-term project. Development on the two signature office building sites identified on Redevelopment Parcel V would be market driven, and therefore, should be considered as mid to long-term projects in relation to the regional office market and other Downtown Redevelopment opportunities . 3 · 18 �Aerial View of Redevelopment Area I I I I I I I •I I I I I • • • •• • • , �I I I DEVELOPMENT AND LAND USE STRATEGIES Redevelopment Parcel I ■ I •I 3 - 4 STORY SIGNATURE OFFICE BUILDING (t, 35,000 - 65,000 S.F.) I I I • FIFTH STREET PARKING DECK (% 500 SPACES) TWO LEVELS FOUR LEVELS - - - - - - - - - , □ l {[ I Redevelopment Parcel I will provide substantial new office space. This will include expansion of the mini plaza at Fourth and Lafayette Streets, and extension of the Fifth Street promenade. A new parking deck will service the new office space on Redevelopment Parcels I and V-South during the day, and expanded entertainment and business activity at night. Refer to narrative on page 3 • 12 3 • 19 �I I I Aerial View of Redevelopment Area II I I I I I I I - I I I • •I • • • �I I I I I •I I I I • • • • • • • • - DEVELOPMENT AND LAND USE STRATEGIES Redevelopment Parcel II RAILROAD R.O.W. OPEN SPACE ~11=!700 MINI PLAZA -------~-+ti_, 11«--,,e PHASE 2 STORE FRONT RETAIL (15,000- 20,000 S.F.) ----1)"---i;;;;.:!!ti::::i~• 2..,.3 STORIES PLUS ) LANDMARK BUILDING ) CLOSE 6TH STREET @ 1- . w w a: t- R R CROSSING u, SURFACE PARKING -z< ------..-111!!!~ (200-240 SPACES) ~ PHASE 1 STORE FRONT RETAIL (25,000 - 35,000 S.F.) 2-3 STORIES PLUS LANDMARK BUILDING PRESERVED MINI P L A Z A - - - - - - - - - - MN PARK WITH PUBLIC ART New retail development will provide both small and large lease space while restoring the traditional store front scale to this area. Historically significant architecture will be incorporated into the development. Mini plazas and parks will be created for pedestrian activity. Landscaped, overflow parking will be located behind the stores. Circulation changes will provide safer, easier access to the area; and the railroad corridor will be enhanced with landscaping. Refer to narrative on page 3•14 3 • 20 �I I I Aerial View of Redevelopment Area Ill •I •I I I I I \ • • • • • • --~ - �I •I I I I I •I • • • • • • • • DEVELOPMENT AND LAND USE STRATEGIES Redevelopment Parcel Ill 2 - 2 1/2 STORY INDEPENDENT LMNG - - - - - - - - - - - - - - - - - - - - - - - - " " " " GARDEN APARTMENTS *D[l:-L CONTNJING CARE _ _ _ _ _ ~ i L6 IFTH ___,.4-_~s::~~~l!!ft'~ RESIDENTIAL COMMUNITY r [ - 7 Senior housing within the Downtown will provide a •continuum of care• housing options ranging from independent living through skilled nursing. Open space, mini parks and pedestrian ways will link this residential community to the Oakland Community College, the civic area and the Farmers Market. Refer to narrative on page 3• 15 3 • 21 �•I Aerial View of Redevelopment Area IV I •I • • • \ �I II I I • • • • • • Ill" Ill II - DEVELOPMENT AND LAND USE STRATEGIES 1~ Redevelopment Parcel IV ifile.. P,::dL™9 I 0 ,b ~ AA. --- 50 100 200 400 EXPANDED FARMERS MARKET-----+---- ~-~-- J CIVIC EVENTS PLAZA - -- -----------. CIVIC CENT&R IDENTIFICATION ------1,,1,A-~m;, INFILL OFFICE SPACE (LONG RANGE) --------a11--rn~~~~t-'-ffll&--4! Lt: L L ""tL I: L- ... L. tt: ~ LC L.. CL..L L. '- 1.. L- L~ l:'- '- POTENTIAL FOR FUTURE 4 LEVEL PARKING DECK (350 - 400 SPACES) This expanded Civic area will include an enhanced and enlarged Farmers Market, an outdoor events plaza, new civic offices and improved parking to service this area. Streetscape enhancements will link this area to the civic corridor to the west, and will strengthen the recognition of the civic area from Eleven Mile Road. Refer to narrative on page 3•16 3 • 22 �I I I I I -I I I I DEVELOPMENT AND LAND USE STRATEGIES Redevelopment Parcels V 2-3 STORY SIGNATURE OFFICE BUILDING (!t 40,000 - 60,000 S.F.) AMTRAK STATION AND PLAZA LINK TO SECOND STREET I I I I I -I i - 2-3 STORY SIGNATURE OFFICE BllLDING (± 16,000 - 24,000 S.F.) OR LANDMARK BUILDING OVER 3 STORIES Redevelopment Parcel V-North will provide new office space along the civic corridor (Second Street). Public/private cooperation can make possible a new Post Office Plaza as an important terminus (along with the future Amtrak station and plaza) to the civic corridor. Improvements to the Center Street deck will insure the needed parking space. Parcel V-South creates new office space, and will be an important landmark at the end of Fifth Street, which will be reopened at Main Street to provide direct access to this important redevelopment area along Washington Street. Refer to narrative on page 3 • 17 3 • 23 �I I I I I • • • •I •I • • -II II II II MARKET DEVELOPMENT AND LAND USE STRATEGIES Surrounding Land Use Planning and DOA Revisions PLANNING CONTEXT Analysis The preceding market and land use recommendations have been limited to those areas encompassed by our study. However, it became clear early in the preparation of the plan that three other areas near the Downtown are important to the context of the planning and market strategies. The following observations and recommendations are intended to suggest how these three areas should relate to Downtown . Recommendations and Implementation 1. The first of these areas is the 18-acre site currently being redeveloped at 1696. The master plan for the site includes offices, a conference center and hotel, and residential development. The first phase of this plan, the new 124-unit Main Street Square condominium project is underway. This is certainly an important initial component to the 1-696 plan. But, it is equally important to the Downtown core in terms of increasing the surrounding housing density which translates into an expanded retail market and more Downtown activity. As suggested earlier, the Market Street Square condominium project will also serve as a test market for what will hopefully prove to be a growing demand for medium density housing in areas adjacent to the Downtown core . One marketing recommendation concerning the 1-696 project that was alluded to earlier should be elaborated upon here. The office and retail strategies for 1-696 and the Downtown core must be coordinated to ensure that they do not conflict. The market strategy for 1-696 should target corporate and speculative office development desiring interstate access and identity along with the scale and building height permitted as a part of the plan. In the Downtown core the market strategy should focus on administrative offices, medical-related offices, and smaller increments of tenant spaces in existing structures and in new office buildings at a scale and height consistent with the present urban setting. Retail uses at 1-696 should be limited to those directly supporting the office and hoteVconvention center uses to avoid their competing against the Downtown specialty retailing and restaurants. 2. l The second area that needs to be put into context vis-a-vis the Downtown core is the area between Main Street, Washington Avenue, Kenilworth and Lincoln Streets. This strategic area lies south of Oakland Community College and north of the 1-696 project. The north-south arteries of Main and Washington Avenue are primarily lined with retaiVservice uses with single family homes on the cross streets. 3 · 24 �I I I I I I I I I I II DEVELOPMENT AND LAND USE STRATEGIES ODA Boundary Revisions And Future Study Areas /// / // /// /// // EXPANSION FOR FARMER'S MARKET /CIVIC CENTER EXISTING DOA ADD TO TIF rn EXPANSION FOR INU~ CARE RESIDENIIAL COMMUNITY I I • • • • • • 3 • 25 Refer to narrative on page J I \\::d �I MARKET DEVELOPMENT AND LAND USE STRATEGIES I I Surrounding Land Use Planning and DOA Revisions The logical use for this transitional area would be higher-density housing (mid-rise apartments and condominiums} consistent with the plan previously prepared by the Oakland County Planning Department. With the exception of selected, existing high quality commercial establishments, no future commercial uses should be accommodated in this area. The potential for selective cross-street closures and cul-de-sacs could also be considered as a part of the site assembly process for residential redevelopment in this location. This may help reinforce this residential character in the neighborhood and reduce the amount of non-residential vehicular traffic. Increased density, quality residential development will be an asset for Downtown and will upgrade the appearance and quality of uses along this important link between 1-696 and the Downtown core. II I 3. A separate planning study should be undertaken to formulate a strategy for the 2-3 block area north of Eleven Mile Road between Main Street and the railroad. Though these blocks lie outside the Downtown study area, they clearly represent a site with redevelopment potential. They are also important because they represent highly visible entryways into Downtown. The opportunity for residential development on portions of these sites should be investigated along with other alternatives. 4. Presently, none of these three contextual planning areas are within either the DOA district or the TIF district. However, if further study and planning demonstrate a significant redevelopment and market potential, then these areas should be incorporated into the DOA and TIF districts and should be candidates for rezoning consistent with their planning uses. I -II II 111 3 · 26 II - --~~ -- -- -- - - - - - -- ---- - ~ ------- -- - - - - �~~~~~~--~-------··· .•~-, RECOMMENDATIONS FOR ACTION Summary ACTION RESPONSIBILITY PHASING PRIORITY COST FUNDING OPTIONS DEVELOPMENT AND LAND USE STRATEGIES - Area Ill. Continuing Care Residential Community Market/DDNCity 1 b b - Expand DDNTIF to Accomplish Redevelopment Strategies DDNCity 1 -- -- - Area IV. Farmers Market and Civic Center Market/DDNCity 1-3 a/b CDBG/c - Promote 2nd Floor Residential Development DDNCity 2 - -- - Area V. Signature Office Buildings DOA 2 b b - Planning for 1-696/Lincoln St. & Eleven Mile and Main St. City 2 $30,000 - $50,000 TIF - Area I. Signature Offices and Municipal Parking Deck DOA 2-3 a/b b/TIF - Area II. Street Retail and Parking Lot DOA 2-3 a/b b/TIF - Expand Residential Redevelopment North of 1-696 City/ODA 3 b b - OCC Campus Expansion OCC Board -- C C a. b. c. d. Cost to be determine by Mure design Private market will determine cost and/or funding Separate Institutional or municipal funding Annual cost without payroll costs BS cc CDBG ODA OM DNA u) • I\) --.j = = = = = = Bond Sales Chamber of Commerce Community Development Block Grant Downtown Development Authority Downtown Merchants Department of Natural Resources GF = General Fund ISTEA = lntermodal Surface Transportation Efficiency Act NEA = National Endowment for the Arts OCC = Oakland Community College TIF = Tax Increment Financing �I I I I URBAN PLANNING AND DESIGN Circulation and Access INTRODUCTION This section outlines specific planning and design recommendations for meeting the needs identified in the analysis work (Section 7); and for achieving the goals and objectives established by the Vision sessions and Framework Planning. (Sections 6 and 3 respectively). They focus primarily en enhancements to the public realm for improved convenience , safety and enjoyment. They are, at the same time, concepts which should be seen as guidelines to encourage private development to be sympathetic with , and supportive of the Vision for Royal Oak. CIRCULATION AND ACCESS Analysis Royal Oak is well served by arterial roads and highways. Eleven Mile, 1-696, and Woodward Avenue feed both Washington Avenue and Main Street as north/south connectors into Downtown. Main Street is the only major north/south regional connector through Downtown, and therefore, carries substantial traffic which is not using the Downtown as a destination. The need here, is to allow for convenient through traffic on Main Street, while making it more pedestrian-friendly and safe. • • The classic urban grid street pattern serves Royal Oak well to distribute traffic and create a traditional Downtown character, not found in suburban shopping malls or office complexes. The grid, however, is interrupted by the railroad tracks. This makes east/west circulation difficult in several areas. The recommendations are aimed at bringing clarity and order to circulation patterns for those not familiar with Downtown. Therefore, Fourth Street, as the only significant east/west through street, is central to establishing this needed organization. (See discussions of the Framework Plan on Pages 3.4 and 3-9) Recommendations and Implementation 1. Identify pedestrian crossing locations using special paving materials at high traffic and key orientation intersections; Main at Fifth, Fourth, Third, Second and Eleven Mile; Fourth at Washington; Lincoln and Washington , and on Troy where heavy pedestrian activity will occur between the Fanners' Market and the Civic Center. Similar special paving treatments should occur where surface streets cross the railroad tracks. These Right of Way improvements are eligible for ISTEA funding. 2. Acid coordinated and timed traffic signals on Main Street at Second and Third Streets. 3. Convert the two center lanes on Main Street to combined "through" and left tum lanes to facilitate safer, more convenient east/west access. Incorporate left tum signals at all lights on Main Street. 4·1 1 �• • • • • • • URBAN PLANNING AND DESIGN Clrculatlon and Access Master Plan 0 •GATEWAY- TO DOWNTOWN • - • PRIMARY EAST /WEST CONNECTORS 1111111 OPEN STREET/ NEW E/W CONNECTOR --- 8888 0 R !) [J fl Ii Q, / : -b_'., G r...J~'-- / , - CLOSED STREET , t-: SPECIAL PAVEMENT AT CROSSING f~. TRAFFIC SIGNALS WITH LEFT TURN SIGNA~S - TROLLEY SHUTTLE ROUTE p PRIMARY PARKING FACILITY s TROLLEY STOP ;.~ , r-1 p1 ~ _;:i ,-7 [ LJ, ; 1-::::-~,. □ TII •'11 ;11 111 I I • Refer to narrative on page 4•1 - 4•4 4 • 2 �URBAN PLANNING AND DESIGN • • • • Circulation and Access The first priority for a left tum signal is at Main and Fourth for traffic turning east and west from Main Street. Both items 2 and 3 should be high priority items because of their value toward enhancing the pedestrian use of Main Street, and facilitating easy crosstown vehicular maneuvers. Also, ISTEA funds and availability may diminish and these actions should be actively pursued today . The City should commission a traffic study to establish the details of recommendations 2 & 3. 4. Develop a combined vehicular and pedestrian plaza at the post office. The design should provide for efficient mail drop off, easy flow through patterns, short-term (15 minutes) pick up/drop off parking and pedestrian traffic safety features. This project could be jointly funded by the City/DOA (including ISTEA funds), the post office and the developer of Parcel V. 5. Open Fifth Street at the railroad ROW, and Seventh Street at Main Street. These are critical to the long-term unification of the Main Street and Washington Avenue corridors. This will be especially important with the redevelopment of Parcel II. 6. Sixth Street does not provide desirable stacking distance (resulting in stacking on the railroad tracks) for cars entering Main Street from the west. This segment of Sixth should be closed in conjunction with the completion of Phase 2 of Redevelopment Parcel II. 7. The urban grid street pattern should be reestablished in the Redevelopment Parcel II parking area. This should not, however, carry through as an exit/entrance on the north side, because of the proximity to the railroad. 8. Third Street should receive special identification treatments to assist visitors finding deck parking in the center of Downtown. This would include the street segments west from Main to the Center Street deck, and east from Main Street to the City Hall lot, and the future City Hall deck at Third and Williams. This segment will also provide access to the Farmers' Market lot, future Civic Center, and deck development. 9. Reinforce Lafayette Street as a Downtown access point (see Orientation and Identity Master Plan, Page 4-10) to encourage traffic into the Washington Avenue district from Main, past the First of America deck (for parking recognition). 10. Reinforce Troy Street as the access point into the civic center area to reduce the impact on Main Street for traffic coming into this area. 4.3 �• • • • • • • URBAN PLANNING AND DESIGN Circulation and Access 11. Develop a rubber tired trolley shuttle between Downtown and the 1-696 development. Link this to the SMART and AMTRAK depots, the Center Street deck, City Hall, and the senior housing complexes; as well as key Washington, Fourth and Main Streets locations. 12. Pedestrian linkage systems utilizing the sidewalks should be reinforced at street crossings as noted to promote easy street crossing by pedestrians, and to make them safer. The Fourth StreeVRailroad Park area should be the visual and functional center of the pedestrian circulation system; and the Civic Center/Farmers' Market Plaza should be the primary events area within this system . 13. Improvements should be made along the entire railroad ROW through cooperative efforts between private land owners, the ODA/City, and the railroad property owners. Landscape treatments should include attractive, low separator walls in lieu of chain-link fence wherever possible. Planting of trees, shrubs, and grasses should be designed to provide shade, visual buffering to parking areas and for seasonal interest. Walkways along the railroad ROW, should change materials to reflect the area they are passing through; i.e., concrete in parking areas, pavers at special park and crossing areas, and asphalt through secondary landscaped areas. 14. Reopen Knowles Street between Eleven Mile and Third Street for improved access and traffic distribution for the expanded Farmers' Market and Civic Center area . • 4.4 �• • • • • URBAN PLANNING AND DESIGN Parking PARKING Analysis Royal Oak parking facilities, excluding street parking, are largely underutilized. Detailed investigations indicate that most facilities averaged 40% - 70% utilization on weekdays and 40% - 95% utilization on weekends. The first choice is always street parking and surface lots are preferred over decks . City Hall lot is often 100% full on weekend nights, and the most popular second choices are the Hilzinger and Center Street lots (at Center and Second). At the same time, the Center Street deck was less than 25% full and the Lafayette Street deck (First of America deck) was less than 60% full at these peak periods. The problems causing low deck utilization are poor awareness of their availability to the general public, a low sense of security for the user, poor identification or understanding of intended users (First of America appears to be a private deck), poor understanding of rate structures and hours of enforcement; poor directional and identification signage and unconsolidated merchant parking programs and policies. Immediate improvements should address these issues: identification, deck appearance, and user-friendly use policies. With Downtown growth and development, two key locations were identified for new decks (based upon anticipated need); they are the City HalVEast Main Street area, and the Lafayette Street surface lot (to service entertainment activities). Increased activity in the Farmers' MarkeVCivic Office Center area will require better organized and additional surface parking, and ultimately may require a new deck if office activity in the civic center area flourishes. (See Parking Coverage Analysis map; Page 7-36) The following recommendations deal with physical planning and design; for parking policy recommendations , (See Pages 5-6 - 5-8). Recommendations and Implementation !I • • • 1. Provide more distinctive and more frequent parking orientation signage which graphically coordinates with a comprehensive signage master plan for Royal Oak. Consider mounting this signage in conjunction with the traffic signals on Main Street. Give the decks names that the public can relate to (such as the "Center Street Deck;" and change the First of America deck to the "Lafayette Street Deck"), and boldly display these names to help create a lasting identity and recognizable orientation mechanism. 2. Clearly identify deck locations and entrance points, using "super graphics,• pageantry, landscape lighting, better internal lighting and signage. Make the Center Street deck not only identifiable, but a true feature at the end of Third Street. Add a lighted glass stair tower at the Center Street deck as the visual terminus to Third Street. This will serve as identification as 4.5 �• • • • URBAN PLANNING AND DESIGN Parking Master Plan IDENTITY, APPEARANCE & LIGHTING IMPROVEMENTS NEW OR ENHANCED SURFACE LOT PRIORmES FUTURE PARKING DECK • • c:::) PARKING DECK ORIENTATION & IDENTIFICATION IMPROVEMENTS □ ADEQUATELY DEVELOPED EXISTING SURFACE LOTS N-NEARTERM M-MIDTERM L-LONGTERM ·-·- - --·--.! . ~---'.' Sherman 0r.Lt!ot ,I11,1 ii ii Lafayette Street I • Structiire ,1 "lj' ti-•--u 11 • Flrs:o;;,,1!'-rt lj )L~~;C;~ ig ,, 1·,L.. Lafayette Lot !I •I • -I 4.IK-.,_'fl _J.:._ ..... ., .. ..,_...,,...,.. Refer to narrative on page 4•5 - 4•7 4 • 6 �• • • URBAN PLANNING AND DESIGN Parking well as to insure the potential user that it is easy to use, and safe. Add specialty lighting to Third Street to accentuate the route to the deck from Main Street. Add perimeter lighting inside the deck in addition to the city proposed improvements. Limb up the existing trees to improve the visibility into and out of the deck. Supplement landscaping with ground plantings to soften and enhance the deck at the street level while maintaining good security sightlines. Incorporate landscape lighting to create a warm and safe appearance around the deck. 3. • Both the Center Street deck and the First of America deck (future Lafayette Street deck) need bold identification showing where to enter the deck and a clear indication that they are, in fact , open to the public. Note: Implement recommendations 1 - 3 as soon as possible . 4. Make the Center Street south stair tower more visible and approachable through long range planning that will incorporate it into Railroad Park. (See Section 3 - Framework Plan.) 5. Create a joint venture, public/private deck on Redevelopment Parcel I (mid to long-term action) . The need for this deck will be determined by the interest in office development for this area, the increasing activity of the theaters and restaurants, and the ability to encourage use of the First of America deck. 6. Create a joint venture, public/private surface lot in conjunction with Redevelopment Parcel II. This is both a mid and long-term action, dependent upon developer interest, and the phased nature of the project. 7. Extend the parking concept of linear lots behind the Main Street retail that has been started at the City Hall area. This means the development of the area between Williams and the alleys behind the Main Streets stores from Third to Fifth Streets for surface parking with the potential for deck development in the future. There is currently great demand on the City Hall lot on weekend evenings (See Parking Analysis, Page 7-31) because of the large number of the Main Street area destinations which are open evenings. This demand will also increase with the movie theater expansion north of Eleven Mile. This suggests that a deck to service the City HalVMain Street area may very likely be a mid-term priority. Development of this deck will require use of a portion of the Williams Street ROW (which today is generous and can afford to be reduced to accommodate a deck in this location). 8. Maintain the option to develop a parking deck east of Troy Street in conjunction with expanded Civic Office/Civic Center development in the future . 4.7 I �• •■ .• de, URBAN PLANNING AND DESIGN Streetscape STREETSCAPE • • •I • Analysis · Royal Oak has made substantial and consistent commitments to streetscape improvements since 1977. This has created a unity to the image of Royal Oak that has allowed for a pleasing freedom of expression by independent businesses. This image of specialized and individual architectural expression is important to the vision for Royal Oak and should be maintained. Scale of the streetscape and building facades is equally important to the traditional feel of Downtown. This is due in large part to the 1-3 story architecture and wide streets which create a pedestrian friendly scale and sense of openness on the street. Where buildings rise above this scale they become landmarks, such as the Washington Square Building, City Hall, the senior housing towers and First of America's offices. Contributing to this traditional feeling is the combination of large display windows with recessed entrances on the street level and smaller scale (often residential scale) windows on the upper floors. These characteristics should become models for any new development Downtown. The streetscape investments of the past have created what most cities only hope to have. What is needed now is to build upon this investment in three ways. 1. Add new signage and landmark elements to the existing streetscape to achieve the identification and orientation objectives established by the Framework Plan. (See Pages 3-6 thru 3-9) 2. Create new and enhanced pockets of open space; as in mini-parks and plazas, within the streetscape system . The streetscape needs to become a contributing component of a broader, enriched Downtown open space and plaza system. 3. Replace worn furnishings with updated styling and durable materials to freshen the look of the existing streetscape, to demonstrate a continuing commitment to positive change, and to reduce maintenance requirements . All future public improvements should focus on reinforcing the hierarchy and system of public space established in the Framework Plan . Key connecting corridors should appear distinctive and point the user to destinations, landmarks and orientation points. Open spaces should be frequent and linked together. This will make using Downtown easier, more inviting and safer. All future private improvements should recognize the existing scale and character and should be allowed individual expression within guidelines that reference traditional scale and integrity of execution. 4 -8 �• • • URBAN PLANNING AND DESIGN Streetscape Details for achieving these objectives are outlined in the following recommendations : Recommendations and Implementation • Orientation, Identity and Signage 1. Create a two level system of entry identification (gateways) into the Downtown. Primary gateways should be associated with Main Street. They should occur at Eleven Mile Road and Lincoln; with special treatments at Fourth and Main Street to signal having arrived at the entry point to the west side along Fourth Street from Main Street. Future designs for the 1-696 development area should incorporate a primary gateway identification "sign" which coordinates with these Downtown gateway "signs.• These primary gateways should be architectural and vertical in character and should be illuminated to create a substantial presence both during day and at night. They could also incorporate bold and simple identification signage, well integrated special events signage, logo graphics, bright yet tasteful color, and changeable pageantry in the form of flags or banners. Consider forms which reference traditional forms in creative ways. Use durable materials and avoid wood. Tailor a unified theme for these elements to the unique site characteristics of each location. Landscaping should be incorporated at the Lincoln Street and Main Street intersection. 2. The railroad overpass on Eleven Mile Road presents a special opportunity for a primary gateway. The bridge itself can become a "gateway". This could include artistic painting treatments incorporating identification and signage, special lighting and pageantry. Landscape improvements should be made in the immediate area surrounding the bridge. Designs for the painting of the bridge could be a competition. 3. Create secondary entry identification at: I • A. Lafayette Street and Eleven Mile to encourage east bound traffic to enter from the west and use the First of America (Lafayette Street) Deck. B. Troy Street and Eleven Mile to highlight the expanded civic center as a destination. The Farmers' Market improvements, including the Events Plaza, should all be incorporate to be a part of this visual identification of the civic center. C. Washington Avenue and Lincoln to pull visitors into the Washington Avenue District from the south and highlight the community college as a member of the Downtown. D. Points along Fourth Street in the form of mini-plazas associated with new architectural development as First of America has done. This would be a good opportunity to use art as identification. 4.9 �• • • • •I! • • • •••••••• ® L URBAN PLANNING AND DESIGN Orientation, Identity and Signage Master Plan IDENTITY AND ORIENTATION CORRIDORS PRIMARY GATEWAYS SECONDARY GATEWAYS PEDESTRIAN CROSSING IDENTIFICATION WITH PARKING DESTINATION IDENTIFICATION PARKING DESTINATIONS LANDMARK BUILDING OR OPEN SPACE ® FIRST OF AMERICA !I I I I. · I Refer to narrative on page 4•9- 4•12 4 • 10 �• • • • • • URBAN PLANNING AND DESIGN Streetscape 4. I • I I I I I I Develop a comprehensive Downtown signage system master plan which establishes guidelines for signage scale, messages, color and materials. Include the following in the Scope of Work: A. Concept designs for Gateway treatments, including "Visit Downtown Royal Oak" signs throughout the city on major entry roads. B. Parking orientation, identification, operational and special events information. C. Coordinated regulatory signage for parking, turning maneuvers, speed limits, etc. D. Detailed building signage guidelines incorporated into the city sign ordinance. E. Parks and open space identification and regulations. F. Historic and cultural interpretive information. G. Guidelines for sidewalk mounted "sandwich board" signage for restaurants. (These should be allowed but only after strict design, construction quality and placement standards have been incorporated into the city sign ordinance.) Note: The Orientation and Identity Master Plan on Page 4-10 establishes the Framework for this signage and identity system. 5. Illuminate historic landmark architecture at both the ground level and at the roofs for nighttime orientation. Offer financial assistance for lighting operation and maintenance costs, through the DDA, as a public Downtown streetscape amenity. 6. Celebrate the Fourth Street and Railroad Park area as the primary internal orientation corridor within Downtown. (See discussions on Page 3-6 , Item #2; and in Parks and Plazas, Page 4-12, #1) 7. Place a highly visible public clock within the Railroad Park. 8. Incorporate public art (with a well regulated selection process) into the streetscape and open space system to add another distinguishing feature to the character of Royal Oak. 9. Develop a Royal Oak/DDA logo which incorporates the Royal Oak tree logo. 10. Develop special lighting, signage and landscape treatments on Third Street west of Main to identify the path to the center street deck. 4 · 11 �URBAN PLANNING AND DESIGN •I I I Streetscape Consider a mini boulevard with innovative lighting design to act as a pointer to the deck from Main Street. This will reinforce signage and identification treatments for the deck itself (See discussions under Parking in this section , pages 4-5 thru 4-7). 11 . Place electronic infonnation kiosks in key orientation points. These should be designed to be walk-up interactive tenninals which can display location maps, businesses by type, restaurant menus, special events and theater infonnation, etc. A telephone should be incorporated into the kiosk design. At a minimum they should be located at the Center Street Deck/Railroad Park area, the First of America deck and Civic Center Plaza. 12. Develop a coordinated, Downtown-wide master plan for seasonal lighting, banners, decorations and flower planting. • Parks and Plazas I 1. Develop a public open space north and south of the intersection of Fourth and Center Streets including the area westward and north along the R.O.W Center Street deck to the Railroad R.O.W . This park, "Railroad Park", should: allow for leisure and respite for Downtown users, highlight the railroad as both historically significant and an exciting part of Downtown, and serve as the hub of an expanded linkage system along the Railroad R.O.W. Include in the park: A stage or gazebo for small events. Paved areas for small gatherings in conjunction with events. Private seating areas with benches or seat walls. Landscaping and seasonal displays. Electronic infonnation kiosk, telephones, and a clock .. Park lighting including special lighting to highlight the Railroad and for special events. Interpretive signage with historic and cultural infonnation regarding Royal Oak and the Railroad. I I I I The development of this park could be accomplished in two phases to facilitate its development. Phase I would be the purchase of the vacant property adjacent to this lot. with the abandonment of the Center Street ROW parking lot, south of Fourth Street. It will be necessary in this case to insure that all recommended improvements to the Center Street deck be made in order to guarantee convenient parking for this district. Phase 2 would require the acquisition of private land near the railroad for public benefit. This phased approach will provide enough time to help insure that businesses in this area are not unfairly affected in the transition. A combination of funding sources could be available for this work including ISTEA, Commerce Cultural Events, Endowment for the Arts, DNR recreation grants, TIF and Community Development Block Grant (CDBG) fund . 4 · 12 �I URBAN PLANNING AND DESIGN I •I Parks and Plazas Master Plan EXISTING PARK OR PLA2A OPEN SPACE SPECIAL STREET PAVING AT I •I II HOUSING PARK MAJOR PEDESTRIAN CROSSINGS PRIMARY CONNECTION ROUTES (EXISTING & FlITURE) FARMER'S MARKET PLAZA :, I CORE AREA SEE PAGE 4•17 I I I I I I I OCCPLAZAS Refer to narrative on page 4•12 - 4•16 4 • 13 �I I I I URBAN PLANNING AND DESIGN Streetscape 2. Develop a master plan for open space improvements to the railroad R.O.W. corridor its entire length through Royal Oak. 3. Develop a new Farmers' Market Plaza for outdoor activities and speciaVevents on the Oakland County office building site. Develop a detailed schematic design plan for this civic center open space that includes all public land associated with City Hall, the Library, the Farmers' Market and the old Second Street Row. This area should function as an integrated, multifaceted open space for both personal enjoyment and large events. It should be festive yet civic in character. I The entry area into the Civic Center from Main Street at Second Street should be reorganized to: Bring the Civic Center identification all the way out to Main Street in a bold and expressive manner. Allow long views into the Civic Center upon entering in order to see at a glance - the City Hall, the Library and the future Marshall Fredericks sculpture. Ease traffic access and circulation maneuvers into and within the area through better layout design. Provide better pick-up and drop-off functions. Soften the parking lot in front of City Hall to give the area a broader 'civic setting'. 4. I I I I I Develop detailed schematic design plans for Second Street to create an immediately identifiable "Civic Corridor". The master plan for this corridor is shown on Page 4-17. This should be designed to create a visual and functional linkage the entire length from the Farmers' Market (per #3 above) to the new AMTRAK Station. (Even if the connection to AMTRAK is only visual it should appear to be linked to the civic corridor.) This corridor will reinforce and enhance Royal Oak's "other personality" as an important governmental center. This is an important component of the Vision for Royal Oak as a complete, traditional Downtown. The design of the future AMTRAK station should follow the design themes established for the Civic Corridor and the Post Office Plaza. 5. Create a post office plaza as part of the Civic corridor, which improves post office circulation and pedestrian safety; including some short-term parking. This should be designed to coordinate with new office development to the south on REDEVELOPMENT PARCEL V. This could be a shared public/private improvement project. 4 · 14 �I I I I I I I URBAN PLANNING AND DESIGN Streetscape 6. Improve and expand the existing Fifth Street promenade in conjunction with the redevelopment of parcels I & V. The concept for this promenade should be to create a strong pedestrian linkage and leisure space for all of the existing and future activities between Washington and West Streets . 7. Mini-parks and mini-plazas should be developed at every opportunity. The First of America Plaza at Fourth Street and Lafayette Street is a good model for creating architecture which provides for space at a street intersection for public benefit. The building site of Redevelopment Parcel I should mirror this condition. New buildings in Redevelopment Parcel II should also include this feature at both comers on Washington Avenue. 8. Land consolidation of odd parcels near Main Street and the railroad could create unified open spaces of this important entry area into Downtown . Properly coordinated with railroad row treatments these parcels could enhance & upgrade views along the railroad corridor; turning odd panels of left over land into a pleasing vista through Downtown. 9. Oakland Community College should be encouraged to create unified and enhanced plazas for students as it grows over time. Southward expansion provides the opportunity to treat Lincoln and Center Streets as internal campus circulation ways. They could be designed to be pedestrian safe with the development of plaza like amenities for leisure activities at the edges; and could be closed to traffic for special events. 10. Redevelopment Parcel II should be designed to have protected and landscaped outdoor spaces for senior citizen activities. The comer of Troy and Sixth Streets should be a mini-plaza/park which links the skilled care facilities with the new housing east of Troy. 11. Coordinate all open space development with the Royal Oak Parks and Recreation Department 1993 Master Plan . 12. Create signage for a walking tour of Royal Oak highlighting historical and cultural features including landscape plant material labeling. Priorities for implementing the Parks and Plazas recommendations should be: Near-Term Railroad Park & Railroad Row planning; and phased improvements. Farmers' Market and Events Plaza planning; and phased improvements. 4 · 15 �I I I I I I I URBAN PLANNING AND DESIGN Streetscape Mid-Term Railroad Park continued implementation. Civic Corridor planning; and phased improvements. (City Hall entrance from Main Street should be the first priority on the civic corridor. Mini-parks and plazas in conjunction with private improvements on redevelopment parcels. Fifth Street promenade and Post Office Plaza in conjunction with private development of both Redevelopment Parcels V. a I I I Long-Term Land consolidation for mini-parks at Main Street and the railroad R.O.W. Civic Center Plaza redevelopment to link the Farmers' Market and Events Plaza with Main Street. Funding sources for these projects is detailed on the Action Chart on Page 4-32 and include the following: TIF and DNR for public parks and plazas, land acquisition , planning and improvements. ISTEA for improvements within transportation R.O.W.'s. Private contributions for plazas in conjunction with redevelopment. CDBG's and TIF for land consolidation . I I I I I I • Paving, Furnishing and Landscape 1. Implement current streetscape improvement grant requests (Priority 1) to complete streetscape improvements on Lafayette, Fifth and Sixth Streets using standard Royal Oak details. (Note: See Streetscape Development Phasing, Page 4-18.) 2. Develop a •core Area• Streetscape Design Plan (See Page 4 -17) which addresses the Framework planning goals for this important "heart• of Downtown which includes: a. b. The Second Street Civic Corridor The Third Street connector to the Center Street deck 4 · 16 �URBAN PLANNING AND DESIGN ENHANCED ENTRANCE PRIMARY GATEWAY (TO DOWNTOWN) SECONDARY GATEWAY (TO CIVIC CENTER) Core Area Master Plan TO CIVIC CENTER CIVIC EVENTS PLAZA POST OFFICE PLAZA l..____,, '----- EXPANDED FARMERS' MARKET SECOND STREET CIVIC CORRIDOR EXPANDED CIVIC CENTER PARKING ENHANCED CENTER STREET DECK THIRD STREET PARKING CORRIDOR RAILROAD R.O.W. ILDING NHANCEMENTS SPECIAL PAVING AT FOURTH STREET EAST/WEST CONNECTOR PEDESTRIAN CROSSING \ RAILROAD PARK AND NEW CITY HALL DECK CENTRAL OPEN SPACE NEW PARKING LOT /FUTURE DECK CORE AREA development seeks to unify and organize this northern portion of the Downtown along the east/ Street becomes the Civic Corridor, linking the public and governmental functions of the City together into an id w~~t st reets as they cross Main Street. Second 1 characterize this edge of Downtown. Enhanced and new parking facilities are developed al~ng the Third St e~ iabl_e whole._ New and expanded public plaz centrally located for the increasing business and civic activities. Fourth Street is enriched with additional lan;e com d or. This makes parking easy to find a~ order to create a visual orientation feature and image area within the city. The Railroad Park Will be a special f!~~ped ope_n spaces and pedestrian amenitie:~n Washington Street areas. ure th at is shared by both the Main Street and Refer to narrative on pages 4•8 - 4•21 4 • 17 �• • • • • • URBAN PLANNING AND DESIGN Streetscape Development Phasing ~:J CORE AREA EXISTING IMPROVEMENTS - UPDATING AS REQUIRED CP 1 (NEAR-TERM PRIORITY) 2 (MID-TERM PRIORITY) 3 (LONG-TERM PRIORITY) R. REDEVELOPMENT AREA IMPROVEMENTS (CURRENTLY COMMITTED PROJECTS) Refer to narrative on page 4•16 - 4•25 4 • 18 �• • • • • • • • • URBAN PLANNING AND DESIGN Streetscape c. d. 3. The Center and Fourth Street/Railroad Park area Main Street intersections at Second, Third, and Fourth Streets Implement Priority 2 projects in light of design concepts and phasing strategies from Item 2 above (mid-tenn projects). These may not be typical Royal Oak details because of the special identification needs of this core area . All other new streetscape improvements outside of the core area, and not included in Redevelopment Parcels, are to be long-tenn implementation priorities. Redevelopment Parcel streetscape improvements should be shared public/private joint ventures which meet the objectives of the Framework Plan and guidelines established by the City . 4. Develop special designs for road and railroad crossings, per the Framework Plan. These should include vehicular and pedestrian path designation, using special paving and bollard treatments to enhance vehicular/pedestrian separation, and to designate the railroad ROW . Create special lighting and pageantry to improve the recognition and safety of these crossings. 5. Perfonn an evaluation of current streetscape conditions in order to: a. Establish the level of flexibility allowed to private developers for miniplazas and mini-parks. b. Insure ADA confonnance. c. Incorporate the objectives of the Framework Plan for special corridor and gateway identification. d. Evaluate the durability characteristics and maintenance requirements of existing and proposed materials, and design details. 6. Develop a comprehensive and flexible set of guidelines for facade design and improvements which meet the objectives of freedom of expression, with traditional fonns. 7. Introduce a different species of tree(s) on Second, Third and Fourth Streets, between Main and Washington Avenue, to visually distinguish the Core Area. Consider Ash and lindens for this purpose and as replacements for failing Honey Locusts. 8. Establish and coordinate an auxiliary flower planting program. 9. Choose street fumishing which utilize recycled materials when of an acceptable appearance and quality. 4 · 19 �• • • • • • • URBAN PLANNING AND DESIGN Streetscape 10. Replace wooden street furnishings with furnishing made with colorful, durable, low maintenance and, where possible, recycled materials. 11. Use concrete pavers in favor of brick pavers for better durability, color consistency and ease of snow removal 12. Provide routine maintenance to all painted surfaces on street furnishings using durable epoxy paints. 13. Establish a City color theme that coordinates the proposed signage system with street furnishing systems and considers a bright yet tasteful color palette. 14. Remove unused concrete "kiosks,• or promote their use for special advertising displays. 15. Inventory the condition of existing street planting and furnishings. Replace failing or damaged trees, shrubs, flowers, benches and trash receptacles as soon as possible. 16. Continue to use the City's currently approved, side walk improvement details for both public and private improvements. (See Page 7-41) Lighting 1. Implement lighting improvements based upon the Lighting Improvements Phasing Plan on Page 4-21 . These priorities are based upon: a. b. c. d. The needs for an improved sense of security as identified on the lighting analysis. (See Page 7-43) Currently planned or funded streetscape improvement projects. The specific need for better identification, enhancement and a sense of security associated with the Center Street parking deck and the approach route to the deck. Coordination with streetscape improvement projects. (See Page 4-18) 2. Continue to use the pedestrian lighting fixture which is currently specified for streetscape improvements. This fixture should also be used for future lighting improvements along Main Street south to Lincoln Street. It should remain the standard for all areas of the DOA districts north of Lincoln including the Redevelopment Parcels. From Lincoln Street south repeat the "Georgetown" type fixture that is used for the "Crosswinds" residential redevelopment. 3. Relight the interior of Center Street parking deck (in conjunction with interior painting using a white or light colored paint) . Special attention should be given to lighting the interior walls in front of the parked cars for enhanced visibility in potential hiding places. 4 · 20 �• • • • • • I ~ URBAN PLANNING AND DESIGN Lighting Improvements Phasing Plan 1 NEAR TERM 2 MIDTERM 3 LONGTERM R • •II • Refer to narrative on page 4•20 - 4•22 4 • 21 �URBAN PLANNING AND DESIGN Streetscape 4. Light the exterior of the Center Street deck using a combination of landscape lighting and soft, carefully placed building lighting. Pay special attention to accenting the entry point to orient and attract the first time user. 5. Provide specialty lighting along Third Street between Main and Center Streets, using such sources as heavy duty bollards, runway lights, twinkle lights or other unique treatments. This is a critical orientation corridor to draw visitors to the Center Street deck. These treatments should be designed in combination with other specialty streetscape elements such as a planting median , special bollard treatments and/or special landscape planting, etc., to visually reinforce this corridor. 6. Require private developers to participate financially in, and coordinate the design of their street lighting improvements as part of Redevelopment projects with the city standards. 7. Encourage business owners to develop special building and window display lighting to supplement and to add accent and interest to the streetscape. 8. Encourage building lighting at the rear of buildings and in alleyways to highlight their business as well as improve security. 9. Continue and expand seasonal twinkle light displays. 10. Require cut off luminaries for pole lighting in areas not adequately lighted by pedestrian lights. • • •ii II • 11. Perform a detailed lighting study to establish specifications for parking deck and parking lot lighting improvements. Consider alternative light sources (such as mercury vapor and metal halide which give off light of different colors) to create a visual distinction that identifies parking areas as different from streets, and primary streets as distinct from secondary streets . . Buildings and Alleyways 1. Limit building heights to three floors for all new construction except for designated and approved "Landmark" buildings (approved by consensus of ODA, City, and the Planning Commission) . 2. Promote residential and office developmenVredevelopment above 1st floor commercial. 3. Illuminate historic and landmark architecture. (See Orientation and Identity Plan, Page 4-12) 4 · 22 �• • • • • • -• • • • •II ~ ~ II II URBAN PLANNING AND DESIGN Streetscape 4. Fonnally acquaint private property owners with the principles for private property enhancements and renovation outlined in this report. Provide ODA managed design assistance to property owners through a selected list of approved consultants and/or an Executive Design Consultant. Offer cost sharing incentives for these services as an investment in the public appearance of Downtown. 5. Encourage building facade improvements based upon the following principles (See Page 4•26) : Maintain the traditional, human scale of 1 - 3 story structures with large (open or pained) display windows on the street level and small single windows on the 2nd and 3rd floors . Create or reestablish recessed entrances for: additional display, protection from the weather, interesting building massing and relief , and a welcoming gesture in the architecture. Use durable, traditional materials. Favor stone, brick (painted or unpainted), painted wood, and solid metals. Avoid veneers, extruded or sheet metals, rustic woods, and plastics. Use awnings for: weather protection, projecting yet attractive signage, soft lighting effects, color, personalized graphics, and a traditional feeling. Favor traditional angular awnings. Discourage barrel awnings. Remove applied facades and restore to original fonn and materials when they are of good quality. Give definition to entrances, using awnings, lighting, along with special pavings and architectural treatments in recessed entrances. Create consistency of expression (i.e., do not treat upper floors differently than the street level facades) . Remember to accent the highest part of the building - it fonns the skyline and should not be forgotten . Consider the design of all elements; nothing should be an after thought, such as: weak sign supports, exposed wiring, or tack-on lighting . Reference traditional fonns found in the more historic existing buildings. These can be dealt with creatively, and need not be trite or imitative. A column, for example, can be very traditional or very modem and playful, while still referencing the historic column fonn. 4 · 23 �URBAN PLANNING AND DESIGN Streetscape 6. Improve alleyway appearance through physical design and/or ordinance control of the following: Dumpster consolidation and "dumpster banking" . Shared recycling and refuse compactors. Internal building containment of dumpsters. Required building condition improvements (special assessments and/or penalties). Clean up enforcement and penalties. Pavement and drainage improvements, especially paving at "threshold" to separate visually from sidewalk. Mandatory hose bibs at rear of buildings for clean up. One-way alley circulation for additional space to create visual screens as walls and/or bollards. Coordinated municipal lighting in alleys. Common light reflecting paint colors through the entire length of alley. and/or Faux building painting to create playful, mock building facades and/or Traditional style store names, or advertising painted on walls. • • •II II • Enhancements to rear entrances and doors (canopies, flags, signage, banners) , which will not obstruct truck traffic . Alleyway improvement should be coordinated with instructions on facade improvements through DOA sponsored seminars. The DOA should take the initiative to gain consensus among business owners, through the Downtown Merchant's Association, to work together to achieve these objectives; and the City should be responsible for diligent enforcement of maintenance and zoning compliance. A near-term priority for alley improvements should be the alley between Third and Fourth Street on the west side of Main Street. 4 · 24 �• • • • • • •1B • • • • • • •II -Ill • URBAN PLANNING AND DESIGN Streetscape Funding options for joint public/private property improvements to facades and alley ways include: CDBG funds for clean-up efforts, tax credits for historical renovation, ISTEA funds for R.O.W. improvements (especially if there are circulation efficiency and safety improvements or historic improvements), TIF monies for major capitol improvement projects, National Endowment for the Arts funding for public art, and CDBG funded low interest revolving loan funds . 4 · 25 �•••••••••••••••••• .,.., t.' ft(: URBAN PLANNING AND DESIGN Streetscape Design Concepts / ~" ( ')u~2n~ " l'e,ro- .,,,,,--~~=~~liqhti~ l'l nc, · rt,'n11ech,tt, ~.n r, I ~~~ I~~ ~,n'!> n~e..~.' k~~r'oor-~~ -Joy rt5tttntl~ ~ .d'f' OfJlOL . ~ ~,w~I stuled BWT\IJ~S ibr .~ I fyt~p-o Oh . lnCOYJ:Of~ Sjqr\ . ~ u= Mimic aYci,rl"ecl1Jrz,1 ~~t£-e~raw ..:.. ......~-n 1r~1mc; ':, . novi,re ~ "M ~( • ~ rol-c.oveY' VIOJ.6 . c~e d1SPJ8<.1~ \ · flovide.~t.tr.frl1' ~ ,nto ~ s wrfh rttfUldY'IVi I I '-.. 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'ftanteY':1. .. ···I . . .. ,,., ~ • I\) 0) ()IM'-, eM~CeM9N1S CPrcYe-ffl lpl~rrrtts ~ . ~ _~ W?)/c, . ---.:...~-...:__--~~ C:>Tf'-eE'TSCAfE S'TSTEMS 1 -'ft1vm ~~ ~~lie f'awev dis , /Y", coovctm.e-~ r1~ntev 91..teY'rl . ~~ e"HsnY:q ~v lr,tJ emd.., , ~~~~=n ~~Y'\7f -ibv YSC!Pttt-rlS f1-'1Ve"Jfe p\'Opev'rl.i ~e. eroi f 1q trH nq ~~-~=~OJ~cmvtll~Dfa:t} DD;~ ~~6~rful ,n ,me$\ I1~ hh l\'.:l 1s.t,nq f,xtt,resJ I - �• ••• • ••• .•, , ~i= 11. • , ••••• URBAN PLANNING AND DESIGN Streetscape Design Concepts '"' TPulw~~ T~~rei fc:.eM corr1C1oy,a, ~ ~1/ r"' en /2,e~tY.'~~Q lwrth ,1 e,ndv - -s~nie e T'- i I >~'-Z- eci\1\ tJVl!"4._ln sh-~~ aes, n,re.J.,,_~n cross, s '" Jr:e~. corr,e10~tcvso::lt!0/19 r, c:;uppliment!i_ ~(JY~... o.i-t\11-!. Ic\~nTj I~hTl ~ F I T ( ~ le>ENTITT eN~eM~N'lS £t ~ • l'v (0 COffit:OF- IMT~cuTfONQ, �fl) aCl> c,) C 0 0 C en -; Cl> C Cl) C. 1111 c,) Cl) .. 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IP.,P.Pl'I< I© ➔ - .IJ~vn?l/q_ tvlnt(lf rz,J,n~M1~9/)~ tJYtlflihl~ ''thhY'ff +~q_H,q~tir.c, . t· - /raJV1)1Y7'tlM ct~ fiu rn~~ df1 ~~ft/ '~vea tdnlh, 1a'f1m ptqn'? - JncorptH?/1M of- co/o ~, ~hric for:~ t¥>1~ 9[!;:,~, l/)ftr1~ b8nnev,,. - -~ ~ 9~re $~f,c idim~ fov- ••m~,~ rn s11n "dJ~pl249, 't - �-.--.-. • •««= • • • • • • ll W W • · • • • ■ .• , RECOMMENDATIONS FOR ACTION Summary ACTION RESPONSIBILITY PHASING PRIORITY COST FUNDING OPTIONS URBAN PLANNING AND DESIGN - Install Pedestrian Crossings on Main Street DDNCity 1 $155,000 EA. ISTENBS - Enhance Third Street - Main to Center Street DDNCity 1 $400/LF TIF ISTENCDBG/BS - Improve Railroad ROW DDNCity 1 $300/LF TIF/ISTENBS - Develop Comprehensive Signage & Gateway Design Plan City/ODA 1 $50,000 TIF/GF/CDBG - Install Additional Traffic Lights & Turn Signals on Main St. City/Eng. 1 $75,000 ISTENMDOT - Develop a Concept Design Plan for the Core Area including Railroad Park and Railroad ROW DDNCity 1 $30,000 ISTENDNR/TIF - Develop a Royal Oak/DOA Logo DOA 1 $4,000 TIF - Develop Detailed Facade Design Guidelines and a Design Assistance Program DDNCity/DM 2 $30,000 TIF/CDBG/GF - Develop Farmers Market Events Plaza DDNCity 2 $900,000 TIF/CDBG - Enhance Second Street as Civic Corridor DOA 2 a TIF/ISTENCDBG/BS - Develop Public Art and Alleyway Art Program ODA 2 -- Design Compet/NEA - Install Electronic Information Kiosks DOA 2 $150,000 Special Assessment - Develop Railroad Park DDNCity a. b. c. d. BS CDBG ODA • c,., ~ a Cost to be determine by future design Private market wlll determine cost and/or funding Separate Institutional or municipal funding Annual cost without payroll costs cc ~ 2-3 OM DNA = = = = = = Bond Sales Chamber of Commerce Community Development Block Grant Downtown Development Authority Downtown Merchants Department of Natural Resources GF = General Fund ISTEA = lntermodal Surface Transportation Efficiency Act NEA = National Endowment for the Arts OCC = Oakland Community College TIF = Tax Increment Financing TIF/DNR/CDBG/ISTEA �• • • • • • •p • • • • • • • • ORGANIZATION, MANAGEMENT AND SERVICING Organizational Structure And Responsibilities INTRODUCTION The City and the DOA have worked together to produce extraordinary physical improvements in Downtown Royal Oak. The streetscaping, parking decks and garages, and other physical changes that have been established represent major assets and investments. However, to fully capitalize upon these investments and the other physical improvements recommended in this plan, a similar commitment needs to be made to managing these assets and the operations and services provided Downtown. As suggested in the previous paragraph, the vision for Downtown Royal Oak is reflected in the plan's important land use, market, urban planning and design elements. The recommendations and implementation strategies described in the preceding sections have primarily addressed those physical and economic issues. In this section the focus shifts to the equally important programmatic elements of the vision and Downtown plan. First, recommendations for the organizational framework and responsibilities are given. Following those is a set of recommendations regarding cooperative retail management and providing Downtown services. Success inevitably leads to new problems and challenges, and this is certainly being recognized in Downtown Royal Oak. As daytime and evening employment, shopping, dining, entertainment and service activity increases, the efficient use of existing parking, security and maintenance resources has become more critical. Likewise, to remain competitive within the region and even within Downtown Royal Oak itself, merchants will need to continually upgrade their promotion, marketing, and management practices. These increased demands for providing services and improved retail management have led to our recommending a number of new or upgraded Downtown functions in this part of the plan. These functions logically can be distributed among three current organizations responsible for Downtown development and service: the City, the DOA, and the Chamber of Commerce and its Downtown Merchants subcommittee. However, as these recommended functions and others continue to expand and be implemented, the City and the DOA may see an evolving need for a different distribution of these responsibilities among the DOA, the City, and the Chamber of Commerce/Merchants. ORGANIZATIONAL STRUCTURE AND RESPONSIBILITIES Analysis The present system of organization and responsibilities for Downtown functions fall into four general categories: a) Downtown promotion and marketing, b) economic development and physical improvements, c) service and maintenance and d) public policy. Promotion and marketing has primarily been the responsibility of the Greater Royal Oak Chamber of Commerce which allocates one-third of its resources to Downtown . The Downtown Merchants 5 -1 �■ • • • • •II II • • • • • • • ••• • • ORGANIZATION, MANAGEMENT AND SERVICING Organizational Structure And Responslbllltles Association, a Chamber subcommittee, also assists in this effort while the DDA provides financial support for several Downtown Chamber activities. Authority and responsibility for public policy (e.g. land use, zoning and planning) along with Downtown service and maintenance functions are vested in the City itself with input from various groups such as the Plan Commission, DDA, professional staff and citizens . Economic development functions including many of the physical improvements sucn as streetscaping, lighting, and redevelopment activities are coordinated through the DDA. The DDA is authorized to raise revenues and to finance public improvements through: 1) the Barton/Lafayette development district's special ad valorem tax levy and 2) through the incremental tax revenues captured by the tax increment financing (TIF) district. Another important asset to Downtown, the parking garages and lots, were developed and financed by the City Parking Authority. (Additional details of the present system are provided in Section 7 ( See Pages 7-47 thru 7-52). The accomplishments of these groups are quite impressive and reflect their foresight, vision, and commitment to the future of Royal Oak's Downtown. In many respects, the foundation for Downtown's success has been established by the improvements completed in Downtown and the redevelopment underway at 1-696. The following recommendations offer a strategy for effectively and efficiently building on this foundation by refining the structure and responsibilities for Downtown management and servicing functions. Recommendations and Implementation 1. The DDA should retain primary responsibility for coordinating Downtown economic development and the associated physical improvements including those recommended in this plan. City staff (Community Development) should continue to provide professional resources to DDA necessary for securing funding and administration of major physical improvements projects Downtown. The success of the combined City/DDA efforts in the areas of economic development and physical improvements indicates that their experience, skills, and financial resources of this organization should continue to be focused on this aspect of the Downtown plan. The Downtown Merchants Association should assume increased responsibility for providing additional coordinated Downtown promotion and marketing activities and for selected specialized services. As the demand and need for these services increase, the means for providing them should evolve from part-time volunteer assistance to a paid part-time or full-time Downtown Coordinator position described on page 5-5. In either case, the Downtown Merchants should direct these activities and functions . These expanded responsibilities should eventually include general oversight and coordination of Downtown promotion, marketing, business retention and attraction activities; oversight and administration of expanded Downtown maintenance activities, organizing a new Downtown security network, and other functions described below and in the section on Cooperative Retail Management. Funding for these expanded activities and services should 5 -2 �■ ■ • • • • •II • • ORGANIZATION, MANAGEMENT AND SERVICING Organizational Structure And Responslblllties be derived from a special assessment in the Downtown area or from a reallocation of a portion of the revenue generated by the present 1.8 Mil levy . 2. The present system of funding operational costs for the DDA should be refined to allow more revenues to be available for operational purposes . Presently, the 1.8 Mil levy generates approximately $78,000 based on the $43.6 million equalized value in the district. However, more than half of that revenue ($40,000} is captured by the TIF district which overlays most of the Downtown District. Consequently, the operations budget, under the present system, will not benefit from future increased investment and the resulting increased assessed values created in the Downtown area. Possible solutions to this anomaly could include: a} Allow the full amount of the DDA operational levy revenues to be used for operational purposes; b} allocate a portion of TIF funds for operating purposes; or c} impose a voluntary operating assessment on Downtown properties or businesses that would not be captured by TIF. The recommended solution would be to allow the full amount of the DDA operational levy revenues, including those captured by TIF, to be used for operational purposes. This would provide additional funds to be available for expanded maintenance, security, and marketing services required to properly serve the increasing needs to Downtown. 3. The DDA and the City should continue to be the primary service providers for Downtown. The exception to this would be that responsibility for landscape maintenance in selected areas could more appropriately be assigned to civic organizations or the Downtown Merchants Association. Alley maintenance and other supplemental service, such as additional special refuse collections, should be coordinated by the Merchants Association. By coordinating additional maintenance services, the merchants may be able to get reduced rates and/or improved service. 4. Public policy as reflected in zoning, sign ordinances, and other regulatory measures will, of course, remain a City responsibility. It is important to remember that the administration and enforcement of these public policy measures is carried out by city staff while the policy is formulated by elected and appointed citizens. It will be important for the DDA to continue to work closely with City officials and staff to ensure that these policies are consistent with and reinforce the Downtown plan. Likewise, the Downtown Merchants Association should assist in providing input to the DDA and City on policy formulation issues and should work closely with the City staff to help facilitate administration and enforcement of regulations effectively Downtown. 5. The present system of financing and building parking structures and facilities should be retained. The existing method of decision-making -- 5 .3 �• • • • • • •II • • • • • • ORGANIZATION, MANAGEMENT AND SERVICING Organizational Structure And Responsibilities the Staff Parking Committee and Citizen's Parking Committee making recommendations to the City Commission -- seems to operate adequately to address individual parking concerns and policy changes . However, a parking consulting firm should be hired to prepare a Downtown parking management plan . The plan is needed to evaluate the entire parking system and its various component parts and to make recommendations for physical and policy changes as deemed necessary. Implementation of this plan could be accomplished under the existing organizational structure . 6. The organizational structure that presently exists can be used to accommodate the anticipated new or expanded services and cooperative retail management recommendations. The distribution of these functions among the DOA, the City, and the Merchants Association/Chamber can be determined according to the objectives and resources of each organization. Included among the expanded functions that should be considered are: Coordinate Downtown promotion and target marketing (the Chamber would continue to provide overall area wide promotion for the Greater Royal Oak area and to sponsor major activities). Organize and implement a Downtown parking management system . Coordinate selected Downtown special events with the Chamber. Promote Downtown redevelopment sites . Direct and/or manage selected Downtown service functions such as landscaping maintenance and alley maintenance . Implement those elements of a Downtown cooperative retail management system agreed upon by Downtown merchants and the ODA . Organize specialized training targeted to Downtown businesses. Work to retain existing business and to attract targeted businesses and services Downtown . Implement a facade design and improvement program described in Section 4. Improve directional and business identification signage. Promote urban design to identify and unify Downtown business areas . Implement other programmatic recommendations of the Downtown plan. 5 .4 �•■ • • • • • ORGANIZATION, MANAGEMENT AND SERVICING COOPERATIVE RETAIL MANAGEMENT Analysis One of the recommendations in the market strategies section was that Downtown Royal Oak should not compete against the shopping malls for general merchandise, comparison shopping. Several participants in the planning workshops observed that Downtown is an "unman· and that unlike shopping centers with one or more "anchor• stores, in Royal Oak "Downtown is the anchor.• However, one of the great advantages that shopping malls have over retailing in most Downtowns is their centralized control and coordination of rents, parking, marketing, hours of operation, maintenance, landscaping, signage and appearance and design of the stores. In a traditional Downtown such as Royal Oak, with many privately - owned businesses and many landlords, these factors are much more difficult to control or coordinate. In fact, the creative, independent entrepreneurial talent that makes Royal Oak so interesting and successful for specialty retailing and restaurants makes it especially challenging to try to coordinate factors such as promotion and marketing, hours of operation, maintenance and design. The perceived optional hours of operation for the businesses may be very different due to different target markets and dramatic or eclectic store, display or signage designs used by these creative businesses. Yet, to varying degrees, coordination of these factors is important to the individual and collective success of Royal Oak's Downtown businesses. The following recommendations incorporate selected elements of a cooperative retail management system designed to enhance the function, appearance, and security of Downtown. Each contributes to the vision for Downtown and to enhancing the competitive position of Downtown retailers and other businesses. Recommendations and Implementation • Promotion and Marketing Promotion and marketing will become increasingly important to the continuing sustained success of Downtown as other communities and retail areas attempt to emulate Royal Oak's unique retail environment and mix of businesses. The following recommendations are offered as actions to ensure that Downtown retains its competitive advantage in the constantly changing marketplace: a. A Downtown Coordinator should be appointed by the Merchant's Association. This initially could be a part-time position. The Downtown Coordinator would be the "point person• for promotion and marketing, and for many of the parking, security, and maintenance recommendations discussed below. This would also include design and coordination of Downtown business retention, development and recruitment activities including incentives for attracting targeted businesses. 5.5 �• • • • • • • ORGANIZATION, MANAGEMENT AND SERVICING b. Design a standardized sign for Downtown stores and restaurants to list hours of business. One approach to this would be to sponsor a design competition through Oakland Community College with a prize for the winning design . · c. Coordinate and publicize business hours or encourage restaurants in close proximity to each other to do so. Encourage similar types of retail businesses to standardize hours and select the same night(s) for expanded evening hours . d. Designate employee parking areas and secure agreements with employers to provide free employee parking for using the designated areas. Compliance could also be encouraged by providing security escorts for employees working evening hours. e. Conduct small business seminars for Downtown retailers addressing advertising, window displays, and management topics. f. Assist in producing guidelines for facade design and improvements (see Section 4). g. Assist in improving directional and business identification signage (see Section 4). h. Expand special events programs and strategies to help spotlight specific groups of businesses in much the same way that "A Taste of Royal Oak" features the Downtown restaurants. • Parking Hire a parking management consulting finn to fonnulate a comprehensive Downtown parking management system. The key tasks in the preparation of the parking management system would include: a preliminary analysis based upon an initial site examination, review of background data and discussions with City/ODA representatives; a supply and demand study, a parking management study; and a final report with policy and actions to implement the plan (The cost estimated for preparing the parking management system is $6,000 - $7,000 for the preliminary analysis and $25,000 to $40,000 for the entire plan; some savings to this estimated cost may be realized because of the extensive inventory work done by HEPY as a part of the Downtown plan). The parking inventory and analysis work completed by HEPY (see Section 7) and the interviews and workshops conducted as a part of the plan identified a number of problems and issues related to Downtown parking including: a lack of spaces in selected areas such as the City Hall lot; perceptions of a lack of spaces in other Downtown locations; employees use of short-tenn spaces intended to serve patrons; uneven distribution of parking spaces in relationship to parking demand; some poorly lighted/remote or "unfriendly" spaces; 5-6 �■ ■ ■ •■ ■ •■ ■ ■ ■ • • ORGANIZATION, MANAGEMENT AND SERVICING confusion or uncertainty over the location, access, and public availability to some lots and garages. The existing lots and garages are valuable assets to Downtown and their use needs to be maximized. While a parking management system with strategic pricing and other components is necessary, selected immediate improvements can be undertaken as suggested below. a. Improve wayfinding to lots and garages with coordinated signage, lighting, and streetscaping. b. Provide a garage attendant at the Center Street parking deck until midnight. c. Rope off lower level spaces in the Center Street Garage until 10 A.M . to reserve them for customer parking. d. Provide parking tokens for short-tenn patron parking. e. Provide a security patrol on goH carts or bicycles for parking garages. f. Allow free parking in the Center Street deck after 6:00 P.M. g. Extend the street parking meter time to 9:00 P.M. and increase enforcement during this critical time. h. Encourage restaurants to offer valet parking, free of charge, in the parking decks after 6:00 p.m . i. Encourage merchants to require their employees to use deck parking in order to free up street parking for customers. j. Encourage merchants and organizations to print parking location maps on printed materials such as advertisements, menus, tickets and shopping bags . . Security Though Downtown Royal Oak is perceived as a safe environment for Downtown visitors, workers, and residents, there is concern that the increased nighttime activity and entertainment, along with the sometimes intimidating environment created by parking garages, may warrant extra attention to security. Participants in the Downtown planning process emphasized that the perception and image of Downtown as a safe, secure place to visit, live, and work is of critical importance. The following recommendations offer actions and strategies for implementing an increased level of actual and perceived security. 5 .7 �• • • • •■ • •■ ORGANIZATION, MANAGEMENT AND SERVICING a. Lighting should be improved in strategic areas such as the north end of the Sherman Drive parking lot, the Center Street lot, the Railroad lot and at several other specific locations identified in Section 4. (see Pages 4-21 and 7-43) b. Police on golf carts and/or bicycles should be used as a mobile patrol of parking garages, parking lots, and nighttime activity areas. c. The visibility of police should be increased based on strategies formullated cooperatively between the Police Department, the Downtown Merchants Association, and the DDA. d. A Downtown security network should be established to share information and resources between the Police Department and the Downtown businesses. The Downtown Coordinator should initiate this network that would include security workshops conducted by the Police Department and an information exchange network, such as a phone or fax chain, to keep Downtown businesses informed of security issues. e. Install a security box call system for areas perceived as being less safe or secure (e.g. parking garages). This would be undertaken only after additional study by and consultation with the Police Department which should be the first step in implementing this recommendation . ■ • • • • • • • Maintenance The present system of Downtown maintenance, as outlined earlier in this section and as detailed on pages 7-47 thru 7-52 in Section 7, should continue with the City Recreation/Public Service Department providing the majority of the manpower and resources. Three specific exceptions to this system are recommended below . a. The Downtown Merchants Association should contract directly for special alley maintenance using special assessment or other dedicated funds generated Downtown. b. Landscaping maintenance for selected streetscape improvements requiring seasonal maintenance and summertime litter and seasonal planting should be the responsibility of the Downtown Merchants Association. The estimated budget for this item could range from $5,000 to $10,000 depending upon the areas involved. This should also be an expense funded through a special assessment in the district. This is also a type of Downtown service that lends itself to assistance from local civic groups or merchants that will "adopt" a specific block or landscaped area to maintain. An "adopt-a-block" program should have a pre-established set of guidelines and/or commitments for participants prior to implementation. 5 -8 �• ORGANIZATION, MANAGEMENT AND SERVICING c. A coordinated alleyways improvement and maintenance program should be established through the Downtown Merchants and the DDA as outlined on pages 4•23 and 4•24. The city should assist with the necessary zoning regulation and enforcement to support these efforts. 5.9 �ORGANIZATION, MANAGEMENT AND SERVICING The Role of the Downtown Coordinator .- ---- -------7 City Commission I I I I City Manager ~---- -- Downtown Development Authority Chamber of Commerce DDA Executive Director Downtown Merchants Association City Services ' ----------- - - - - Downtown Coordinator Coordinator Activities Direct Responsibilities The Downtown Coordinator will be the "point person" for promotion and marketing, and for many of the parking, security, and maintenance recommendations outlined in Section 5. This would also include design and coordination of Downtown business retention, development and recruitment activities including incentives for attracting targeted businesses. 5 • 10 �• •••• .•~-, RECOMMENDATIONS FOR ACTION Summary ACTION RESPONSIBILITY PHASING PRIORITY COST FUNDING OPTIONS ORGANIZATION & COOPERATIVE RETAIL MANAGEMENT - Hire Downtown Coordinator OM 1 $35K- $40,000 - Standardize restaurant and retail business hours OM 1 - - Develop standard sign for listing hours OM 1 - Designate employee parking locations OM/City 1 - - Promote urban design to identify and unify business areas DDNCity 1 -- - Sponsor small business/retailing seminars OM/CC 2 $2,000 + Special Assessment - Establish guidelines for facade design and improvements DDNCity 2 $20,000 CDBG - Develop coordinated retail promotion/ marketing/advertising OM/CC 2 $6,000 .Special Assessment - Expand and coordinate special events programs and strategies OM/CC/City 2 $10,000 - Expand Farmer's Market to a full-time Produce Market DDNCC/City/County 3 a/b/c b/c - Create a retail retention and attraction program CC/City/OM 3 - -- b. Private market will determine cost and/or funding c. Separate Institutional or municipal funding d. Annual cost without payroll costs BS = = CDBG = ODA = OM = DNR = c.n ........• Bond Sales Chamber of Commerce Community Development Block Grant Downtown Development Authority Downtown Merchants Department of Natural Resources GF ISTEA NEA occ TIF = = = = = Design Competition (OCC) $1,000 a. Cost to be determine by future design cc Special Assessment/CC General Fund lntermodal Surface Transportation Efficiency Act National Endowment for the Arts Oakland Community College Tax Increment Financing -- EDC DDACC �•• ..... di.: RECOMMENDATIONS FOR ACTION Summary PHASING ACTION RESPONSIBILITY PRIORITY COST FUNDING OPTIONS PARKING - Hire Parking Management Consultant City/ODA 1 $25K - 40,000/d - Rope Off Spaces In Center Street Garage Until 10:00 a.m. ConsultanVClty 1 -- Provide Free Night Parking at Center Street Deck after 6 p.m. City 1 --- Improve Wayflndlng with Slgnage, Lighting and Streetscaplng (See Pages 4-10 and 4•22 for priorities by area.) ODA 1-2 a ISTEA/TIF Improve Lighting at Decks and Access Corridors (See Page 4•22 for priority by area.) ODA 1-2 a TIF - Strategically Price Parking/Establish Merchant Policies ConsultanVClty 1 . Utilize Tokens for Short-Term Parkers OM/City 1 --- --- . Provide Security Patrol for Garages OM 1 $18,000/d - Enforce Street Meter Parking Until 9:00 p.m. City 1 -- . . a. b. c. d. Cost to be determine by future design Private market will determine cost and/or funding Separate Institutional or municipal funding Annual cost without payroll costs BS cc CDBG ODA OM DNA (11 I \) = = = = = = Bond Sales Chamber of Commerce Community Development Block Grant Downtown Development Authority Downtown Merchants Department of Natural Resources GF ISTEA NEA occ TIF = = = = = General Fund lntermodal Surface Transportation Efficiency Act National Endowment for the Arts Oakland Community College Tax Increment Financing ISTEA/TIF .. Special Assessment .. �• .... ~ie RECOMMENDATIONS FOR ACTION Summary PHASING RESPONSIBILITY ACTION FUNDING OPTIONS PRIORITY COST ---- SECURITY - - Increase Visibility of Police (Including auxlllary police) City 1 Establlsh a Downtown Security Network City/OM 1 Improve Lighting of Primary Corridors (See Page 4-21 for priorities by area) DOA 1-2 Provide Mobile Patrol of Lots and Nighttime Activity Areas DOA 2 Install Security Call Box System City/OM 3 3 -TIF --- (See Parking) Special Assessment --- MAINTENANCE Continue Present System with the Following Exceptions: - Implement a Coordinated Alleyway Improvements Program (per 4-22) City/ODA/OM - Contract Directly for Increased refuse pickup OM Specialized Landscaping Maintenance Assumed by OM OM 1-3 a Special Assessment 2 $6,000 Special Assessment 2 -- Special Assessment a. Cost to be determine by future design b. Private market will determine cost and/or funding c. Separate Institutional or municipal funding d. Annual cost without payroll costs BS cc CDBG DDA OM DNA = = = = = = Bond Sales Chamber of Commerce Community Development Block Grant Downtown Development Authority Downtown Merchants Department of Natural Resources GF ISTEA NEA occ TIF = = = = = General Fund lntermodal Surface Transportation Efficiency Act National Endowment for the Arts Oakland Community College Tax Increment Financing (11 .... Co) ~ �• BUILDING THE VISION Interviews 1. WHAT ARE THE KEY STRENGTHS YOU WOULD IDENTIFY ASSOCIATED WITH ROY AL OAKS CBD? central location access to major thoroughfares, e.g. 1-75 and 1-696 cooperation among merchants reasonable commercial rents independent store operators safe/crime free friendly atmosphere, client contact with owners destination shopping and restaurants low vacancy rate good shopping destination, pedestrian scale, restaurants safe, interesting, urban experience good physical improvements so far as they have gone good mix of shops good programming of Downtown activities ambiance of area with distinctive shops (Noir Leather) fact that R.O. has a Downtown vs. surrounding communities local lending institutions there are few very large buildings (that are often difficult to find a tenant for in revitalized Downtowns 2. WHAT FACTORS WOULD YOU IDENTIFY AS BEING THE CBD'S MOST SIGNIFICANT SHORTCOMINGS , WEAKNESSES , DEFICIENCIES? need to improve streetscaping, especially on side streets need a plan to guide development 6 -2 �BUILDING THE VISION • •I Interviews parking seen as deficient, all agree better management and enforcement needed, some feel need more and better located parking need improved marketing, promotion need design/funding assistance for building and property improvement need improved lighting need increased foot patrols, R.O. police or private security no anchors stores (some felt this was not needed) no standardized business hours I Downtown needs a "theme" (fountains suggested) (others said it is not needed) railroad divide Downtown and R.O.W. is unattractive two "main" streets (Washington & Main) dilutes focus • farmers market poorly oriented and identified area between 696 and CBD a problem, link is critical "gateway" signage needed to identify CBD @ 696 and 4th/Woodward shuttle service from parking garages/lots needed, serving farmer's market and other CBD distributions pedestrian crossing, especially at unsignalized intersections on Main Street is a problem some tenants/owners don't keep up properties "arguing with success" among some who forget what Downtown was like years ago no continuity of building facades to suggest arrival in Downtown need better identification, entrances to side streets shift to TIF revenues to 696 a problem (heard both sides of this issue) 6-3 �BUILDING THE VISION •I Interviews absentee landlords may be a problem in terms of needed physical . improvements ·to properties "critical mass" of retail does not yet exist in Downtown in part because many of the shops are destination businesses I need public restrooms and telephones Downtown need Downtown information centers/location maps at strategic locations Downtown few buildings of architecturaVhistoric significance restaurants and funky shops have fickle patrons • • Woodward zips people through town without allowing them to Downtown core 3. HOW WOULD YOU CHARACTERIZE THE ROYAL OAK CBD POSITION OR ROLE VIS-A-VIS OTHER SUBURBAN COMMUNITIES' Downtown AREAS (IN TERMS OF RETAIL, OFFICE, RESIDENTIAL DEVELOPMENT}? more destination retail in Royal Oak with galleries, specialty businesses, avant-garde shops versus comparison shopping, national chains, mall-oriented retail in surrounding communities restaurants have assumed a major position in metro area market and receive good recognition Downtown Royal Oaks is not a major player in the metro area office market; it is characterized more as a small, professional office location with the exception of the First of America banking operations center • Downtown residential development is generally limited to the peripheral areas; the only high rise developments are the elderly complexes at the north and south edges of Downtown ; unlike some surrounding communities, multifamily development immediately surrounding Downtown is single family of moderate scale ; a small amount of residential rental units are found above the ground floor retail space in the Downtown area . 4. FROM YOUR PERSPECTIVE, WHAT DEVELOPMENT TRENDS OR MARKET FORCES ARE NOW AFFECTING OR ARE LIKELY TO AFFECT THE ROYAL OAK CBD IN THE FUTURE? Birmingham rent increase may allow Royal Oak to attract tenants , but it may also ultimately drive up rents in R.O. 6 -4 �I BUILDING THE VISION Interviews I I Somerset Mall upgrade may hurt R.O. a bit, but will hurt Birmingham more (some felt Somerset Mall more of a threat) • • •I to some extent R.O has been insulated from statewide downturn in real estate markets; R.O. not a major player in the suburban real estate markets other regional mall upgrades likely will affect all retailers strip centers may increasingly become competition for R.O. Downtown retailers relatively few existing condominiums in R.O. may represent potential residential development in future if "critical mass" reached in Downtown R.O. it will help all development if hospital desired to get non-essential functions off campus could create demand for back office space Downtown also need affordable housing for Downtown employees (retail, clerical, service, etc.) • • 5. WHAT ROLE AND FUNCTION SHOULD THE CBD SERVE FOR THE CITY OF ROYAL OAK? FOR THE LARGER SUBURBAN METRO AREA? regional function still evolving; destination for specialty shopping/restaurants need some general and convenience retail for residents (only 1 or 2 mentioned this) Downtown as gourmet, service, social center for residents 6. IS THERE OR COULD THERE BE A MARKET FOR HOUSING IN THE ROYAL OAK CBD? FOR WHAT TYPE OF RESIDENTIAL DEVELOPMENT? 1-696 may be test for housing market there is a general perception of demand for housing Downtown; many weren't sure what type Downtown condos most often mentioned product; townhouse scale 1- 3 story; $100,000 - $200,000 range; some mention of additional need for apartments 6 -5 �• • •I .•, do Interviews references to condos on Crooks Road (south of 13 Mile Road, 10 units, pre-sold) •I • •I •I •I I I I -I I BUILDING THE VISION target single, young married, empty nesters single family rehabs occurring on edge of Downtown area in past perceived as good housing market but not upper scale like Birmingham good schools an asset to residential development market may need City help in assembling sites of sufficient size for Downtown housing 7. WHAT TYPES OF RETAIUSERVICE BUSINESSES SHOULD BE LOCATED IN THE CBD? DO YOU BELIEVE THERE IS SUFFICIENT MARKET DEMAND TO SUPPORT THOSE TYPES OF BUSINESSES? quality book store, not chain like B. Dalton children's clothing, toys garden shops tool shops toys (adult and children's) other specialty shops like wood boats, womens full figure conference center (small) needed additional entertainment and recreation businesses shoe stores lighting gourmet kitchen more durable goods for residents selected national chain businesses okay if not too many (GAP, etc.) deli men's clothing 6-6 �■ I •■ ·•· Interviews don't need or expect an anchor, Downtown itself becomes the anchor sundries, news stand I lingerie shops 8. HOW WOULD YOU ASSESS THE DEMAND FOR OFFICE USES IN THE CBD? given present office surplus, its hard to justify more now, maybe in long-term I I • •I •I 'I I -I BUILDING THE VISION ~- larger offices or more offices Downtown would generate more daytime retail business demand for small office spaces exists - 1,500 - 3,000 sq. ft . there was a proposal for a Downtown incubator some demand for small offices on upper levels of Downtown, should reserve street level for retail lack of medical office space Downtown noted, quite a bit of small clinical space on Woodward R.O. not the same stature of business office address as in Southfield, Troy, etc . service center office like First of America great but few such opportunities 9. WHAT IS THE APPROPRIATE SCALE OR CHARACTER OF RETAIL RESIDENTIAL AND OFFICE DEVELOPMENT IN THE CBD (PEDESTRIAN ORIENTATION, HIGH RISE, "SMALL TOWN", ETC.)? ARE THERE OTHER COMMUNITIES YOU CAN THINK OF THAT ARE PARTICULAR GOOD OR BAD EXAMPLES OF THE CBD CHARACTER DESIRABLE IN ROYAL OAK? pedestrian/small town consistently the scale discussed as appropriate more intense development with high-rise residential, office should be sited at 1-696 few other examples offered, K.C. Plaza, Ann Arbor, Holland, Birmingham mentioned other "wannabes" such as Wyandotte 6,7 �■ I I I I I BUILDING THE VISION Interviews 10. ARE THERE SPECIFIC IMPEDIMENTS TO THE ROYAL OAK CBD ACHIEVING YOUR CONCEPT OF WHAT IT SHOULD BE? see comments #2 11. HOW WOULD YOU RATE PARKING, ACCESS, CIRCULATION IN THE CBD AND HOW DOES IT AFFECT THE AREA'S DEVELOPMENT AND/OR REDEVELOPMENT POTENTIAL? monthly parkers should be forced to use upper levels I I I I I I I II I I I a I shuttle needed from parking lots/garages to Downtown locations , shops, etc. enough parking, location is problem dual "main streets' a marketing problem street width good for traffic flow, bad for pedestrians 2 hour parking doesn't allow for lunch plus shopping control employee parking to provide more spaces for retail patrons put employees in farmers market and provide shuttle reopening of music theater will exacerbate parking problems better enforcement needed of existing parking rules better parking signage needed "hunting" for parking an unwanted adventure for most shoppers general consensus that number of parking spaces may be adequate but better management and enforcement, signage, etc. major problem 12. WHAT SHOULD ROYAL OAK'S CBD LOOK LIKE TEN YEARS FROM NOW? same scale better physical appearance more of the same but better coordination with Downtown, 1-696, and area between 6 -8 �I I I I I I I I I I I I I I I I I I I BUILDING THE VISION Interviews 13. OTHER RESPONSES - RANDOM TOPICS R.O. retaiVentertainment customers not looking for confonnity; must maintain diversity to retain such patrons development at 696 on long-tenn basis will help sustain Downtown R.O.; office, hotel, residential best at 696; need link between two areas marketing to Downtown ares, trade magazines say 4% of gross should be used for advertising; most R.O. retailers spend much less than that; professional marketing help for individual businesses needed Downtown does not capitalize upon the f anners market sign at Fourth and Woodward needed to direct motorists to Downtown, another electronic sign needed at 696 to announce Downtown special events don't allow attorneys and accountants to use too much street level space at the expense of retail can't have too many restaurants, liquor licenses may be the limiting factor, however streetscaping that has been done is good but needs to be expanded/improved should investigate medical office potential and improve City relationships with Beaumont Hospital railroad should be seen as a major physical planning challenge in planning efforts independence of Downtown retailers is a major strength, other side is that it is always a challenge to get "united front• with so many bright people with good but different ideas fountains should be a design element in Downtown concept of loft apartments could fit with Downtown image need to market R.O. "lifestyle" to attract Downtown residential market diagonal parking on Main should be an objective 6-9 �I I I I I I .• de, BUILDING THE VISION Interviews Downtown should be "for people" and residents , not just for specific groups as it is now must focus on "target areas• and do these areas well (physical improvements) in combination with other efforts (parking, management, marketing) I II a I I I I II I I I II I 6 · 10 �I I BUILDING THE VISION Vision Session I I I I I I I I I I I I I I I I I Vision Session I In addition to the interviews, the City of Royal Oak and the planning team held a full day Vision Building Session to further identify and gain consensus regarding issues and goals for the development of the Downtown Master Plan. The HEPY planning team pro~ded reference plans and presented basic data for the purpose of orienting the Visioning Team to the limits and nature of the planning task. Jim Cloar lead the all day session and began by showing examples of, and discussing the ingredients necessary for achieving a successful Downtown. Richard Ward reviewed national and local market trends that will affect Royal Oak's business and economic vitality. Jack Goodnoe reviewed the physical characteristics of the DOA and its context that will impact future growth and development of the Downtown. The Visioning Team jointly and in small team sessions (four teams) established a consensus list of goals to be accomplished by the Master Plan. Each of the four teams was then given the opportunity to draw their own plan of what they thought the Downtown could and should be in the future. Presentation and discussion of the characteristics of each of these plans established common elements that will be key drivers in the development of a final physical and marketing master plans. The following pages are the results of the Vision Building Session. These are the characteristics that the Visioning Team identified as royal Oaks existing strengths. 1. Accessible to 696 2. Diversity of restaurants 3. Accessible to Woodward Avenue 4. Safe and crime free 5. Residential borders 6. ODA - source of funds 7. Population density 8. Diverse housing types and costs 9. Diverse retail clientele 10. Sound city government 6 · 11 �I I I I I I II I I I I I I I I I I I .•~-, BUILDING THE VISION Vision Session I 11. Fun place to be 12. Regional public transportation 13. Identifiable existing Downtown 14. Dedicated city population 15. Effective public and private beautification projects 16. 15 Years of progress in implementation 17. Good schools 18. Its age and maturity as a community 19. Churches 20. Cultural activities 21 . Young entrepreneurs 22. Metropolitan perspective and image 23. A few key historic family businesses 24. Diverse architecture 25. City administrators are supportive of Downtown 26. Antique shops 27. Active Chamber of Commerce 28. Surrounded by affluent areas 29. Special events 30. Manageable size 31. Population mix 32. Downtown banks 33. Outdoor cafes 34. Sophistication 6 · 12 �I I I I I I I I I I I I BUILDING THE VISION Vision Session I 35. 1-696 can provide support to Downtown 36. High standard of community values 37. Services to residents 38. Service clubs 39. Farmers market 40. Affordable retail rents These are the characteristics that the Visioning Team identified as Royal Oak's existing weaknesses. 1. Poorly distributed parking 2. Lack of hotels 3. Need for conference space 4. Tax base 5. Lack of Downtown park 6. Need for more multi-family housing 7. Meter vs. free parking 8. Not enough "linked" shopping 9. Need for more diversity of shopping 10. Rising rent rates 11. Absentee landlords 12. Lack of public transit to Troy and Birmingham 13. Inadequate inner city transit 14. Many individual buildings - appearance of storefronts and architectural conditions 15. Unattractive gateways 16. No defined cultural center 6 · 13 �I I I I I I I II II I I BUILDING THE VISION Vision Session I 17. Poor signage to Downtown from expressways and major arteries 18. Lack of unified streetscape 19. Lack of defined Downtown 20. Lack of cleanliness in alleyways and parking lots 21 . Renovation of old buildings is expensive 22. Lack of rental housing in or near Downtown 23. Railroad tracks are a divider 24. Lack of general maintenance - flower beds, etc. 25. Financing shortage for public and private improvements 26. Safety is taken for granted 27. No retail anchor 28. Spill-over impacts on neighborhoods 29. Conflict on city commission 30. Need to address both strengths and weaknesses 31 . Need for bed and breakfasts 32. No tie-in to 1-696 project 33. Tougher inspection needed for code violation 34. Abundance of homeless and vagrants and buildings that house them After establishing the strengths and weaknesses, the Visioning Tearn developed this set of guidelines for physical planning, market development and management strategies. 1. Stabilize, strengthen , and nurture the existing assets 2. Do not emphasize large commercial anchor 3. Respond and manage appropriate target mix of elements 4. Avoid trendiness 6 · 14 �I I I I I I I •II -II -I BUILDING THE VISION Vision Session I 5. Encourage independent shops as cumulative "anchor" 6. Retail should serve both the community and the Metro Area 7. Variety of patrons is a strength 8. Appearance needs attention to design, maintenance, cleanliness 9. Multi-family residential needed near Downtown 10. Better parking management required 11 . Broad base of special events 12. Improved mass transit to Downtown 13. Encourage and provide for cultural facilities 14. Create a productive linkage with the 1-696 project 15. Provide conference/meeting facilities In the group review of each of the four team's plans, these common characteristics emerged: Emphasis on a "center" of the Downtown linking its diverse sub areas. Need for more green space, more parks. The railroad tracks need to be buffered. Housing at the perimeter of Downtown should be stressed. Loft housing should be encouraged. Potential locations for cultural emphasis should be at the farmer's market and/or at OCC. The farmer's market should be more directly tied into the Downtown. Greater diversity of retail should be encouraged. Some new parking facilities may eventually be needed, but improvements should initially concentrate on management of existing facilities , including marketing, directional signage, strategic pricing and pennissible duration. I 6 · 15 �I I • • • • • • • BUILDING THE VISION Vision Session II Following the interviews and the Vision Building Session , and after additional research , the HEPY team established a summary of Royal Oak's assets, needs and goals that will be used to develop and test planning concepts in the next phase of work . ASSETS: 1. Location and access 2. Identifiable Downtown 3. Size, scale and density 4. Unique, fun, safe atmosphere 5. Created niche 6. Youthful and traditional 7. Residential neighborhoods NEEDS: 1. 2. Planned change and growth Novelty and interest with stability and depth Strengthened and unified image and identity 3. Parking resolution - quantity, location, management 4. Capture bypass traffic 5. Coordinated strategies (physical and market) with 1-696 development 6. Housing opportunities for living Downtown 7. Everyday services 8. New vision - proactive strategies for: Physical change Market approaches Management and promotional actions 9. Updated and expanded streetscape and improved linkages 6 · 16 �I II • • •I • • • • • • • •I - BUILDING THE VISION Vision Session II GOALS: 1. Appropriate scale and identifiable character 2. Systems to draw and accommodate traffic Downtown 3. Flexible and maturing market niches 4. "Hometown" Downtown with metropolitan flair 5. Appropriate and vital land use and market mixes 6. Enhanced variety, diversity and depth 7. People living Downtown 8. Healthy urban concentration with good linkages and amenities . 6 · 17 �•I • • I • • I I I I II II BUILDING THE VISION Vision Session II VISION SESSION II The Royal Oak Master Planning Vision Session II was held on February 24, 1993 to review the planning team's recommendations and allow the Vision Team to evaluate and offer their input to the recommendations. Priorities for implementing these recommendations were discussed. Following the Vision Session II, the planning team and Tim Towing met to review the findings and discuss the next steps to be taken. The Planning Team presented their recommendations as follows: Jim Cloar - Review of the guidelines for physical planning, market development and management strategies which were established in the Vision Session I; and review of the goals for the Vision Session II. Jack Goodnoe - Actions for growth and development (including DOA land redevelopment strategies). Richard Ward - Market strategies for economic vitality and redevelopment. Jim Cloar - Management and organizational strategies for the ODA. The Vision Team then met as review groups and offered their consensus decisions in the following Summary of T earn Comments and Recommendations. Team I Comments And Recommendations Primary discussions focused on parking needs. The Vision team was very pleased overall with the planning team's recommendations. Achieve a balance between surface and deck parking. Long-term versus short-term parking needs should be addressed. How do we organize ourselves better? How do we take the next steps? Royal Oak needs concrete recommendations regarding organization and management options. Royal Oak needs lessons on how to finance an implementing organization. Concentrate initial streetscape improvements in the core area. Expand the Civic Center in conjunction with the AMTRAK train station. Expand the Farmers' Market (tie-in the management of the Farmers' Market with the management of the ODA). Look at the area at the northwest comer of Main Street and Eleven Mile and its impacts on the DOA current and future planning. Need for gateways to be developed as a high priority. Have one full-time manager for the ODA. Get everyone to participate. II II 6 · 18 �I I • • •II • • • • BUILDING THE VISION Vision Session II Manager must aggressively maintain the vision of the Master Plan. We wish there had been more people here today (At the Vision Session) . Team II Comments And Recommendations The general ideas of the Master Plan are on target. The planning team recommendations followed the ideas of the previous Vision session . Development Area Ill can go right away, because there is a need for managed health care, a need for independent living; and this is the best available location in DOA for senior housing. Acquire the Oakland County Building for the Events Plaza. Civic Center idea is a good one. (What does the City Council want?) Don't move the RJ Coffee Shop . The Downtown is not warm and fuzzy. (Needs a friendly "central" park area.) The parking lot at Center and Fourth Streets represents a good opportunity for additional open space at the center of Downtown. (Possible move of RJ Coffee Shop to this location?) Be sure open spaces are where the people are; and where they will use them . Probably not realistic to close Sixth Street in the near future . Opening up Fifth Street and Seventh Street makes sense. Teams I And II General Discussion Current streetscape does not have enough impact. Make improvements with more 3-dimensionaVvertical elements. Parks Department now in the process of replacing damaged wood. elements. Need comments regarding recommendations immediately. Show more examples of how to get second floor retail. Need more "congestion" Downtown. (Expressed the desire for slowing traffic through the Downtown.) Recommend more traffic lights to enhance pedestrian activity Downtown. (Think of Downtown first, foremost as a pedestrian retail area; not primarily for pass-thru traffic.) Second floor residential adds a lot to the Downtown - encourage more. Balance the street parking and open lots with deck parking. All parking revenues go into a parking fund . Loft housing is allowed by current ordinances - encouraging loft housing is mostly an economic feasibility problem. Lack of loft housing may also be an awareness problem. How can we get some area of Downtown to be what it used to be, as a retail incubator? 6 · 19 �I I • • BUILDING THE VISION Vision Session II Consensus Priorities Hire a Downtown Coordinator to coordinate DOA needs and opportunities, and to implement necessary activities for growth and enhancement. (Establish a job description for this position.) Establish organizational options (in conjunction with management strategies). Improve Main Street intersections and the "core area" streetscapes (core area= Main to Washington between Second and Fourth). • Redevelop and enhance the 'Civic Center Area ;" especially the Farmers' Market and the Events Plaza . Actively promote the redevelopment of Areas I, II, and V (2). Allow for the redevelopment of Areas Ill and IV based upon market forces and programmatic needs of the Civic Center. I I I -I 6 · 20 �I INVENTORY AND ANALYSIS Overview INVENTORY AND ANALYSIS OVERVIEW Downtown Royal Oak has both the resources of its past urban development, and the vitality and spirit of positive change; which together create great potential for future growth. The Downtown has, in the past, served as a true neighborhood center. With the growth of Southeastern Oakland County along its interstate corridors of 1-75 and 1-696, Royal Oak now has the opportunity to enhance its role as a regional, as well as local activity center. Its continued success will depend on creating a framework for balanced and well integrated growth. To remain and grow as a healthy and exciting community hub, the Downtown will need to appropriately provide opportunities to live, conduct business, shop and recreate in ways that are mutually supportive. The opportunity also exists to build upon Royal Oak's feeling of a traditional city center, complete with historic architecture, a post office, a government center, and a library. It is surrounded by, and for the most part insulated from corridor development by healthy residential neighborhoods. The existing architecture, parking infrastructure and open space can be utilized to reinforce and promote activities of regional significance. A strong beginning in this direction exists today with the restaurant, specialty shopping, and entertainment businesses. Cooperative redevelopment efforts between municipal and private interests is well demonstrated by the First of America Operations Center and the 1696/Woodward initiatives. Open space and infrastructure both exist today which will support more of these types of efforts. Visual as well as functional unification of the Downtown needs to be achieved with growth and change. Main Street and Washington Avenue create two "Main Streets" that need to be made to work in hannony for their mutual benefit. Similarly, the Downtown and 1-696 development must be linked by mutually supportive land uses and unified public improvements. The streetscape improvements have done much to enhance and unify the appearance of Royal Oak. Entrances into the Downtown however are not well defined. More extensive and more unified image and identification efforts are needed to better orient and direct the user. In combination with reinforcing the streetscape development, this will serve to promote commerce and to enhance user comfort and safety in the Downtown . New public improvements and increased activity will in tum require better coordinated management and service policies. Parking polices need to be established and implemented that make use of the under-utilized parking decks while accommodating peak weekend demands. 7·1 �I !I • INVENTORY AND ANALYSIS Overview Future land use planning must give careful consideration to the parking issues of facility capacities and management policies. Hours of operation, promotional efforts, maintenance policies and physical improvements need to be coordinated by the City and the business owners. This inventory and analysis work details the existing conditions and the associated needs and opportunities of the market context, physical conditions, and the management and services provisions of Royal Oak. This was accomplished through interactive work and interviews with community leaders, the DDA, the Planning Department, and through extensive on-site research. These findings and conclusions form the basis for planning concepts and market and management recommendations . • • I a -I I I 7•2 �INVENTORY AND ANALYSIS Market Context INTRODUCTION The following description and evaluation of the Downtown market is distilled from our interviews with Downtown Royal Oak "stakeholders" from our review and analysis of real estate market data related to the general market area within which Downtown Royal Oak is located (the suburban Detroit metro market) and from additional research and interviews with development and real estate professionals active in the local and regional market. These are intended to provide an overall market context to assist in formulating and evaluating strategies to guide the uses, design, and management appropriate for Downtown Royal Oak. SUMMARY AND FINDINGS I I I I I I I Retail Market 1. The competitive environment for general retail in the Royal Oak market is intense. The competition is led by the regional and community shopping centers which surround Royal Oak (Universal Mall, Oakland Mall, Somerset Collection Crossroads Plaza and Beaumont Center) . 2. The upgraded Somerset Mall in Troy (officially the "Somerset Collection") will further intensify the competition between shopping centers for comparison shopping. The Somerset Collection has already contributed toward a reduction in retail rental rates in Downtown Birmingham . 3. Royal Oak is situated in one of the most densely-populated areas in the suburban market with approximately 180,000 people within a three mile area. 4. The likelihood of Downtown Royal Oak attracting or being competitive with the general merchandise establishments (primarily national chains) in the surrounding shopping centers is remote. 5. There is an estimated 325,000 to 375,000 square feet of retail (including restaurants) and service commercial floor space in the Royal Oak Downtown study area. This space is distributed among some 160 to 180 businesses. For comparison purposes, 325,000 square feet is similar in scale to the amount of retail space found in a community shopping center anchored by a discount retail store (e.g. K-Mart or Walmart) and discount drug store (e.g. Walgreens) and assorted other smaller retail tenants. Beaumont Center, for example, at Thirteen Mile and Woodward contains approximately 150,000 S.F. of space, including the recently expanded Kroger supermarket. In the case of Downtown Royal Oak, however, this 300,000+ S.F. is comprised of many small businesses, most of which occupy spaces of 2,000 S.F. or less. 7.3 �INVENTORY AND ANALYSIS • Market Context 6. The vacancy rate for Downtown retail and service commercial uses is extremely low, probably under 3%. This is lower even than the 4.7% vacancy rate estimated for Royal Oak as a whole (CB commercial, 1992 estimate) which is second only to Novi (2.7%) as the lowest of all suburban Detroit trade areas. While this unusually low vacancy rate is a positive indicator of Downtown retail vitality, it also is part of the reason underlying the increase in retail rentsin recent years. 7. The Downtown retail rent structure has gone from $4-$7 per square foot five years ago to $8-$17 per square foot today. Though this is still well below retail rents in Birmingham, it does suggest that marginal Downtown retailers may not survive if this trend continues; they may ultimately be replaced by businesses whose volumes can justify the higher rents. (Note: some concern was expressed in the interviews that professional offices such as lawyers and accountants or service businesses such as travel agencies and financial services might begin to dominate street level space at the expense of independent retailers who are the real "draw" for Downtown. 8. Comparison of primary market areas, market "capture" rates, and even, to some extent, vacancy rates between Downtown Royal Oak retailers and surrounding suburban retail centers can be misleading, and in some cases is meaningless. The reason is that many of Downtown's retail, restaurant, and service businesses are "destination" oriented establishments as contrasted with general retailers that compete for consumers based largely on competitive pricing and convenience. Some Royal Oak specialty shops (e.g. gift/card shops) may draw from a three mile radius primary market area while other Downtown retailers (e.g. galleries, restaurants) may draw from a regional or even national patronage base. This makes coordinated marketing and promotion efforts much more challenging than that required for general comparative retailing. 9. Downtown's success has been led by destination retail businesses operated by independent owner/managers and by the excellent collection of wellpublicized restaurants. This formula, with some upgrading, filling of niches, and perhaps addition of limited convenience retail, would appear to represent the retail strategy offering the best potential for Downtown. I I I I I I I I 10. There is likely to always be a relatively high turnover rate for the eclectic mix of destination retail, restaurant and specialty shops in Downtown Royal Oak. This is to be anticipated and understood as part of the area's continual development and evolution. Several factors contribute to the rate of turnover. 7.4 �I I I INVENTORY AND ANALYSIS Market Context First, there will usually be a percentage of businesses that will occasionally "move-up" into larger or higher quality space (the three increasingly larger Downtown locations of Patti Smith Collectibles is an example of this phenomena) within the Downtown. Second, Downtown is characterized by entrepreneurs whose experimentation, creativity, innovation, incubation, success and failures are possible in Royal Oak's Downtown environment. This level of risk-taking is not accommodated in a retail mall. Risk taking produces higher rates of failure than does established merchandising in a regional mall or retail strip center. But it is this type of innovative retailing, restaurants, etc. that differentiates Downtown Royal Oak from the regional malls and other suburban "Downtowns• in the Detroit area. 11. Though absorption of retail, restaurant, and service commercial space is difficult to track and quantify in Downtown Royal Oak, a reasonable estimate is that at least half of the existing businesses have been established or have relocated into Downtown space over the past ten years. This would represent perhaps 10,000 to 15,000 S.F. annually. Though the unavailability of space and increasing rents may act to suppress future absorption, the historic trend is a strong indication of the demand for this type of space Downtown. I I 12. The preferred optimum mix of retail uses Downtown may more appropriately relate to "what works" than to "what would be nice to have Downtown". Proven successes to date include quality restaurants mixed with destination retail and specialty shops. Some of the retail is targeted to the avant-garde and off-beat market which provides the interest and character associated with Downtown. A number of good ideas have been suggested for additional retail offerings that would complement the present mix. Among these are a good bookstore, children's clothing, and a deli. However, these are likely to only be attracted to and successful in Downtown if they, like existing establishments, can provide a differentiated product to a market of sufficient size to sustain them. Despite the desire to have convenience and general retail Downtown to serve Royal Oak residents, most people will opt to shop for general merchandise in a shopping mall or community shopping center. Downtown will not return to the "traditional" main street offering of general merchandise in the near future . Even limited convenience retail to serve the nearby residents and employment base requires a more dense concentration of patrons than presently exists Downtown. 7.5 �Ii INVENTORY AND ANALYSIS 'I I I I I I I I I I Market Context 13. In tenns of the destination retail market, Binningham is Royal Oak's primary competition and will probably continue to be, especially if the current disparity in rents begins to diminish. However, other communities can be expected to learn from Royal Oak's success and, as they try to emulate that success, Royal Oak will be challenged to retain its present position as a unique location for a safe urban shopping experience. 14. The proper complement of limited retail and entertainment uses at 1-696 will be an important factor in the continuing success of retail and entertainment businesses in the Downtown area. Specialty retail and entertainment cannot be sustained in both areas. Residential Market 1. There is a general perception that a market exists for additional Downtown residential units, but that perception has yet to be tested due to a general lack of new product supply being introduced in the Downtown area. 2. Recent purchase and rehabilitation of single family homes on the edge of Downtown would suggest a market for single family attached or similar infill housing products. However, the availability of sites for this type of development is limited. 3. Small scale condominium development (10-15 units) such as that on Crook Road has been well received in the marketplace. This type of product, at a similar scale in the Downtown area is considered by several residential developers to have market potential. This scale would also be consistent with existing development Downtown. Again, however, the availability of developable land at competitive prices Downtown is noted by developers as an impediment to condominium development. The potential condominium market in Royal Oak is perceived by the developers we interviewed to be in the $125,000 - $150,000 price range and primarily to be comprised of empty-nesters and to a smaller degree some young professionals without children. 4. Though economic conditions have precluded most large-scale apartment development in the region, there have been some exceptions. One of the most notable is the 225-unit Village Green development in neighboring Madison Heights. The project is comprised of studio, one and two bedroom townhouses renting for $530 to $805 per month; the lease-up on the units went quickly and presently there is a waiting list for units. 7-6 �INVENTORY AND ANALYSIS 'I Market Context I The market for this type of residential property is primarily young couples, unrelated singles sharing rent and a small percentage of retirees. This would suggest a potential market for apartment units of similar scale Downtown. It is doubtful, however, that a site of sufficient size (approximately 15 acres) could be assembled near the Downtown area to construct a 175-unit development, the size considered to be the minimum feasible scale for this type of residential product. 5. One well-regarded residential developer stated that the key to a successful apartment development in Royal Oak is to locate it within walking distance of Downtown. It was suggested that a high quality, higher density apartment development (e.g. 20 to 25 DU/acre) with under-building parking could possibly be successfully produced on an infill site in Downtown Royal Oak (basically utilizing a garden-type configuration). These units would primarily be targeted to empty nesters, corporate transfers, and single parents who do not want to invest in a condominium, but who desire spacious apartments and would be willing to pay 80-85 cents per S.F. versus typical garden rents of 75-80 cents per square foot. 6. Though a number of positive indicators suggest a potential market for additional residential products in and adjacent to Downtown, the lack of development sites is a problem. This is an issue that will have to be addressed as the Downtown planning process progresses. Office Market I I I 1. The present softness in the suburban office market makes it difficult to be optimistic about the potential for its development Downtown. Most knowledgeable real estate professionals believe there is still at least a two year supply of office space in the suburban market. The current suburban office vacancy rate is estimated at 20% (CB Commercial). However, our research and interviews revealed a demand for smaller spaces (1,500 to 3,500 square feet). To an extent this demand may be met by existing space and by conversion of upper level space above retail businesses (see previous concern over use of street-level space for offices). 2. Our interviews also identified an interest in attracting medical-related offices Downtown. This might be hospital related offices that are not essential to being on the Beaumont site or clinical offices which are in lieu of or spill over from many of those on Woodward. 7.7 �i I INVENTORY AND ANALYSIS Market Context I 3. Beaumont Hospital itseH currently utilizes a 70,000 square foot office building in Southfield (on Twelve Mile west of Greenfield Road) for their "financial services" processing functions. The hospital also has approximately 40,000 square feet of space in trailers and modular buildings on campus now to accommodate various support functions. Some of these functions will be relocated into pennanent space on campus when the present building program is completed. A representative of the hospital suggested that the institution will not be in a position to construct any additional new office/clinical space for 5-8 years, but noted that within about 5 years they may need another 40,000 - 50,000 square feet of nonclinical support space. 4. The trend to outpatient care would suggest that in the future there will be increased demand for non-institutional, off campus doctor/clinical office space in the suburban market. Royal Oak is recognized by medical professionals as a desirable address for a medical practice. 5. Several real estate brokers reinforced the observation that the market for medical office space near the Woodward/Thirteen Mile Road area is very competitive. Effective rents for medical office space range from $13 to $20 per square foot. The vacancy rate for medical office space with adequate parking is very low. The agents we interviewed acknowledged that there are really two markets in Royal Oak, the Downtown market and the Woodward/Thirteen Mile market. Those we interviewed said they get quite a few inquiries about Downtown office space, but the unavailability of space and lack of parking are the primary impediments to the existence of a greater medical office market Downtown. There is a perception that new medical office space Downtown ottering increments of 1,000 - 5,000 square feet would be well received in the market. 6. There is an estimated 110,000 to 130,000 square feet of tenant-occupied office space Downtown (this does not include owner-occupied space such as the First of America operations center). The Washington Square building represents the largest concentration of office space with approximately 60,000 square feet of leasable office floor area. 7. The desirability of increasing the Downtown employee population argues for accommodating additional office space , whether for tenanted buildings or for headquarters or operations centers for banks or other institutions. As in the case of residential development, however, assembling adequate office sites Downtown is problematic. 8. The demand for small office spaces would also suggest that the concept of a business incubator with shared clerical and office support facilities , could help nurture start-up businesses in a Downtown location. I I I I I I 7•8 �INVENTORY AND ANALVSIS I I Market Context 9. Available land for large scale office development is located at the 1-696 development site. As the present over supply of space is absorbed and economic conditions improve, it will become the obvious focus for future office development in Royal Oak. Downtown is unlikely to compete for the type of tenants that will be attracted to the 1-696 site and should, consequently, focus on small space tenants and more specialized office market niches such as medical-related uses or operations center uses as opportunities arise. I I I I I I 7.9 �i I INVENTORY AND ANALYSIS Land Use I LAND USE INVENTORY AND ANALYSIS The Royal Oak Downtown or Central Business District is well defined on the majority of its boundaries by stable single family residential neighborhoods. Small, two and three floor apartment units are scattered at the edges of the DDA with only small amounts of multiple housing units or second floor living in the Downtown. Two notable exceptions are the senior citizen high rise buildings at the perimeters of the DDA. (North Troy Street and south Main Street). I I I I I I I I I A mix of store front retail is clustered along the Main and Washington Street corridors and along the Fourth Street connector between these two main north/south corridors. The most significant revitalization efforts are centered in the Washington Avenue and Fourth Street area. Unfortunately the railroad creates a psychological, if not physical divider between the two "Main Streets" (Main and Washington) of the Downtown. The Fourth Street linkage will be important as a unifying element. Royal Oak has a good clustering of municipal facilities at Troy Street between Eleven Mile and Third Street. These include the City Hall, the Library, the Police Station, County Office Buildings and the Farmers' Market. Another civic place of high activity is the Post Office on Third Street. Another public center is the Oakland County Community College, Royal Oak Campus (OCC) which is both functionally and visually separated from the Downtown proper. The competition for parking between the OCC and the retail area to the north has been a conflict historically. The other "center• of the Downtown is the high point at Washington Avenue and Fourth Street, which is an entertainment center, as well as an emerging, up-scale retail area. The First of America Service Center, SMART and the proposed AMTRAK transit station also contribute to this area as a growing commercial and public activity area. It should be noted that the First of America development has dedicated land at Fourth and Lafayette to a "public plaza.• This is a precedent that is desirable and should be repeated with new Downtown development. These two "centers", the public center at Troy Street and the entertainment center at Fourth Street and Washington Avenue, need coordinated circulation and image (streetscape) systems to tie them together visually and functionally in every way possible. The land directly north of OCC is a poorly integrated mix of uses. An overall land use strategy is required for this area. The land is also important as a link between OCC and the Downtown. Car dealership storage and support facilities in this area are functionally inconsistent and visually undesirable at this entry point into the Downtown. 7 • 10 �i I I I B I I I I 'I I I I I I I INVENTORY AND ANALVSIS Land Use Underutilized land surrounds the senior housing at Sixth and Williams Streets, and in-fill uses could be planned that would support the existing senior housing facilities . Consistent with its basic mission, OCC has expressed the desire to provide outreach programs to the community. Its proximity to the senior housing provides many opportunities in this regard and a circulation linkage would be desirable. The I-696/Woodward parcel, which is planned for mixed use, will begin as a residential development. The first phase of this work is planned to begin in 1993. The existing land use between this I-696/Woodward development and OCC is mixed housing and commercial uses. In many cases it is of low or marginal quality. Although it is outside of the DDA study area this block of land will be critical to creating a mutually beneficial linkage between I-696/Woodward and the Downtown. Similarly, future uses and improvements along Main Street should serve to visually and functionally unify these two segments of the DDA. Restaurants are a current strength of Royal Oak. They are loosely grouped along the Main StreeVFourth Street/Washington Avenue corridors. This emerging "entertainment" district needs to be reinforced and encouraged. A key issue in the physical planning will be establishing where to accommodate the desired additional housing that will bring more people living within the Downtown. This desire was stated several times as a goal in the Vision Building Session. The market research, however, indicates that care must be given to the location, type, scale and phasing of additional housing. Most of Royal Oak's "open space" is in the form of parking lots and the railroad R.O.W .. It will be important in the concept planning to 1) be sure parking is utilized to its fullest, so as to not use open land unnecessarily, and 2) to carve out more useful and better connected open and green spaces. These spaces need to be made truly useable and inviting to pedestrians. The Farmers' Market is a vital part of creating public participation in the Downtown and should be functionally and visually linked to the Civic Center area. Re-use of the Oakland County facilities and land should be planned to support this link. More efficient use of the under-utilized Farmers' Market area parking should also be considered. It does and should continue to serve the Civic Center area to the greatest degree possible. Successful land use will be largely dependant on creating workable parking provisions and management strategies throughout the Downtown. See the Parking Analysis (Page 7•27 thru 7•36) . 7 · 11 �- INVENTORY AND ANALYSIS I Land Use I I Four key parcels of land have been identified as Special Study Areas on the basis that they have open or under-utilized land, inherent potential for more productive use and/or proximity to other uses that could foster mutually beneficial uses. They are shown on the accompanying Special Study Areas map. (Page 7-24) I I I I I I I I I I I ' r 7 • 12 �INVENTORY AND ANALYSIS Existing Land Use • • • • Refer to narrative on page 7 • 13 �Ii • •II • • • • • • • • • INVENTORY AND ANALYSIS Existing Land Use Index Existing Land Use MAIN STREET AND WEST 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. 27a. 28. 29. 30. 31a. 31 . 32. 33. 34. 35. 36. 37. * 38. 39. 40. 41 . 42. 43. 44. GM Used Cars SOS Shelter Under Construction (Dimitri Upholstery) Diamond Lincoln Mercury Body Shop Commercial Print Co. Barber State Fann Insurance Art & Antique Shop Russell Custom Printing Vacant Baptist Church and Day Care Diamond Ford Lincoln Mercury Dealer Lincoln Mercury Used Cars Mike's Coney Island Used Cars Anthony's Pizza and Ribs Liberty Drugs Ace Hardware (Hilzinger's) Rumor's Food and Bar Nutri Foods - Health Food Footprints - Birkenstock First Federal Bank Law Offices and Drive Thru Bright Ideas Furniture National Bank of Royal Oak/NBD Renoir - Women's Cloths Techline Furniture East/West Futons Mongolian Bar BQ Monterey LePanto Cinderella's Attic Moti Mahal Indian Restaurant Red Wing Shoes and Tailor Neon Image and Doug's Deco Design Off The Record First of America Car Dealer Used Cars Oakland Community College (OCC) - Royal Oak American Transmission Auto Conversions, Inc . Auto Upholstering and Glass Muffler Shop Auto Repair Donuts * Indicates building deemed to have value as LANDMARKS in the Downtown because of their historic significance and architectural interest, or other visual importance to the Downtown. 7 - 14 �•II ■ ■ II ■ •■ ■ • ■ ■ • • • • i(c= ·•· INVENTORY AND ANALYSIS Existing Land Use Index Existing Land Use MAIN STREET AND WEST 45. 46. 47. 48. 49. 50. 51. 52 . 53. 54. 55. 56A. 56B. 56C. 560. 57. 58. 59 . 60. 61. 62. 63. 64. 64A. 65. 66. * 67. 68. 69. 70. 71 . 72 . 73. 74. 75 . 76. 77. 78. 79 . 80. 81 . 82. 83. Party Store Car Wash George's Hair Cut/Barber Children's Resale Machine Shop Fast Food Oxford Oyster Bar Main Floor Covering Child Care National Bank of Royal Oak National Bank of Royal Oak Howie Stained Glass Gasoline Alley Barber Shop Faith Couture Noir Leather Chosen Books Bookstore Royal Oak Camera and Antiques Haberman's Fabrics First of America Under Construction Used Books Doll Shop Barber Royal Oak Post Off ice Peking House Clothing Shop Window Treatments Realtor and Unicom Grill Flower Shop Stamp Company Christian Science Reading Room Travel Agent Optician R.J. Coffee Shop Flower Shop Coney Island Hallmark Patti Smith Dave's Comics Vacant 7 · 15 �Ii • • • • • • • • • • • • INVENTORY AND ANALYSIS Existing Land Use Index Existing Land Use MAIN STREET AND WEST 84. 85. 86. 87. 88. 89. 90. 91 . 92. 93. 94. 95. 96. 97. 98. 99. 100. 101. 102. 103. 104. 1OS. 106. 107. 108. 109. 110. 111 . 112. 113. 114. 115. 116. 117. 118. 119. 120. 121. 122. 123. 124. 124A. 125. Art Deco Antiques Gayle's Chocolate Shop Lotus Imports Raupp Camp Fitters Gallery Shoe Repair Eyeglasses and Optician, and Billiards Shop and Bar Vacant (Oak Restaurant} NIA Design Company (FDA} Craft Shop and Boutique Unique Place Gifts Kite Shop Kyla's Restaurant Dos Manos - Latin American Crafts Karris Gallery Baskin Robbins Ice Cream Royal Oak Bakery Banos Restaurant Paint and Wall Paper Custom Jewelry Imports Hair Salon Dentist Dry Cleaner's Vacant Vacant Bowling Bar Pizza Surveyor Counseling Bike Shop Beauty School Beaumont International Medicine Vacant Dance School Body Shop Post Office-Shop Wendy's Office Greyhound and SMART Transit Station AMTRAK Les Auteurs Restaurant 7 · 16 �• • • • • • • • • • • .•~-, INVENTORY AND ANALYSIS Existing Land Use Index Existing Land Use MAIN STREET AND WEST 126. 127. 128. * 129. 130. * 131. 132. 133. 134. 135. 136. 137. 138. 139. 140. 141 . 142. 143. 143a. 144. 145. 146. 147. * 148. 149 . 150. 151 . 152. 153 . 154. 155. 156 . 157. 158. 159 . 160. 161 . 162. 163 . 164. 165. 166. 167. 168 . Madison's Restaurant Rene's Hair Shop Monique's Shoe Shop Les Sacsons Kitchen Shop/Women's Clothing Metro Music Cafe Royal Oak Music Theater LA Express Cafe Design Store Frame Store Card Store Gallery Gallery Optician and Hair Solon Hollywood Bodies Fitness Center Vacant Land Antiques and Jewelry Deli Sewing Store Furniture Store Prints Repeat the Beat (CD's and Videos) Office Machines Pronto Deli and Cafe Methodist Church Jimi's Ice Cream Clothing Jimi's Restaurant & Coney St. Mary's Credit Union Asia Trading Co. Resale Shop Hagelstein's Bakery Insurance Office Gallery Travel Agent State Farm Insurance Podiatrist Rent-It Shop Auto Repair McDonalds Office UAW/GM Recruiting Office Baldwin Theater (Stage Grafters) 505 Lafayette (Entertainment Agency) 7 .17 �•If • •II II II • • • • • INVENTORY AND ANAL VSIS Existing Land Use Index Existing Land Use MAIN STREET AND WEST 169. 170. 171. 172. * 173. 173A. 174. 175. * 176. * 177. 178 - 199. Child Care Gallery, Cafe, Elwin's To Go (Renovated Church) Payroll One Vacant Church First of America Vacant Land For Possible Future First of America Expansion Oriental Furniture Funeral Home St. Mary's Elementary School St. Mary's Church Land Uses South of Lincoln Street; not included in the study area of this report . MAIN STREET AND EAST 200. 201. 202. 203. 204. 205. 206. 207. 208. 209. 210. 211. 212. 213. 214. 215. 216. 217. 218. 218a. 219. 220. 221 . 222. 223. 224. 225. Royal Music Center Aquarium Shop Buick Pontiac Dealer Auto Parts Fine Food Contract Design Group Interiors Office Anny Recruiting Merchant's Warehouse (food & wine) Hair Salon Main Theater Main Theater Vacant Nugget Foods Main Exchange - Jewelry & Antique Mall LaFondue Antique's on Main Law Office Barney Black Beauty Supply Store American Pizza Cafe (coming) Royal Oak Tire Sweet Shop Walby's Wallpaper Mr. B's Pub Daniel Joseph LaRouche Garden Ornaments Chiropractor 7 · 18 �•II • • • • • INVENTORY AND ANALYSIS Existing Land Use Index Existing Land Use MAIN STREET AND EAST 226 . 227. 228. 229. 230. 231 . 232. 233. 234. 235. 236. 237. 238. 239. 240. 241. 242. 243. 244. 245. 246. 247. 247a. 248. 249. 250. 251. 252. 253. 254. 255. 256. 257. 258. 259. 260. 261. 262. 263. 264. 265. 266. * 267. Remodeling Carol James Gallery Tailor Household Finance Antiques Joes Anny Navy Consignment Boutique Hennan's Bakery Vacuum Cleaner Shop Italian Leather Incognito - Fashions & Art Office Field's Department Store Clothing Jewelry Field's Fashions H & R Block Cedar Market Noir Leather Discount Golf Rugs Michigan Bell Flower Shop Kitchen Design Antiques Rumors Vacant Napa Autoparts Billings Feed & Supply Shell Gas Station Erb Lumber B&B Collision Golf Club Repair Lenox Heating and Cooling Ye Olde Saloon Furniture Warehouse Tires Plus Holiday Market, Pizza, Video, Cleaners Goodyear Malibu Restaurant First of America Salvation Anny Thrift Store Lutheran School 7 · 19 �INVENTORY AND ANALYSIS Existing Land Use Index Existing Land Use MAIN STREET AND EAST * 268. 269. 270. 271 . 272. 273. 274. * 275. 276. * 277. * 278. 279. 280. 281 . * 282. * 283. 284. 285. 286. 287. 288. 289. 290. 291 . 292. * 293. 294. 295. 296. 297. 298. 299. 300. 301 . 302. 303. 304. 305. 306. 307. 308. 309. 310. Royal Oak Manor - Cooperative Housing Construction Company Office Engineer's Office Office Furniture Warehouse Bath and Design Senior Housing Oak Ridge Market Royal Oak Library City Hall and Police Department Office Church of Scientology Michigan Bell St. Paul Lutheran Church Fire Station Daily Tribune Collector's Emporium Comedy Castle Acom Post 1669 Medical Center Construction Company Industrial Building Fish Store Oakland Co. Building Farmers' Market Elks Professional Office Building Troy St. Antique Mall Auto Repair Chiropractor Answering Service Design Studio Office Office Bodyworks Gym 7 · 20 �Iii INVENTORY AND ANALYSIS Existing Land Use Index Existing Land Use MAIN STREET AND EAST 311 . 312. 313. * 314. 315. 316. 317. 318. 319. Bodyworks Gym Bodyworks Gym Hair Salon Power Plant Moving Company and Warehouse Marble Company WO Zobel Co. Myron Trucking Company Moving Company 7 · 21 �INVENTORY AND ANALYSIS M 11 ! 1 ' '1 -M ~ Existing Multl-Famlly Housing I i---------·-·7 i II II ~j I _,u _ L~ _ _j I 1 I el i □ □ D j , '·-... ··<> ~a&lbi 'I~ N M c.._;..= = Poet Office . ' L nil 001 E I ,------------,----,.---.... D -:. 111---,...-, :ffl~ ~ ...ll n ' - - - - - ~ C!::=:l '° .. I ,rr:: o =:1~ ~j~a09JLDJ~ = ~ ~ Ml~~:;::=:;-, \~·.~~ =r=w:IIT~ 'j[F~m~ru --__;I ~ JJim ~=~~·:'=-\t.,. !::::J~ === --== MUI.Jl-~ECOND STORY I i ~ O c~:~-1 -"'-""'"" ·. I/rl!~ ·7 g =::'..-':~--=u~M_!-~.!!.-" ooo,ooT- ~ Ir ~ = _=---; ~ = = __ D M ~~~ -~ ~ IT ,----l " DOWNTOWN STUDY for the CITY of ROYAL OAK DOWNTOWN DEVELOPMENT AUTHORITY 1~ [ffi.., I :i J □ ,_____ --_&Jl [ I; M :... II r ) I~\ l' o~ \~_, 0 } 111--...Jl z .llmll ~► 7 ~ •! CllltJ LEOENO .. IIIUU'l-ftUaLY IIULD9tQ • !M i i i I I I L_C_ _ "l l r I ~7 I EXISTING MULTI-FAMILY RESIDENTIAL Refer to narrative on page 7•& 7 • 22 �INVENTORY AND ANALYSIS ____, '--------' o r;::;i I P I ~ fo ~ LEGEND 1111 BARTON LARIY~ TF DISTRICT t!Jlit~ •■- DDALIWTS Refer to narrative on page 7•10 7 • 23 �INVENTORY AND ANALYSIS Special Study Areas □ DOWNTOWN STUDY for the CITY of ROYAL OAK DOWNTOWN DEVELOPMENT AUTHORITY g SPECIAL STUDY AREAS Refer to narrative on page 7•12 7 • 24 �INVENTORY AND ANALYSIS Circulation CIRCULATION INVENTORY AND ANALYSIS Royal Oak is well served by regional connectors. 1-696 to the south links Main Street to the greater metropolitan suburbs east to Lake Huron and west to Southfield, Novi and beyond . This is well recognized by the 1-696/Woodward development initiative. Woodward has and will continue to be a major north/south connector. This has been both a bane and a blessing historically. It has drawn economic growth away from the Downtown, but has also helped to preserve the small community based flavor of Royal Oak. Access to the Downtown from Woodward is along Eleven Mile Road and Fourth Street. The Fourth Street access has a very pleasing residential quality and should remain so. Fourth Street (Southbound from 1-75 only) and Eleven Mile Road also serve as the primary access routes to and from 1-75 to the east and therefore the main easVwest connector through Downtown . Main Street is the primary north/south corridor and serves as a secondary regional connector. As such it segments the east and west halves of Downtown. Parallel parking remains on Main Street and there is significant retail and business related pedestrian traffic. Pedestrian crossings however, are very difficult because of the width of Main Street and the lack of traffic lights at Second and Third Street. This street must be made more pedestrian safe and friendly to encourage participation in the business district and to help unify the eastern and western halves. The absence of traffic lights also creates very difficult and unsafe access onto Main Street from the side streets. The priority should be for the safety and convenience of those drivers and pedestrians using Downtown and not for through traffic. Planning for the convenience of through traffic should not take precedence over the need to accommodate and encourage commercial activity in the Downtown. The street layout of Royal Oak's Downtown is based upon a traditional urban grid layout; creating a generally well organized and readable circulation system . This fabric however is significantly impacted and in some cases negatively interrupted by the diagonal R.O.W. of the Grand Trunk Western Railroad. This is a double grade track through the DDA and can cause traffic delays and safety problems. Royal Oak residents and visitors have become accustomed to the crossings and many consider it part of the unique flavor of Royal Oak. It is a well used railroad line coming up to twelve trains per day and will continue to do so. It has the greatest impact on the easVwest traffic between Main Street and Washington Avenue. This accentuates the separation between the Main Street and Washington Avenue districts and discourages a good pedestrian link between the two areas. 7 · 25 �• • INVENTORY AND ANALYSIS Circulation It also creates a psychological barrier between the Third Street parking deck and the Washington Square district. Enhanced vitality of the Washington Square area and the Downtown in general will depend on creating pedestrian accommodations to facilitate these linkages in safe and attractive ways. The grid layout also breaks down in three other important areas; 1) at the intersection of Main Street, Seventh Street and the Railroad R.O.W.. Here future development needs to reorganize and accommodate both vehicular and pedestrian circulation . The Seventh Street dead ends are functionally and visually awkward, and pedestrians are at risk in this area. This area also serves, in conjunction with the OCC facility, as a "gateway" to Downtown and needs to be changed from a negative to a positive image area through roadway and landscape improvements. 2) The closure of Second Street, east of Main as a plaza provides for a more united Civic Center. In combination with the municipal parking lot however, it creates awkward access and visual orientation to the City Hall and Library. If the Farmers' Market takes on an increased role as a public activity center circulation for the larger "Civic Center" needs to be simplified and well coordinated. Visual orientation to each of the components needs to be improved in the process. 3) The elevated railroad grade west of Washington Avenue creates awkward diagonal road and parking layouts. Not much can be done to change this due to limited space and pavement structures. Consideration should be given, however, to routing, signage and landscape improvements that will help clarify circulation in this area. Also long range options should consider reorganizing traffic patterns as they exist at Eleven Mile. The railroad underpass in this location is a "natural" gateway into the Downtown along Eleven Mile Road. This should be capitalized on throughout the use of "gateway" graphics, signage, lighting and landscape treatments. There is no existing element or location that suggests a gateway to the Downtown from the east along Eleven Mile. One needs to be created and the Farmers' Market area offers the best opportunity for this to occur. Softer and lower scale entry definition should occur on Fourth Street at the DDA boundaries. Entry definition along Main Street from the north is difficult at the north end of the DDA. The intersection of Eleven Mile and Main is a better location to emphasize as a Downtown landmark and entrance point. Streetscape development has created good pedestrian provisions within the Downtown and improvements should continue. Phasing plans for pedestrian circulation needs to be coordinated with parking and land development strategies. A major problem with parking deck utilization is recognition and access provisions (vehicular and pedestrian), signage and graphic systems, pathways and lighting, and landscape need to be designed to delineate and accommodate circulation to and from the decks and parking lots. Streetscape development needs to improve the convenience, comfort and safety of pedestrians at street and railroad crossings. 7 · 26 �• INVENTORY AND ANALYSIS Parking PARKING INVENTORY AND ANALYSIS With the increasing popularity of Downtown Royal Oak as a business, commercial and entertainment center, the pressure to provide sufficient parking increases. Existing parking areas in the DOA can support a finite amount of increased land use before additional parking must be provided. To begin to understand the projected need for parking in Downtown Royal Oak, a quantitative and qualitative evaluation of parking patterns was conducted over a two week period in October 1992. The greatest pressure on parking occurs during special events such as the Festival or when the Royal Oak Music Hall and the Baldwin Theatre are hosting events simultaneously. Parking counts the theatre have not yet been possible due to the on-going renovation of the Royal Oak Music Hall. Peak times of parking use on weekdays are between 9:00 and 10:00 a.m. and 12:00 to 2:00 p.m .. On weekends, peak periods of use are after 4:00 p.m. (Friday or Saturday evenings), and between noon and 3:00 p.m. on Saturday. Actual survey days and times were: Friday, October 2, 1992 Saturday, October 3, 1992 Wednesday, October 7, 1992 7:00-9:00 p.m. 12:00-2:00 p.m. 9:00-10:30 p.m. and 12:00-2:00 p.m . The weather on all three days was clear and between conducive to shopping and outdoor activities. so· and 75• F, and fully Occupied parking spaces were tallied at each of the following parking lot locations: 1. 2. 3. 4. 5. 6. 7. 8. 9. The The The The The The The The The Lafayette Street parking structure Center Street parking structure Sherman Drive surface lot Center Street surface lot Hilzinger surface lot City Hall surface lot Farmers' Market surface lot Lafayette surface lot Railroad surface lot Occupied street parking spaces were tallied on Main Street between Eleven Mile and Sixth Street; Fourth Street between West Street and Troy; Second Street between Center and Main; and Washington Avenue between the railroad tracks and Sixth Street. 7 · 27 �INVENTORY AND ANALYSIS • ,---- . • r I J LAFAY STREET STIIUCTUAE T-:> DOWNTOWN STUDY for the CITY of ROYAL OAK DOWNTOWN DEVELOPMENT AUTHORITY 7 • 28 �• INVENTORY AND ANALYSIS Parking Parking spaces utilized were recorded as totals and percentages in table 4.1, Parking Conditions. Part of Table 4.1 includes a brief qualitative evaluation of the surface lots and parking structures in terms of the following criteria: Proximity to major destination points - Evaluation of parking areas that are a one, two, or three+ ~inute walk to major destination points such as a theatre, group of stores, or restaurants. Visibility/identifiability to the first time visitor - Evaluation of the ease by which visitors, particularly first time visitors, can find an appropriate parking area. Desirability - Evaluation of the degree to which a particular parking area may be preferred due to non-distance factors such as lighting, a sense of security, and ease of use. Lighting and a sense of security for the Downtown streets and parking areas were evaluated on Friday, October 9, 1992 between 8:00 p.m. and 12:30 a.m .. Ease of use is based on ingress and egress points, vehicle circulation, available parking spaces, etc .. Based upon this evaluation and the attached statistical analysis, the following was concluded: Parking during the week is readily available in the morning and afternoons in all locations, including parking structures, surface parking lots, and on-street parking. Weekend parking spaces during peak use times are more heavily utilized than weekdays particularly on Friday evening, but only reach 100% capacity at the City Hall lot and the Second Street and Washington Avenue lots. Street parking is available on almost every block during the week. On Weekend nights these spaces fill to near capacity. This may give the impression that no parking options remain in the Downtown area when in fact a number of spaces are available in the surface lots and parking structures. The parking structures are not heavily utilized most of the time. On weekdays the Center Street parking structure is filled on the first two and one-half levels and empty on the top levels , while the metered spaces at the Lafayette parking structure are largely unused. On weekend evenings the Center Street parking structure fills at the first level, but is virtually empty on all other levels. This may be due to a perception that this parking structure is unsafe. 7 · 29 �• INVENTORY AND ANALYSIS Parking Although the table on Page 7.31 indicates that the Lafayette Street parking structure reaches 51% of capacity on weekend evenings between 6:00 p.m. and 9:00 p.m., we noted that the 141 available meter spaces gradually fill to near capacity as the evening progress toward midnight. The leased portion of this parking deck, 393 spaces , remain less than 20% filled at this time. The level of utilization of surface lots on weekend evenings seems to depend to some degree on the perceived level of safety in addition to the other factors of proximity and convenience. This survey was unable to assess the parking situation on the nights that both the Royal Oak Music Theatre and the Baldwin Theatre are open since the Royal Oak Music Theatre is closed for renovations. This study is not intended to be an extensive evaluation of parking in the Downtown. It is rather a reality check on perceptions of supply and demand. It is a snap-shot of peak demand periods, during good weather and after the start of the school season. It therefore represents an evaluation of capacity and worst case requirements. 7 · 30 �• • .• dc, INVENTORY AND ANALYSIS Parking Utlllzatlon Summary . . NUMBER .•:•:• PARKINO AREA srATISTICAL FINDINGS- . .·.·. •·• AND PERCENTAGE OF PARKING SPACES unUZED ·.OAPACllYNUMBER OF .· TYPICAL WEEK DAY 0-10 A.M, PARKIN() SPACE$ FRIDAY EVENING TYPICAL WEEK DAY .12·2 P,M. AVAILABLE SATURDAY &-9 AFTERNOON 12 • 2 P.M. I•· ::::: Lafayette Street Structure 141 Metered 393 Leased 22 Metered (16%) 208 Leased (53%) I 33 Metered (23%) 208 Leased (53%) VISIBILITY/ DESlfW3IUTY IPENflFIABIUTY fO •LIGHTING •••· FIRST TIME VISTOR •EASE OF USE Adequate/ Undesirable Poor Medium Desirable/ Adequate Fair Medium Desirable/ Undesirable Poor Low Yb P~OXlMlfi ~AJOR I••· DESTINATION POINTS :::: 1. QlJALITAtl'iE EVALUATION I 80 Metered (57%) 71 Leased (18%) 30 Metered (21%) 46 Leased (12%) 502 309 (82%) 330 (66%) 114 (23%) I 166 (33%) Sherman Dr. Lot 68 30 (44%) 30 (44%) 35 (52%) I 21 (40%) II 4. Center Street Lot 98 53 (82%) 62 (73%) 83 (98%) I 81 (95%) II Adequate Good Medium 5. Hllzlnger Lot 81 31 (38%) 46 (57%) n (95%) I 61 (75%) II Adequate Good High 6. City Hall Lot 227 71 (31%) 149 (66%) 227 (100%) I 152 (67%) II Desirable Fair High 7. Farmer's Market Lot ±3201 174 (54%) 159 (50%) 74 (23%) I 54 (17%) II Desirable for Farmers Market; Undesirable for other destination polntll Poor Medium-Low 8. Lafayette Lot 226 94 (42%) 144 (64%) 148 (65%) 90 (40%) 11 Adequate 9. Railroad Lot 50 41 (60%) 49 (72%) 53 (78%) 45 (66%) II Adequate Low 8 4 (50%) 6 (75%) 8 (100%) 8 (100%) II Deslrable Medium/low 11 . Main Street 62 19 (31%) 42 (68%) 57 (92%) 52 (64%) 11 Desirable Good High 12. Fourth Street 47 19 (40%) 29 (82%) 44 (94%) 32 (68%) 11 Desirable Good High 13. Washington Street 33 23 (70%) 30 (91%) 33 (100%) 30 (91%) 11 Desirable Good High TQtal W/QIJt l ~ Splil<;et 1863 89() Total with Leued Spaoes ~ 1098 ,. , 2. Center Street Structure 3. 10. Second Street c~ l 1109 C49'b>d 1311 .••• : t~> l . 009 tse:r r t\~ . (~) I #4 {53%) ::: (S0')6) I: sio: >r · (42'!,) 1 Free Parking In Farmer's Market Lot ..., • c;., ..... Refer to narrative on page 7•27 - 7•30 0-250' 251).500' 500'+ Medium = = = Desirable Adequate Undesirable �INVENTORY AND ANALYSIS __J - □- B g ;1 ____J □ I Parking Utlllzatlon Weekday AM 7 CJ Do ', □ I- □1, g \ '\ ·<·,·. ::~ Joff O:n ~ □ "----'-~ \C1~ ~~ - l I ]j : = = L--!.J 1- , tJII , ............__. I L E DD • ------ 1 1 i Library meter• - pace• I_.J ,,,,,,-, I WAIi CI Poll H-1-H) !l!::_, p teaaed r==i) ~ ~ ·/.;: :; :; ; ; :;: :;:.,., , DD _____, ~--LP . ~ 1--.J:==-= ""---~., ,_ i •.. , 0 28 - 50% UTILIZATIOH l'I I___ -l □ ~ 51-75%UTILIZATION 11 • 76-100%UTILIZATION c::J ~ 50 , . . 'Ko. ~ -~,r~~~~~ ] [ .r s 1□-·7 /~ 0 ~c_ -~ • ~ --[1'00 V ~~ 8 I 1 l l'-------1...1..1....r ~ ,-;, §~Li ~~=====1 .-- ~ □ jJI, m_ . □j=l□ ~J: w--- ~-----,- , - I ! irT'.iJ - - 110 0 ~ ' !a - ~ •~ ------== ____~ ~,~~ I=._ H □N: _ 25% UTILIZATION H • ~cc- , ,._.. _::_:: ~ i ~a□'[]OJOJ ~ ~-=-= ~~~~~ I J rr ,---, 11 f---! ~ Z d □ T I : i i □- □--= - --= ~ "' Qr-..:.._____ \\· ---------. l -- mi[ L Ii : /i \<, Weekday AM (9:00-10:00) DOWNTOWN STUDY for the CITY of ROYAL OAK DOWNTOWN DEVELOPMENT AUTHORITY Refer to narrative on page 7 • 27 - 7 • 30 PARKING UTILIZATION 7 • 32 �INVENTORY AND ANALYSIS D0 Weekday PM ( 12:00- 2 :00 ) DOWNTOWN STUDY for the CITY of ROYAL OAK DOWNTOWN DEVELOPMENT AUTHORITY Refer to narrative on page 7•27 - 7•30 PARKING UTILIZATION 7 • 33 �INVENTORY AND ANALYSIS Parking Utilization Friday PM LEGEND □ 0 - 25% llTILIZATION □ 211 - 50% llTILIZATION Friday Evening (6:00-9:00) DOWNTOWN STUDY for the CITY of ROYAL OAK DOWNTOWN DEVELOPMENT AUTHORITY Refer to narrative on page 7•27 - 7•30 PARKING UTILIZATION 7 • 34 �INVENTORY AND ANALYSIS lioth metered - end lNHd -.ea =i L___--'-'J"f DD Saturday Afternoon ( 12:00-3:00) DOWNTOWN STUDY for the CITY of ROYAL OAK DOWNTOWN DEVELOPMENT AUTHORITY Refer to narrative on page 7•27 - 7•30 PARKING UTILIZATION 7 • 35 �INVENTORY AND ANALYSIS Publlc Parking Coverage I JI. DOWNTOWN STUDY for the CITY of ROYAL OAK DOWNTOWN DEVELOPMENT AUTHORITY r WALKING DISTANCES Refer to narrative on page 7 • 27 - 7 • 30 7 • 36 hn �INVENTORY AND ANALYSIS Streetscape Paving and Furnishings PAVING AND FURNISHINGS INVENTORY AND ANALYSIS Streetscape conditions contribute significantly to the perception of the health and vitality of Downtown Royal Oak. As part of this study, streetscape conditions were observed and documented in order to identify segments of the Downtown in need of attention , repair, replacement , or, perhaps style updating. Items such as lights, benches, pavement, trees, trash receptacles, billboards.signs, planters, walls and bicycle racks were observed and evaluated for their function , condition and style. To facilitate the discussion, the condition of Downtown Royal Oak's streetscape is described by the Phase number in which each area was implemented. Six phases of streetscape construction have been completed to date with several additional blocks of streetscape proposed for the future . The following is a description of each: Location: Construction in this phase took place on Main Street between Third and Lincoln, excluding the block between Fourth and Fifth ; Washington Avenue between Washington Square and Fifth; and on Fourth between Main and Washington Avenue. Condition: This phase of streetscape is in remarkably good condition considering that it has been in the place the longest. Hard elements such as concrete and brick parking, tree gates, concrete walls and planters, and street lights are generally excellent. Some of the wooden street furniture is showing signs of wear. Streetscape vegetation appears healthy; although flower planting maintenance is sometimes poor. Issues: More specific areas or issues to be addressed include: A study of the railroad crossing area on Fourth . Improvement of the visual appearance along the railroad tracks and buildings should be considered. Improvement of conditions and appearance on the west side of Washington Avenue near Fifth Street. Items that contribute to the poor appearance of the area include the deteriorating asphalt sidewalk, the temporary wooden wall, and the lack of street plantings. The consistent use of either brick pavers or concrete pavers for the special pavement bands. Fresh coats of paint for some of the light standards. 7 · 37 �INVENTORY AND ANALYSIS Streetscape Paving and Furnishings Pedestrian street lights and tree plantings between Downtown and OCC on Main Street. Utilization or removal of concrete "kiosk" elements . Location: Construction in this phase took place along Main Street between Eleven Mile Road and Third Street; Fourth Street and Fifth Street; and the Hilzinger lot. Condition: Most pavement and hardscape features are in good condition. Wooden benches and trash receptacles appear worn and somewhat outdated. Some of the concrete curbs at "bump out" areas are chipped. Street trees, consisting primarily of honey locust, appear acceptable, but may have reached their peak level of maturity. Issues: Replacement of street trees. Evaluation of wooden streetscape furniture and lights. Safe pedestrian crossings on Main Street. Location: Construction in this phase took place along Washington Avenue between Fifth and Seventh, and on Sixth Street between Washington Avenue and Lafayette. Condition: All streetscape elements in this phase appear to be in excellent condition. Issues: The use of concrete pavers in place of brick pavers on special pavement bands. Update of streetscape furniture and lights. The use or replacement of honey locust trees. 7 · 38 �INVENTORY AND ANALYSIS Streetscape Paving and Furnishings Location: This phase was implemented on Eleven Mile Road between Troy Street and the railroad tracks. Condition: All streetscape elements are in generally good condition . There is some pavement break-up by some of the round tree grates at the City Hall parking lot. Plant material appears healthy. Issues: Streetscape was placed only on the southern side of Eleven Mile Road. (ODA limit) Utilization of both concrete pavers and brick pavers for the special pavement bands. Most pavement cracking is occurring near the concrete pavers and the round shaped tree grates. Use of different style tree grates. Location: These phases are located in three separate areas: 1) near City Hall; 2) on Lincoln between Main and Washington Avenue, on Washington Avenue between Seventh and Lincoln ( the OCC area) ; 3) on Fourth between Washington Avenue and West Street, and on Lafayette between the parking deck driveway and Fourth (the Washington Square Area). Conditions: All streetscape elements near City Hall and the Washington Square area appear to be in excellent condition . The OCC area appears generally good, although the section along Lincoln lacks some of the streetscape elements found in other parts of Downtown Royal Oak. Issues: The use of both concrete and brick pavers for the special pavement banding. Streetscape is found only on the north side of Lincoln . (DOA limit). Minor additions and improvements along Lincoln Avenue near OCC. 7 · 39 �INVENTORY AND ANAL VSIS Streetscape Paving and Furnishings Completion of the streetscape in the DOA is scheduled for Fifth Street, Sixth Street and Lafayette Street in the next year. Streetscape development that will improve the R.O.W. between 1-696 and Downtown Royal Oak is proposed, and MDOT/ISTEA grant monies have been applied for. In general, all phases of the Royal Oak Streetscape are in very good condition. Streetscapes in the ODA are so uniform with respect to the design , use and condition of streetscape elements that there appears to be no distinction between the various districts within the DDA. This can lead to a lack of proper orientation within the ODA for the first time visitor. A hierarchy and distinction by use and area would enhance the "readability" of the Downtown. Lower maintenance and hardier materials as well as materials with strong winter value should be considered for replacement in stressed planting areas. Other considerations for future streetscape improvements should include the updating of lighting and site furniture styles, consistent use of pavement materials, expansion of streetscape elements to both sides of Eleven Mile and Lincoln , the potential replacement of some street trees and the creation of hierarchy and districts within the Downtown. 7 · 40 �INVENTORY AND ANALYSIS Streetscape Typical Royal Oak Sidewalk Improvement Detail ;--------10'------,------------ -----------------10'--- _I ----· 5' ----------4 5' - - - - - - L. A 5' SIDEWALK PAVING -DETAIL- Refer to narrative on page 7 • 37 - 7 • 40 S' L.--s 7 • 41 �INVENTORY AND ANALYSIS Streetscape Lighting LIGHTING INVENTORY AND ANALYSIS Lighting conditions in Downtown Royal Oak were qualitatively assessed on Friday, October 9, 1992 between 8:00 p.m . and 12:30 a.m . Areas that were evaluated include the area bounded by Eleven Mile , West Street, Sixth Street and Troy Street, plus the Farmers' Market parking lot. Evaluations were based on the quantity and quality of light at various points along streets and in parking lots located within the study area described in the parking inventory. The results are based on the judgement of two individuals (one male, one female) on a single night of observation. Attempts were made to evaluate conditions from several perspectives, including that of a single young female, or an elderly person who may feel more vulnerable. Other factors that can affect perception of light conditions include the number of people and level of activity on the sidewalk, number of cars on the adjacent street, openness of a parking lot due to a lack of cars or vegetation , distance to an area of shelter, light levels on an adjacent block, whether you are on the edge of a business or residential district, number of people you are with, time of night, and so on. Our analysis is, and we feel rightly so, qualitative and based upon an intuitive synthesis of human feeling of relative comfort and safety. The method for evaluation of lighting conditions included going to the perceived darkest point in a parking lot or street and noting the following: The relative darkness or lightness of the area, on a scale from no lighting to good lighting in the context of its surroundings The perceived level of security or safety one felt and the reason why The source and character of the light, i.e. cobra-heads, pedestrian lights, window lights, canopies, signs, etc. A light meter was used to record the light level at each evaluation point in order to provide a point of reference for light level evaluation. More than fifty points within the study area were evaluated in this fashion in order to develop zones of good, fair, and poor lighting. These results are displayed on Page 7-43 . As the analysis on page 7.43 indicates, most streets have lighting that makes them feel at least marginally safe. Major streets such as Main and Washington , which benefit from pedestrian level and signage light, have the best lighting, while side streets and residential streets possess fair lighting and sometimes poor lighting. Two significant blocks of Lafayette Street have very little lighting or are poorly lit. The City Hall parking lot and the Hilzinger lot are well lit and feel safe. 7 · 42 �INVENTORY AND ANALYSIS Streetscape DOWNTOWN STUDY for the CITY of ROYAL OAK DOWNTOWN DEVELOPMENT AUTHORITY LIGHTING CONDITIONS Refer to narrative on page 7 • 42 7 • 43 �INVENTORY AND ANALYSIS Streetscape Lighting The Railroad lot, Washington Drive lot, and Center Street lot, on the other hand, are poorly lit and dot not feel safe. In fact , most lots or streets that are across from or adjacent to the railroad are poorly lit. The Farmers' Market lot and the Lafayette lot have fair lighting and feel marginally safe . The parking structures generally have good lighting. However, the top level of the Center Street structure contained lights that were not functioning and therefore did not feel safe. The variation of light levels within the Royal Oak DDA is acceptable as long as the user feels safe . Properly designed light levels of varying intensity can help to establish a hierarchy of the primary and secondary use districts within the DDA. Lower street light levels allow for the use of varied and creative individual lighting effects that can add character to the Downtown. The important thing is to create lighting effects and definition that increase the feeling of safety in the poor and fair lighting areas, regardless of whether they actually increase the light level. These lighting effects can include pedestrian scale lights that help define direction and movement through the DDA, and specialty lighting like that which is found on signs, storefront windows, canopies and marquees, which highlight destinations. Area lighting for parking lots need to be sensitive to light spill into residential areas. 7 · 44 �INVENTORY AND ANALYSIS Streetscape Facades and Signage FACADES AND SIGNAGE The "walls" of the Downtown Royal Oak streetscape are an especially eclectic blend of historic architecture , worn out renovations , along with unique and often daring, facade expressions . The scale seldom exceeds two stories which gives the Downtown a very approachable pedestrian scale. These low facades in combination with wide streets make the streetscape feel open with lots of sunlight. The streetscape tree plantings help to reduce the scale of the wide roads and separate people from cars . Most of the taller buildings are from previous eras which is advantageous because the most visible buildings are also the most attractive. Many store fronts have large display windows at the street level and "punched" or individual windows on the second floor. This gives a good sense of public and commercial scale at the street level; with human and residential scale above the street. This character gives Royal Oak its feeling of tradition and hometown quality. It is a strength and should be emulated. "Improvements" which have eliminated this quality from the architecture should be restored to reveal this characteristic. Traditional elements such as recessed entrances provide mini-points of refuge along the street and enhance display space. This gesture of invitation to enter is a positive retailing characteristic. Awnings are used extensively, and although they are somewhat over used or over stated, they have some very positive effects. They offer protection from the elements , they bring a human scale to the street. They offer opportunities for clutter free signage and lighting, and they provide color and individual expression. Many of the older buildings still have the original awning ports that could be renovated . Virtually all signage is building mounted or painted on the facade or awnings. This is very helpful in reducing streetscape clutter. There is a greater integrity of materials in the older renovated buildings which is desirable. Combining durable materials such as stone, brick and painted wood with the non-durable materials of sheet metals, raw wood, and veneers is unfortunate and should be discouraged. Many of the better quality, more attractively handled buildings occur along the Main Street, Fourth Street, Washington Avenue corridor, which reinforces this as an important link through the Downtown and a priority zone for redevelopment efforts. Specialty signage/advertising efforts in the form of movable items placed outside of stores adds special interest and should be encouraged within the limits of pedestrian safety on the sidewalk. Outdoor dining also enhances the pedestrian scale and interest on the street. 7 · 45 �INVENTORY AND ANALYSIS Streetscape Facades and Signage Individual building lighting (inside and outside), if well handled, is a good way to get light on the streets while producing special interest and defining destinations. New development projects should follow the lead of the First of America Operations Center development to provide outdoor gathering spaces along the side walk. These points of respite, no matter how small, enhance the livability of the urban streetscape. The scale and visual variety of Royal Oaks streetscape facades is a true asset. Freedom of expression, while maintaining integrity of building materials and human scale should be the guiding principals to preserve, enhance and recapture the Downtown's comfortable feeling. Landscape development on the streets should serve to unify the variety of storefront expressions that exist in Royal Oak. It should, at the same time, be designed to highlight buildings of enduring architectural significance as a special place within the streetscape. 7 · 46 �Ill • - INVENTORY AND ANALYSIS Management and Service Provisions INTRODUCTION The matrices for Downtown services , organization/management, and events were prepared based upon review of materials provided by the City and Chamber of Commerce. Interviews with city staff, department employees and Chamber of Commerce representatives were also added valuable insight into the inventories provided herein. The purpose of these matrices is to provide baseline information about Downtown services and management functions and to identify any "missing services or management functions that might be considered as we proceed to formulate strategies and plans for the area. Downtown SERVICE INVENTORY MATRIX RESPONSIBLE ORGANIZATION FUNCTION DESCRIPTION 1. Street Sweeping Once per month , Apr.- Nov. and special events; used to sweep sidewalks, then merchants swept to curb - didn't work City Recreation/Public Service Dept. 2. Christmas Tree Lights Installed Wed. before Thanksgiving; Chamber of Commerce provides lights, City provides labor & electricity City Recreation/Public Service Dept. 3. Snow Removal Merchants pay for sidewalk removal on a lineal foot basis; swept to curb and plowed to center of street City Recreation/Public Service Dept. (DDA budget item) 4. Tree Planting and Replacement City provides labor and material in CBD during summer season City Recreation/Public Service Dept. (ODA budgeted item) 5. Downtown Cleanup Alleys and sidewalks cleaned with City sweepers/trucks and volunteers; end of April City Recreation/Public Service Dept . 6. Litter Cleanup and Flower Bed Maintenance May-Aug. part-time workers for labor, Chamber provides barrel planters, Parks & Forestry provides plant materials ODA provides part-time employees 7. Special Events Support Assist in cleanup, provide picnic tables, for garage sale, etc. City Recreation/Public Service Dept. 8. Light Maintenance Year round maintenance and electricity for Downtown ornamental fixtures City Recreation/Public Service Dept. 7 · 47 �-JI -, - ~ INVENTORY AND ANALYSIS Management and Service Provisions FUNCTION DESCRIPTION RESPONSIBLE ORGANIZATION 9. Brick pavers in Downtown require continual maintenance City Recreation/Public Service Dept. 10. Litter Containers Maintain redwood trash containers and empty twice a week City Recreation/Public Service Dept. 11 . Police Protection Provided by City Police Dept. City Police Department 12. Special Patrols Currently not provided Downtown either by City Police or private security force Note: Auxiliary patrols are provided for selected special events Downtown by the Royal Sidewalk Maintenance Oak Auxiliary Police 13. Fire Protection Provided by City Fire Dept. City Fire Dept. 14. Ambulance Provided by City Suburban Ambulance Service (Contract) City 7 · 48 �INVENTORY AND ANALYSIS JI Management and Service Provisions ,a - -;I "--- FUNCTION DESCRIPTION 15. Parking City meters/lots/garages 16. Public Transportation None 17. Street Maintenance and Resurfacing As-needed basis (Eleven Mile is county maintained) 18. Refuse Collection One free pickup per week 19. Recycling Curbside recycling service RESPONSIBLE ORGANIZATION CBD Parking Committee makes recommendations on regulation of parking facilities to the City Council's Traffic Committee. The City Staff Traffic Committee likewise provides input to the City Council. The Parking Authority is created by state enabling legislation with the authority to issue revenue bonds. The City collects parking revenues and makes payments to the Parking Authority for the repayment of bonds (4th & Lafayette garage; Center Street Facility) City City (under contract to Laidlaw) City (under contract to Laidlaw) - - ~ 7 · 49 �INVENTORY AND ANALYSIS Management and Service Provisions -ill Iii Ill -Ill -JI JI - Downtown ORGANIZATION/MANAGEMENT INVENTORY MATRIX RESPONSIBLE ORGANIZATION FUNCTION DESCRIPTION 1. General Downtown /Retail Promotion and Marketing General literature and activities; 1/3 time donated to Downtown . Represent Downtown merchants interests and concerns Greater Royal Oak Chamber of Commerce (DOA provides financial support for some activities) . Downtown Merchants Organization is a subcommittee of Chamber Investment in Downtown physical improvements and infrastructure. Financing authority via TIF supports economic development in the Barton/Lafayette District. The following revenue sources are utilized: Downtown Development Authority and City 2. Economic Development a) 1.8 mill operating levy on $43.5 million assessed value produces $78,400 annual revenue of which $37,100 is available for operating budget and the balance is captured by the Barton/Lafayette TIF Plan ($40,800) and the Woodward/1-696 TIF Plan ($500) b) 63.8 mill operating levy on $22.6 million captured revenue produces approximately $1 .5 million annual tax increment revenue c) CDBG entitlement appropriation (annual) ~ ~ • ~ 7 · 50 �-,- INVENTORY AND ANALYSIS Management and Service Provisions RESPONSIBLE ORGANIZATION FUNCTION DESCRIPTION 3. Prioritize resource allocation, land use controls (zoning, etc.). With the exception of the small area north of Eleven Mile Road, most of the Downtown study area is within the "Central Business District" zoning district. The "Intent" and pennitted uses specified in the zoning ordinance for the Central Business District are consistent with the vision and functions desired for Downtown that have been identified in our interviews and workshops to date. However, except for the minimal off-street parking design standards (Section 314-6) and general site plan review provisions [Section 318(b)(7)] there are few perfonnance standards in the Central Business District regulations that address design, landscaping, and related issues that may be important to the implementation of the Downtown plan . City Varying levels possible None Public Policy 4. Coordinated Retail Management a. full-time manager b. cooperative programs (hours) (HEPY survey shows wide disparity in Downtown business hours of operation) c. target business recruiting/broker incentives d. design assistance (previously tried with limited success) e. facade improvement (no longer available) f. cooperative advertising 7 · 51 �INVENTORY AND ANALYSIS Management and Service Provisions Downtown EVENTS INVENTORY MATRIX EVENT DESCRIPTION/DATE RESPONSIBLE ORGANIZATION 1. Farmers' Market City/County joint owners; operated by County Indoor/outdoor market operating on weekends City 2. Outdoor Concerts Jun.-Jul on lawn in front of Library Chamber of Commerce/City 3. Garage Sale July Chamber of Commerce/City 4. Art Fair/Walk Run June Chamber of Commerce/City 5. Grand National Auto Race August Chamber of Commerce 6. Holiday Festivities Nov.-Dec. Chamber of Commerce 7. December Chamber of Commerce Taste of Royal Oak 7 · 52 � 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 Royal-Oak_Downtown-Master-Plan_1994 Creator An entity primarily responsible for making the resource Harley Ellington Pierce Yee Associates Date A point or period of time associated with an event in the lifecycle of the resource 1994-01 Title A name given to the resource Downtown Royal Oak Master Plan Description An account of the resource The Downtown Royal Oak Master Plan was prepared by Harley Ellington Pierce Yee Associates with the assistance of Development Strategies Inc. and James A. Cloar in January 1994. Contributor An entity responsible for making contributions to the resource Development Strategies Inc (consultant) James A. Cloar (consultant) Subject The topic of the resource Master plan reports Royal Oak (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/13f41f56a05e70a8e52dc900beb24318.pdf 3e333cef0bf1c5dd7ea438c11d0f9f85 PDF Text Text BASIC A C JI TY OJF 0 AK. ROYAIL PLAN USE LAND 9 MIICJH!JIGAN / PLAN C I TY CHARLES SHEET 0 100' 300' 600' 900' TECHNICIAN J . P. M c E W A N , P L A N N I N G CONSULTANT PLANNING W. BA R R, 1955 COMMISSION SHEETS 4 0 F 1200' 9 PLATE , • N - ONE FAMILY ~§®I [ZIT] TWO FAMILY ~ ~ MULTIPLE ■ ■ ---.J FAMILY SHOPPING D D HEAVY COMMERCIAL LIGHT INDUSTRIAL HEAVY ROAD---- INDUSTRIAL H U R ON • ■ • • • ■ • • • ■ ■ •■• • COMMERCIAL MILE NEIGHBORHOOD • LIGHT ■ •• ■ • ••••• AVE. ADMINISTRATIVE •••••••••••••• PROFESSIONAL DONALD AVE. AVE. BAUM"-N _J NORMANDY MILLARD AVE :11111'½44< - AVE. : 0 a: ROAD 0 AVE. 0 0:: ......... . ...... . ........ ........ . . .. . . . . LEXINGTON ---~---~= :l-~-- t,J =~ '"~44-1 o:i,;,,;.¼4 I- ..J ..J ll) t,J r,;r,;7,7,=77?]'7,'771"7,17,7;,;:,:;;:7Y7'.P7,".Tv'.V:,'7Z'17777:'77:771., 0.. <l u 1•-~THIRTEEN "/ / / "/// V/// C//// "; /; /; t,J > FAIRVIEW " t,J t,J > > " " '/ "/. "/ / / /, "/; / "/ "/ t,J > " '" t,J . > > //_ // // "/. / " /. / AVE ~~ POPLAR I- 0: u z z z '"0 0 " X A V E. ::, '" 0 DEVIL LEN t- " '" I- --' --' " " 0: . "--' ., '" z 0 t- <I) u --' t,J ;o z z 0 (.) AVE. LINDEN AVE. AVE. ELL EN GIRARD nn; WEB RD. \ AVE. 5 T E R RD. II I AVE. II inn r �LAND A OF <CH'IPY I w. CHARLES BARR, I9 5 5 C O M M I S S I O .N PLAN CITY USE PLANNING CONSULTANT SHEET 0 100' goo' so o' 300' TECHNICIAN J. P. M c E W A N , P L A N N I N G 1200' 3 0 F SHEETS 4 PLATE 9 - ---- - - ~ - - I - - - --~ __JI \ ' '--------__JI L _ -- -::: --- ~- r - - - - - - - - -- -- -- ~ - AV E - ' c~ - - - \ - ~ ~ .I - - - - -- --- ~ - -_ '- ' :tH1 r.l• - C DR. ' -, ' \ \\ \, ' ' ), \\ 1~v~ \, \, ' l ! \ II' ................... .. ........ .............. ..... . . ...... . .. . .. .. .. ........ .. ................ ..·:...... ·:.":. ........ . .. ..... ......... ..... .... . ...... ....... . . . . . . . ::. . . ·:. . . ·:. .. ·····::. ·:: ............ . ...... ::.... :: .... ' "' c:.wcw:o'.::::::::;:; ;::::;\:'.:'. , ..... .. .·..... : ·. . . . ..... • ONE FAMILY TWO FAMILY MULTIPLE SHOPPING ADMINISTRATIVE HEAVY LIGHT D HEAVY . 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'~'Cc'~- • r - ·C --==ROAD - ~ ·==--~~ ~<- ™~~ -lJITTITTll~:': l!lllllllilllll ~ ,--•mm1wa · 1 ·1 Jl!ll!!- . . ~ r r II". •► 0 , ™ ~ A V E ~ ~~ ~ ~ . iSSs:lSS8l ~ '""" 1iJilil - ,,,,.,.~ ~ ~ ~a~ ~~ ~~ -:::i. - - -~--~, , i ~ d ~ crr@]l J ~-~ ..=---~ ., I .,,..- ~ 1 • 11111111111111 IIIIIIIU~IIIIIIIIII IJ_JJ 1; "' CHEST~R1 ·nmn, " [[]TI} KEN WO _Q_D_ ( :IJJl I I I• ' ,, ~ r "' 7) r )> CJ) r I )> C1 C1 z z z -l .I> ~ ,, <D HIGHWAY ~~ [i]l[luullmulil!iilllltil~! ,~- k½<'.\_,C ·-"' _ _j WJ ~ ~ a ~ § ~ ~' ~ l=1 ~ l::=t ~ ~ rri I I z - () (.C) -l (f) )> ~ ~ ~ ~ ~ ~ ~ W.l ~ C1 G) - ~ 0 ~ (f) rn rn . .' (') . 1T1lf1·· ~ . p 'Cl 0 .I> SUPER ~ ~ 7) •4 p ~ z z <0'{'P•N1'1N~ z ~ AV £ - 0 )> 1'11 ' - rn < • ,. .; 8lf!l:!IB:I (/) s: ... "' ,- WORTH ~ ·,,,m.R" ~-~ @?@l ™® c..c..L.L.LLL===:J llllllllllllllllll[IIIIIIIIIII/ ~ :E " "r m A VE to -(/) 7) ' 1lll)---- 1 N ~-E --~ - ~ • ~ r i _lillID!illn:~--11D ... ,,~-~-~~-~- £DI! IED A V £ c;nr>O::-!MnATW ,,..._,..,.,._, 11 AV E ~ c.. =~==~ ~ 0 0 ~ t:==l ~ -~ ~~ ~ EDISON 4 \ = ~:""'""'"'"'". ~~ -~~ ]· I ~~ ~~ '-'-"-' rn ~ " ... ~- N z r ~~'' X AND E R l \ ' , j ~ e )> 7) ~~ ~ "-'<'."1..'\t,'1',t,'t~b'IL~l?X''l· AV £ ~- r 0 AVE ' CD ::0 ::0 N 0 -< -0 )> A '{~ ~ ' " 0 0 ~ ~ ~ , ., , . ,,.. I . :- .:41<· . : ·&.-:i]:;: : ~= ' r 0 0 0 ['i . 0 (Jl (Jl ~ ~ ~ ~ ~ ~ ~ . . ' � 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 Royal-Oak_Basic-Land-Use-Plan_1955 Creator An entity primarily responsible for making the resource Charles W. Barr, Planning Consultant Date A point or period of time associated with an event in the lifecycle of the resource 1955 Title A name given to the resource A Basic Land Use Plan Description An account of the resource A Basic Land Use Plan for the City of Royal Oak was prepared by Charles W. Barr with assistance from J.P. McEwan in 1955. Contributor An entity responsible for making contributions to the resource J.P. McEwan, Planning Technician (consultant) Subject The topic of the resource Land use--planning Royal Oak (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/46c8a78589a3b949bd524b1225f47f6b.pdf 0e520de7ebb1de8384439a979a36d009 PDF Text Text • • -- community planning and management MASTER PLAN �FROM THE LIBRARY QFj , Planning & Zoning Center, Inc~ ROSE TOWNSHIP PLANNING COMMISSION Thomas Hardy, Chairman Peg Thorsby, Vice Chairman Clarence Gordon Larry Sweeney Donald Walls Grant Ward Larry Whittlie.f Kathryn McKenney, P.C. Secretary ROSE TOWNSHIP BOARD -I I I I I 'I_ Michael Izzo, Supervisor Dorothy Gibbard, Clerk Joyce Slaughter, Treasurer Francis Trimmer, Trustee Clarence Gordon, Trustee TECHNICAL ASSISTANCE BY: Tod J. Kilroy, AICP Community Planning & Management, P.C. 48970 Schoenherr Road Utica, MI 48087 (313) 247-7500 �• ROSE TOWNSHIP MASTER PLAN UPDATE PROGRAM Table of Contents Page Section 1 - Regional Setting & Historical Development 1 Section 2 - Land Use Report 4 Section 3 - Physical Development Characteristics 13 Section 4 - Community Facilities Report 20 Section 5 - Population Study 26 Section 6 - Economic Base Study 41 Section • • • . . 7 - Goals and Objectives 54 Section 8 - Thoroughfare Plan 60 Section 9 - Future Land Use Plan 64 �~ • -II II I I I I I I I I I I ROSE TOWNSHIP Oakland County Michigan MASTER PLAN UPDATE PROGRAM REGIONAL SETTING & HISTORICAL DEVELOPMENT ' SECTION 1 Prepared For: Rose Township Planning Commission Prepared by : Community Planning & Management , P . C. �l I I I I I I I I I I I I I I I I I REGIONAL SETTING The Township of Rose comprises approximately 35 . 8 square miles in area and is located in the northwest section of Oakland County , Michigan . Refer to the attached Location Map for a visual placement of the Township in the Detroit - Flint area context . It is bounded on the west by Tyrone Township, on the south by Highland Township , on the east by Springfield Township and on the north by Holly Township and the Village of Holly . Concerning the relationship to the urban centers in the region, Rose Township is located midway between Flint and Pontiac. The driving distance to Plint is within fourteen miles and to Pontiac is nineteen miles. The distance to the central business district of Detroit is approximately 50 miles . Rose Township is relatively rural in nature when compared to the rapidly urbanizing southern and eastern township ' s in the County. Rose Township is midway between two major thoroughfares , which provide convenient transportation to the north and south . The most significant roadway is the I - 75 Expressway , which is three and one half miles east of the Township . Another nearby major road is U. S . 23 which is located 3½ miles to the west of the Township . Both highway facilities link the Township with the urban centers to the north and south . East - west access is available through M- 59 which is four miles south of Rose in Highland Township . 1 �-I M 46 I I I I I I I I I I I I I I I I I 194 CAN A DA (\J If) ~ \ , Location Map ___ - - --- M IC HI 0 H I 0 for AN -- - -- ROSE TWP. OAK L AND COUNTY , M ICHIGAN �• • • • • " HISTORICAL SKETCH Rose Township was created by an act of legislature of March 11, 1837 with the first township meeting being held at the home of David Gage on April 3, 1837. John Wendell was chosen as Supervisor and Henry Phelps as Township Clerk . The southeast portion of the Township is an extension of the so-called White Lake Plain. Several of the plains within the Township were originally covered by scattered growths of oak and wild roses. The marshes contained tamarack trees as well as the mosquitoes which helped to spread the malaria which was so prevalent in early Michigan pioneering days. The water area in Rose Township covers about 1,000 acres which includes some 45 lakes and ponds. Originally called Long Lake, Tipsico Lake was renamed for an Indian chief. Most of the other lakes and the ponds cover from 3 to 80 acres, and most of the drainage within the Township is into the various branches of the Shiawassee River. The first land entry was made by Daniel Hammond and I.N. Voorheis on June 8, 1835. Improvements were first made by John C. Garner, but the first actual settlement was made by Daniel Danielson in 1835. He built a log house, the first in the Township, and was on the west side of the Indian trail which is now identified as White Lake Road. A post office was established in 1837-1838 on the Indian trail, to accommodate the settlers in the vicinity of Buckhorn Lake with John Wendell as the first postmaster. The settlement was first named "Buckhorn" but was changed to "Rose" after the Township was organized. The mail route extended from Pontiac, through Buckhorn, and on to Shiawassee. Mail was carried on horseback and mail horses and stage teams were exchanged at Buckhorn. I I I I • • David Gage opened a "public house" in 1836, but soon built a larger tavern. He also planted the first potatoes in Rose Township. Buckhorn Tavern was built by Ahasuerus W. Buell near the Rose Center cemetery. He also had a store across the road, a shoe shop and a tannery for tanning buckskins, which were made into mittens. Anson Beebe was the proprietor of the Beebe Tavern built in 1836 about 2 miles west of Rose Center, near the Beebe Cemetery . 2 �The first railroad in the Township was the Detroit and Milwaukee, completed in 1860. It traversed the northeastern corner of the Township and is now called the Grand Trunk Western. The Flint and Pere Marquette Railroad was then constructed north to south through the center of the Township and is now called the Chesapeake and Ohio. The first cemetery was laid out in 1837 on land from the Jahr Wendell farm. There are two other cemeteries in Rose, Brookins on S. Fenton Road and Beebe on Fish Lake Road. The small family cemetery on the Davisburg Road, belonging to the Seaver family of years ago, is no longer used. Originally, there were seven district schools which were absorbed by the consolidation of the Holly Area Schools. Four o f the old school houses have been remodeled into homes while two others remain vacant. The first school in Rose was taught by Lucinda Beebe, daughter of Anson, in 1837. • • • •I I I I I Population growth in Rose Township has followed the general pattern of decline and more recent growth that has been evident in the northwest Oakland County area. The first census recorded 415 persons in 1840 and moderate growth continued until 1880. At that point in time the population of the Township was 1,169 persons. For the next 50 years the population declined as people moved from the rural areas to the cities. In 1930, the population level had dropped to 661 persons. Moderate population increases began during the Second World War and have continued to the 1970 level of 2,502 . The recent 1980 Census indicates a total of 4,375 persons living in the Township. The 1980 level represents a 74 percent increase in population levels since 1970 . a �I I • • • ROSE TOWNSHIP Oakland County Michigan MASTER PLAN UPDATE PROGRAM LAND USE REPORT I I I • • • SECTION 2 Prepared For: Rose Township Planning Commission Prepared by: Community Planning & Management, P.C . �• • • • • INTRODUCTION In order to analyze a community and to provide a reasonable base from which to make current and long range planning recommendations, the existing use of land must be studied. In many cases, existing land uses have already set a pattern in portions of the community. In other areas, there is agricultural, vacant or under-utilized land which may be analyzed for its development and redevelopment potential. This portion of the updated Master Plan presents data on existing land use for the Township as of the Spring of 1980. The result of the land use survey is portrayed on the Existing Land Use Map. The following land use categories were utilized in determining how the use of land would be plotted. Data from the 1972 survey was coordinated with the 1980 study . For consistency, the same land use categories were used . • •I I I I I I • • 4 �I I I I ~ • • • • LAND USE CLASSIFICATION Land uses within Rose Township have been divided into fifteen categories and are as follows: Single Family Residential, Multiple Family Residential, Two Family Residential, Mobile Homes, Commercial, Transportation and Utilities, Industrial, Public & Semi-Public, Recreation, Extractive, Roads, Water, Swamps, Railroads, Agricultural & Vacant. Each category is described below. 1) Single Family Residential This category is composed of detached one family homes. Along with the main residential dwelling, accessory uses such as garages, tool sheds, required yards, and general area of use are included. 2) Multiple-Family Residential This category consists of all apartment, townhouse, quad-plex and similar type unit that contains three or more dwellings within any one structure. 3) Two-Family Residential Enumerated in t his classification are only those dwelling units having two such units in one complete structure. Single family homes converted into a walkup flat situation as well as the more conventional duplex would be categorized here. 4) Mobile Homes Within this classification are found pre-manufactured mobile homes that are brought to the site, placed upon a foundation and/or blocks (piers), and established for single family residential purposes. Areas categorized as mobile homes consist of g roups of such units in a park-like concept, are shown where the use is singly located on land throughout the Township, and also those mobile home subdivision areas found in the Township . 5) Commercial The commercial classification contains all areas used by both local and community commercial sales and services. This includes such uses as neighborhood stores, shopping centers, offices, clinics, beauty salons, barber shops, drugstores, and highway-oriented uses, such as local grocery stores, gas stations, and restaurants . �6) Transportation & Utilities Enumerated in this category are areas used as utility substations, truck terminals and transfer points, rail and bus stations and facilities, and similar uses. 7) Industrial This category includes uses relating to the manufacture and assembly of goods, such as auto parts, explosive parts for national defense, steel stamping plants, land fills, auto wrecking yards and similar land uses . -I I I I I I I I I I • • • 8) Public and Semi-Public This classification is the most general of all categories in that it contains all educational and public facilities in the community. Specific examples of these uses are cemeteries, schools, churches, libraries, public buildings and any utility corridors . 9) Recreation This category includes all land utilized for leisure time activities such as public parks, private camps, public fishing access points, golf courses, and similar uses. 10) Extractive This category is confined primarily to land used for the excavation of raw materials , such as gravel pits, sand pits, and similar mining operations. 11) Roads All public highway rights-of-way are included in this category. Examples include local subdivision streets, collector thoroughfares and major thoroughfares. 12) Water Due to the extensive amount of lake and open water areas within the Township , a specific category was delineated . 13) Swamps Lands included in this category are flood plain areas of lakes and rivers, backwater areas, and those low marshy areas defined on the base map by the Oakland County Planning Commission and the U. S.G.S. Soil Conservation Service Maps . 14) Railroads A specific category of railroads has been delineated as the Township is served by several rail transport lines. The area includes the width of the right-of-way by the length of same . • �I I I I I I I I I I 15) Agricultural & Vacant All lands not included in the above categories are enumerated in this classification. The land actively farmed, passively used (grazing, etc.) and land held as vacant without any apparent use is listed here. LAND USE TABULATION METHODOLOGY This land use study was the second survey of its kind to locally be sponsored within the Township, and care has been taken in the retention of the same land use categories that were used in 1972. Several sources of data were utilized in drafting the completed Land Use Map. The Township Property Line Map served as the base map for the Land Use Survey. Aerial photographs were referenced from the Oakland County Planning Division for reference. Actual field survey of all land parcels took place prior to mapping. The field work was then confirmed by members of the Township Planning Commission. Acreage amounts were obtained from measurement of aerial photographs, the property line base map, and the Township Sidwell maps. I I I I I I • • • 7 �LAND USE ANALYSIS I I I I I I I I I I I I I I • • • I The Existing Land Use Map graphically portrays how each parcel of land is used in the Township during the summer of 1980. Single family residential use accounted for 1,014.5 acres of the land in the 1980 survey. This acreage comprised 4.4% of the total land area of the Township. Multiple family and two-family residential use constituted less than one percent of the land area or approximately 36.2 acres. The mobile homes classification includes the one existing subdivision at the south Village limit of Holly and several scattered locations within the Township. The subdivision area accounts for 60 acres while the scattered sites account for five additional acres. This acreage comprises two-tenths of one percent of the total area of the Township. The commercial category accounts for a relatively small area of Township land. This land use comprises only .03% of the total area of the Township. The majority of land utilized for commercial purposes can be found at the intersection of Rose Center Road and Hickory Ridge Road, at the Milford Road - Fenton Road intersection, and in several isolated locations throughout the Township. Overall, there are 7.0 acres used for commercial purposes in the Township . The transportation and utilities category includes 4.5 acres on Fish Lake Road used as a gas regulator station. The industrial classification constitutes 68 acres of land. This accounts for approximately three-tenths of one percent of the total land area of the Township. Industrial use in Rose consists of the land fill on Rose Center Road near the south Township line. The public and semi-public category accounts for 197.5 acres of land use in the Township. This category includes the churches, cemeteries, governmental lands, and the two electric transmission corridors in the Township. The recreation category constitutes 978.2 acres of land in the Township. This accounts for approximately 4.2 percent of the total land area. Enumerated in this classification are the various parks and camping areas such as the Y.M.C.A. Camp on Hickory Ridge Road, Guardian Angels Camp on Taylor Lake Road, the Campfire Girls Camp on ' Milford Road, and the Detroit Girl Scout Camp on Rattalee Lake Road. The extractive land use classification was enumerated in the 1972 survey because there was some gravel extraction taking place. The 1980 land use field survey recorded that no mining or extraction activity was underway in the entire Township . The area devoted to the highway and road network in Rose accounts for 2.6% of the total land area or 611.5 acres. The road system is made up of several different kinds of roadways. The system 8 �I I I I I I I I I I I I I I I I I I I of major streets such as Davisburg Road and Milford Road serve major thoroughfares and as direct access to abutting parcels similar to all other local streets in the road network. As is the case with many communities in the Detroit Metropolitan Area, most of the road network locations correspond to the section and one-half section line land divisions. Examples of this locational situation can be found on Rattalee Lake Road, Fish Lake Road, Davisburg Road and portions of Eagle Road. In the majority of local section line roads, the right-of-way was set aside as a four-rod easement which is equivalent to 66 1 in width. As subdivision plats have been presented for recording, these rights-of-way have been expanded to include an area of sixty feet on either side of the road centerline. Therefore, the majority of major streets will eventually be 120 feet in right-of-way. The water and swamp areas make up a significant a mount of land use in the Township. These combined categories account for 8.7 percent of the total acreage in the community. In terms of acres, 1,988.8 acres comprise these categories. These water and swamp areas have been defined by the Oakland County Planning Division base map and this data has been the source of information for the delineation. Examples of areas enumerated under these categories include Tipsico Lake, the Holly Mill Pond, all other lake areas and all the swamp areas. The railroad classification accounts for a total of 108.8 acres of land in the Township. This land area comprises one half of one percent of the total land area of the Township. The agricultural and vacant classification account for the most substantial amount of acreage in that 77.9 percent of the total land area of the Township is so categorized. According to the land use survey, 17,935.9 acres are used as farm land or are classed as vacant land. The following table presents the Land Use Tabulation for the Township based upon the land use survey. Each category discussed above is indicated. �I I I I I I I I I I I I I I I I • • • LAND USE TABULATION ROSE TOWNSHIP, OAKLAND COUNTY, MICHIGAN Acres Category 1. 2. 3, 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 1,014.5 33.3 3.0 65.0 7.0 4.5 68.0 197.5 .978. 2 % of Total 4.40 0.14 0.01 0.28 0.03 0.01 0.29 0.85 Single Family Residential Multiple Family Residential Two Family Residential Mobile Homes Commercial Transportation & Utilities Industrial Public & Semi-Public Recreation Extractive Roads Water Swamps Railroads Agricultural & Vacant 851.1 108.8 17,939.4 2.65 5.00 3.70 0.50 77.90 TOTALS 23,019.5 100.00 -0- 611.5 1,137.7 4.24 -0- SOURCE: Field Survey and data compilation by Community Planning and Management, P.C. and Rose Township Planning Commission members, August, 1980. An overview of the current land use situation in the Township reveals that the Township is predominantly vacant with very little intensive development. The rural character is borne out by the statistic of 78 percent vacant land. There are no real intense urban or concentrated forms of development in the Township. The residential land use activity has continued to be the predominant pattern in that 4.4 percent of the total Township area is devoted to thise use. Much of the more recent residential development has been on large acreage parcels with moderate gains in some of the subdivision areas. Newer uses have been added along private roads which have been regulated by Township Ordinance. The obvious lack of any sewer and water facilities has contributed to the emphasis of large lot single family development. 10 �EXISTING LAND USE ,0 II • • •I ,~ • 0 J I I -:/ ~ ~21~ ./ ~ ~ + f l ~ ~-llll¾-----1-~~l---+-+---f· ];__ -~ QJ c:::::::J AGRtCUUURE 8 UNUSED SPACE ~ -c:::::J ~ c:z1 COMMERCIAL tNOUSTRlAL TRANSPORTATION 6 UTILITlES MUITIPLE FAMILY ~ PuBUC 6 SEMI - PUBLIC MOBIL£ HOME ~ PARKS 8 RECREATION c=::J: Slt'1GL£ FAMILY 1c::J TWO FAMllY ~ VACANT STRUCTURE ROSE TOWNSHIP . ....... OltlU...WC)C::QVft"fY .. ~ ..... ,,,,______ �-I -I LAND USE COMPARISON ROSE TOWNSHIP 1972 and 1980 Acres 1. .. 2. 3. .. 4. .. 5. 6. I 8. 9. 7. 10. 11. 12. • . 13 . 14. 15. • • • • • • - For 1980 For 1972 For 1980 For 1972 Single Family Residential 719.8 Multiple Family Residential 34.3 Two Family Residential 5.0 Mobile Homes 31.0 Commercial 8.5 Transportation & Utilities 4.5 Industrial 55.9 Public & Semi-Public 9.3 718.4 Recreation Extractive 22.3 Roads 589.3 Water 1,137.7 Swamps 851.1 108.8 Railroads Agricultural & Vacant 18 , 687.7 1,014.5 33-3 3.0 65.0 1.0 4.5 68.0 197.5 978.2 -0611. 5 1,137.7 851.1 108.8 17 , 939 . 4 • 3.10 81. 20 4.40 .14 .01 .28 .03 .01 .29 .85 4.24 -02.65 5.00 3 . 70 0.50 77.90 23,019.5 23,019.5 100.00% 100.00% Category .. Percent of Total TOTALS .13 .03 .10 .03 .02 .20 .04 3.22 .10 2.60 5 . 00 3.70 .so SOURCE: Field Surveys and Data Compilation assistance by Oakland County Planning Division with Rose Township Planning Commission, Dec. 1972; and Community Planning & Management , P.C. with Rose Township Planning Commission, 1980 . The two most obvious changes in the Township land use pattern have been in the residential development category and the publicsemi-public classification. Continued residential growth is evidenced as this category increased almost 300 acres during the eight year period. The mobile home subdivision located at the north end of the Township virtually doubled in size with an easterly e xtension of the development. The extension of the high tension power line across the northern end of the Township added significantly to the public-semi-public category. This new power line accounted for 190 acres being allocated to this land use. The land area was purchased and/or condemned by the Detroit Edison Company and Consumers Power Company to provide for an extension of a major power line across the northern part of Oakland County. , 1 �I I I I I I I I I I I I • • • • • • • Other land use classifications have had moderate changes such as the Recreation acreage increase from 718 acres in 1972 to 978.2 acres in 1980. As the Township has been encouraging private road development the acreage devoted to same has increased by 22 acres during the eight year period. The apparent decrease in commercial use is accounted for in the elimination of several home occupations and/or people actually operating businesses out of their residential dwellings. The extractive area along Rose Center Road has now been completed and no other area in the Township is being mined at present. The land area devoted to the land fill at Rose Center and Pepper Road has increased by 12.1 acres during that period and no other land has been developed for any industrial land use since the 1972 survey. 12 �I I I I I I I I I I I • • • • •II II ~ ROSE TOWNSHIP Oakland County Michigan MASTER PLAN UPDATE PROGRAM PHYSICAL DEVELOPMENT CHARACTERISTICS SECTION 3 Prepared For: Rose Township Planning Commission Prepared By: Community Planning & Management, P.C. �I I I I I I I I I I I I I I I • • • • INTRODUCTION The land is the basic commodity when developing a plan for a community. Reasonable judgments must be guided by it's physical characteristics so as to make practical decisions relative to development proposals. Areas discussed in this report deal with a classification of land types by physical characteristics, the existing topographical conditions, and a description of the basic geology of the area. LAND TYPES* The classification of land by recognizing its topographic, slope, soil, and vegetation characteristics has been accomplished by Veatch and Partridge.* Land within the Township has been divided into seven different land types, each having specific characteristics of its own. The following lists each type with appropriate detailing of characteristics and location within the Township. 1. Map Number 8. ORONOKO LAND TYPE. Hilly knob and basin topography; slopes 2 to 3 times the area of level upland; high percentage of slopes 15 to 25 percent or more; lake basins, dry depressions and swamp basins. Dominant soils sandy loams mainly Bellefontaine, Hillsdale types, with smaller bodies of Coloma and Miami and Fox or Fox-like soils. Comparatively strong relief; some knob and basin; swell and sag filled with peat and muck; extinct lakes. Few streams. Soils mixed sandy loams, sands, and loams. Clay spots. Dominantly sandy loams. Locally bouldery. Forest mixed dominantly oaks-hickory, mixed sugar maple, beech, basswood, cherry, occasional white pine. The Oronoko Land Type is found in six scattered locations in Rose Township. The Tipsico Lake Area south of Demode Road and west of Hickory Ridge Road is designated in this land type. The low lying areas adjacent to Buckhorn Lake Road south of Demode Road also have this designation for land type. Immediately east of the railroad in the same general area this land type is applied. To the east of the Lake Braemer Subdivision and south of Davisburg Road, the Oronoko Land Type is also found. This area projects into Springfield Township on the east. The fifth area in this land type is found in the northeast corner of Rose, east of Rattalee Lake and along Weber Road. The final area of this land type is located north and south of Fenton Road for a distance of one-half mile west of Fish Lake Road • *J.O. Veatch and N.L. Partridge, Michigan State College of Agriculture and Applied Science, Agricultural Experiment Station, Soils & Horticulture Sections, 1934, revised in 1968 • 13 �I I I I I I I I I I I I I I I 'ii • 2. Map Number 11. EAU CLAIRE LAND TYPE. Gently rolling till or clay plains; short slopes, few exceeding 15 percent; swales and shallow basins. Dominantly Miami and Hillsdale loam types of soil. May be moderately stony. Minor soils · Washtenaw, Conover, Crosby, Bronson, Bellefontaine. Forest sugar maple, beech, basswood, cherry, elm, hickory, white oak and red oak. Occasional shallow swales or flat basins, holes, but few lake basins or former lake basins now filled with muck. This land type is generally scattered throughout the Township with a major concentration on either side of Hickory Ridge Road from the south Township Line north to Bone Road. The remaining locations are generally small, less than a section in size (640 ac.) and are noted in the following locations: A) B) C) D) E) F) 3. Fenton Road at Fish Lake Road West side of Milford Road north of Davisburg Road Davisburg Road east of Eagle Road West of Eagle Road, south of Parker Road West of Eagle, southeast of Pepper Road Both sides of Milford Road from Ranch Road to south Township Line. Map Number 12. PIPESTONE LAND TYPE. Deeply rolling or broken pitted or dissected clay land, till plains or moraines. Slopes greater in area than level land; constructional swales and basins; generally considerable stream dissection. Dominant soils Miami, Napanee, Hillsdale. Minor bodies of Coloma, Bellefontaine, Washtenaw, muck and peat. More dissected than 11, but dominantly clayey soils, well drained, of the Miami type. Forest oaks, white, red, hickory, basswood, sugar maple, beech, cherry. The Pipestone land type is found in five locations, fairly evenly distributed throughout the Township. The first area is located near Ranch Road and Pool Road. The next area is found on Fish Lake Road from Rose Center Road to Munger Road. Baker Road west of Hickory Ridge is the third location for this land type designation. This area extends northeasterly to Fenton Road, east and west of Hickory Ridge Road. A rather substantial area in the north-central portion of the Township is designated as Pipestone. The area extends from Taylor Lake northeasterly to the Mill Pond, then southeasterly to Hensell Road. The final area of this designation is an extension of the previous area from the Milford-Davisburg Road intersection east on Davisburg Road to Eagle Road. 4. Map Number 15. INDIAN LAKE LAND TYPE. Sand-gravel plains, level surface but containing a large number of dry pot holes, lake basins, muck and peat basins, swampy stream valleys or chains of lakes. Slopes short, enclosing basins, for the most part, but may include those up to 25 percent or more. Dominant soil Fox types; minor soil components Plainfield, 14 ., �,t , ( . .. -:' ,, t ' . r-:: ' 1· ~: ~ !-Y. ::: IC'' • . ... LAND TYPES MAP RosE 8 11 Oronoko Eau Claire - __ ,. .,_ _ .,.., ,...,, TOWNSHIP, OAKLAND COUNTY, MICHIGAN 15 19 ., , Indian Lake Oakl and 22 - Wixom �I I I I I I Bronson, Washtenaw (in pot holes and swales) and small bodies of mucks and peats. Deeply pitted lake basins. Chains of lakes. Lake chain rivers. Mostly oak hickory land originally. Red, black and white oaks. Occasionally some juniper (red cedar) sugar maple, elm, beech. Large number, frequency of deep and shallow, pits, lake basins. Lakes numerous. Extinct lakes, muck and peat. Swamps, marshes; a few leatherleaf bogs. This map designation is limited to two areas of the Township. One is located at Fenton Road near Trentor Lake while the other location is found south of Rattalee Lake Road along Eagle Road south to the railroad tracks. 5. I I I I The Oakland land type is found in the central and southeasterly portions of the Township. There are a few isolated locations, however the most significant are found south of Fenton Road and north of Baker Road, and along Buckhorn Lake Road south of Munger Road. The major portion of the Township designated in this land type is located in a crescent shape band beginning at Rose Center Road and Pepper Road, then running northwesterly through the West Wind-Kelly Lake area, then southeasterly and parallel to Rose Center Road to Taylor Lake Road. The Oakland land type, combined with Eau Claire and Pipestone types, represent approximately sixty percent of the Township land area • I • • • Map Number 19. OAKLAND LAND TYPE. Intermediate in gradient and height of relief between land types 11 and 12 on the one hand and 8 on the other; more Hillsdale and Miami than in 8 land type. Slopes exceed area of level land. High percentage of slopes of 8 to 25 percent gradient. Lakes and muck basins common. Dominant soil Hillsdale or sandy Miami; less Bellefontaine, Miami loam, Coloma. Stones characteristic. Mixed oak-hickory, less sugar maple beech than in 11 and 12. Scattered white pine in the wet mucky spots. A few small areas of hemlock. 6. Map Number 21. NOVI LAND TYPE. Flat till plains and Glacial drainage valleys, dominantly clay, semi-wet or hydroperiodic type. Characteristic soil type Crosby, Conover, Brookston • Minor components Macomb, Gilford, Bronson, Granby, muck. Holes but no deep pits or basins. Flat; very minor relief very shallow holes. Absence of lakes. Dominantly clay at shallow depth or at surface. Semi-wet land, not perennially wet on the surface. Mainly elm, red maple, silver maple, ash, hickory, basswood, occasional cottonwood sycamore. This land type is found in two different locations in Rose Township. The first is located north of School Lot Lake between Buckhorn Lake Road and Fish Lake Road, extending approximately one-half mile south of Rattalee Lake Road. The second location includes the area at Rose Center and Buckhorn Lake Road extending west and south to Demode Road 1S �I I I I I I I I I I I I I I I II • • • at Fish Lake Road. A narrow band of this land type extends southerly toward Buckhorn Lake Road approximately one-half mile. 7. Map Number 22. WIXOM LAND TYPE. Flat plains or Glacial drainage valleys. Dominantly wet and underlaid by sand and gravel. Dominant soils Gilford, Brady, Granby, Maumee, Carlisle, muck. Minor Brookston and small islands of Fox, Bronson, Berrien and Plainfield. Wet, swampy, semi-swampy high water table soils. Thin covering of wet-sand-gravelcobbles over clay and sandy clay. Some muck soil included. Mostly flat land. These areas may be drainage valleys, till plains flats, outwash flats but not lake basin flats. The Wixom land type is noted in three separate locations. The first location is east of Eagle Road between Sections 24 and 25 extending into Springfield Township on the east. The next location is found south of Buckhorn Lake along the stream bed between the railroad and Buckhorn Lake Road extending to the south Township line. The final area designated as Wixom is along Buckhorn Creek from Davisburg Road north to the Village of Holly. This land type is generally found in stream beds and very swampy areas and is very difficult if not impractical to develop. DRAINAGE BASINS AND TOPOGRAPHY The location of drainage areas, intensive slope areas, flood plains and physically depressed areas will contribute to sound judgment in the selection of land use allocations. The Township is served by two drainage basins, the Huron and the Shiawassee basins. The Huron basin only included the extreme southeast corner of the Township, specifically in the southeast quarter of Section 36. The remainder of Rose is served by the Shiawassee Basin with flow to the north and west. The topography of Rose Township can be characterized as generally rolling in nature with slope orientation to the north and northwest areas. Elevations range from the creek bottoms at 900'-950' above sea level to high points of 1,150' above sea level in the extreme southwest corner of the Township. This general portion of Oakland County has the topographical orientation change that is not evident in any other portion of the north central Oakland area. Slope changes from a southeasterly direction to a northwesterly direction as there is a high ridge which traverses Highland, Rose, Springfield, and Groveland Townships from the southwest to the northeast. Mount Holly in Groveland Township is the northern terminus of this ridge line. Land on the north side of the ridge has a 18 �I I I Rose TowNSHIPJ OAKLAND COUNTYJ MICHIGAN Slopes greater than 12\ Slopes less than S\ SOURCE: Oakland Cty. Plan. Conunission �I I I I I I I I I. I I I I I I I I I I northern terminus of this ridge line. Land on the north side of the ridge has a northern orientation to Holly, Fenton, and Genesee County. Land on the south side of the ridge has topographical orientation to the south and southeast toward Waterford and Pontiac. The drainage patterns follow these general directions. The ridge line with reference to Rose Township is crescent shape beginning at Tipsico Lake and traveling southeasterly toward Clyde Road in . Highland Township. The crescent generally follows Clyde and White Lake Roads crossing the Rose Center-Eagle Roads area and projecting northeast into Springfield Township. Elevations are rolling and fairly sharp slopes existing in the crescent which is interrupted by a stream running parallel to the C & 0 Railroad. Exclusive of the Tipsico Lake area, all drainage is oriented to existing streams which flow northerly. Progressing toward Holly and Fenton (Genesee County), elevations continue to decrease to the 923 foot level at the Mill Pond near the Village of Holly. Recognizing that Rose Township has a relatively gently rolling topography, the areas of excessive slopes over twelve percent in grade are scattered. The only concentratio~ of excessive slope area is found west of Fish Lake Road from Houser Road south to Bone Road. Within this area, the land near Fenton Road is more moderately sloped as compared to land to the north and south. Another area of excessive slopes is located northeast of the Milford-Davisburg Road intersection. There are some steep sloped areas parallel to the C & 0 Railroad along Water Road and at the south end of Tipsico Lake. The only significant concentration of steep areas in the northeast corner of Rose is found south of Tucker Road and west of Weber Road. These slopes are on the north side of Rattalee Lake and in the Camp Holly area. The graphic entitled, "Slope Characteristics" indicates the locations of these areas as platted by the Oakland County Planning Commission. The light grey areas on the map illustrate relatively flat areas of five percent or less gradient. Within Rose Township, three areas have been classified as being under the five percent figure. The first area is located along Chana Road from Milford Road-Munger Road on the west to Rose Center Road-Pepper Road on the east. The next area is located south and west of Fish Lake between Hickory Ridge Road and Fish Lake Road extending south into Highland Township. The third location is north of Demode Road from Rose Center-Taylor Lake Road west to Tipsico Lake Road. Provided these areas are not swampy, development should be relatively easy as the topography of the land would not be a deterrent to use. The remainder of the Township as illustrated in white on the graphic is classified as having moderate slopes of six to eleven percent. Slopes such as these require moderate land balancing, however would not preclude development on a large lot basis. 17 �. • ••vtt• • ' •• , ·4•·'g=-_=4,......,:~~~=4~~~~~=====f.rr=4 &4•# f , • I ~ E .•. ' ,. il \ I· -I C. {t ft : l· t.f. .. ·: lrt..--==~··..===·~~~ . # ~ l~,_, · ~ r ~-,~-ij!L--==--. =';; I I ,1 LAKE AND SWAMP AREAS RosE TOWNSHIP, OAKLAND COUNTY, MICHIGAN Lake and Swamp Locations Stream Locations ~ SOURCE: Oakland Ctv. Plan. Commission ~ i .. �I I I I I I I I I I I I I I I I I In the development of the excessive slope areas, the Township should carefully evaluate proposals for use as many natural amenities could be disrupted if soil removal and slope reduction were permitted to occur. Density should be relatively low in the "twelve percent and over" areas so as to take advantage of the natural features and retain some for the future. Another physical feature that must be taken into consideration is the existing streams, lakes, and swamps. These areas have little development potential in and by themselves due to their water characteristics. However, their attraction as a physical resource should be taken into consideration in planning work. As depicted on the graphic entitled, "Lake and Swamp Area," the shaded areas located lakes, swamps and streams. Of note are Tipsico Lake, Fish Lake, Buckhorn Lake, Taylor Lake, Rattalee Lake, West Wind and Kelly Lakes, Big School Lot and Little School Lot Lakes, the Mill Pond and Lake Braemer. There are numerous swamp areas located mainly adjacent to the streams and lakes. As was pointed out in the Land Use Report, much of the residential development around Township lakes has been of the seasonal cottage type. Portions of the Tipsico Lake, Buckhorn Lake, Taylor Lake, and Lake Braemer areas or now being developed into full rather than seasonal residential subdivisions. The character of these areas is shifting from a summer recreation emphasis to a complete commitment to living in the Township. GLACIAL GEOLOGY All of the above-described characteristics have resulted because of glacial action that took place in the Township in the distant past. For intermittent periods over several thousand years, great bodies of ice gouged and scoured the rock, moved debris from place to place and spread out their loads in broad sheets or heaped it into piles of diverse sizes and shapes. With regard to the location of materials which were deposited by the glaciers, and to the shape in which it was deposited, the northern one-third of the Township is composed of moraine. Moraine is unsorted material which was left at the very front, or terminus, of the glacier often in mounds. Moraine areas of the Township include areas to the east of Milford Road and north of Davisburg Road and west of Fish Lake Road and north of Sackner Road (extended easterly). The moraine area is bisected by the creek bed which is followed by the railroad into Holly. There are two other locations where moraines are found. The first is located around and including Tipsico Lake south of Demode Road and west of Hickory I I 18 �' NOYI. 0 ... TILL .TILL !. :---;. ., . "C ~ ; ~- .. GLACIAL MATERIALS &DRAINAGE BASINS RosE TOWNSHIP, OAKLAND COUNTY, MICHIGAN Glacial Materials: Moraine Till OUtwash Drainage Basins: Shiawassee · HUron SOURCE: Oakland Cty. Plan. Commission �I I I I I I I I I I I I I I I '- Ridge Road, and the second area is a narrow band extending northeasterly from Rose Center and Pepper Roads toward Ranch Road and extending into Springfield Township on the east. The second type of glacial deposit found within the Township is till. During ice age advances, material such as boulders, rocks, trees, etc. was picked up in one place and deposited by the ice in another. This material includes various particle sizes ranging from fine gravel and sand to large boulders. The material is generally unsorted as to size. There are substantial areas of till in the Township. The southern two-thirds and extending in a broad band into Holly comprise the major till areas. Some of the till is inter-mixed with outwash and moraine materials on a very limited and scattered basis. Another large deposit of till is found on the eastern border in the Davisburg-Parker Road area. These areas are generally characterized by the broad rolling hills and gentle slopes with some mounding of earth (till deposits) on a scattered basis. The third type of glacial deposit noted in the Township is classified as outwash. This term applies to material derived from meltwater from ice which carries material beyond the moraine (noted above), sorting and depositing the material as it flowed. The moraine locations in the Township form land areas of the higher elevations. Drainage channels from the top of the moraines were formed by this melting action. In cases where a large amount of outwash material is deposited in one spot, the mound formed by the deposit is called kame. Where large quantities of water drained from the moraine, natural drainage channels were formed. Once the melting ice receded and run-off was confined to rainfall, water began to pond in the depressed drainage channels and form lakes in the area. Certain amounts of ground water have also contributed to the maintenance of water level in the lakes. Big School Lot and Little School Lot Lakes, and Lake Braemer are examples of this action. (Braemer has been controlled and enlarged, however, the basic glacial action created the initial water area). Overall, glacial action of advancing and receding ice significantly contributed to today's topographic conditions. Drainageways and the watersheds can be traced to their geologic beginnings due to the conditions described above. It is important to be aware of the physical characteristics of the land prior to formulating recommendations relative to its future use. 19 . , . . �I I I I I I I I I. ROSE TOWNSHIP Oakland County Michigan MASTER PLAN UPDATE PROGRAM COMMUNITY FACILITIES REPORT I I II II II II 'II II. .., SECTION 4 Prepared For: Rose Township Planning Commission Prepared by: Community Planning & Management, P.C. �I I I I I I I I I. I I -, : INTRODUCTION An important ingredient of the updated Master Plan is an evaluation of community facilities throughout the Township. These facilities include schools, parks, and public buildings, such as governmental structures and fire protection facilities. In this portion of the updated Plan, the existing inventory of all such facilities will be enumerated and analyzed . Viewed in the light of reasonable standards, proposals will be drafted to guide the provision of these uses. After the evaluation process, proposals for new community facilities will be discussed. The Township commissioned the preparation of a Recreation Master Plan during 1978 which was prepared in conformance to the Michigan Department of Natural Resources guidelines. The Recreation Master Plan was approved by the Township and submitted to the MDNR and subsequently approved. Following that approval, the Township submitted an application for development of the first Township Park at Rose Center and Milford Road. The park development is an ongoing project with the use of volunteer efforts, Township funding, Community Development Block Grant funding, and grants from the MDNR . For purposes of the recreation element, the adopted Recreation Master Plan is hereby included as reference material for this update of the overall Township Master Plan. As was pointed out in the 1972 Master Plan, it is essential to have adequate park space for future generations. Land should be acquired while population levels are relatively low, yet since 1972, the population has doubled to more than 4,000 persons. The 1972 plan listed the fact that no elementary schools are planned within the Township limits in the forseeable future. This assumption has been reconfirmed in written responses from the Fenton Area Schools and the Holly Schools. Therefore, it would not be possible to develop joint use park spaces with the potential location of elementary schools. Realizing the increasing costs of energy, the economic feasibility of continued bussing of school age persons may be of question in future years as the population continues to grow. The Recreation Master Plan proposes retention of current recreation resources, be they public or private, as well as includes the Civic Center Park, and one park within each quarter of the Township. These playfield areas would be designated as Township Parks with acquisition and development following a planned basis as designated in the Recreation Master Plan. 20 �I -I I I I I I I I I I I I I -II II I TOWNSHIP FACILITIES -Township Offices- Rose Township is still relatively rural with a 1970 population of 2,502 and a 1980 level at 4,375 persons. Serving the residents, the Township Board, Township Planning Commission, and Zoning Board of Appeals meet in the Township Hall located on Mason in Rose Jenter. The structure was built many years ago and has two large meeting rooms, one on the main floor and one in the basement. There is one small office area provided within the building. All Township records are kept in the homes of the Township Officials. The site is relatively small in nature without improved parking. Because of increased demand for services, the Township Officials maintain regular office hours in the Hall on Wednesdays and are available to residents by telephone or in their respective homes on a daily basis . . As the Township grows, it will become necessary to provide full time office space for Township Officials, regular office hours to transact Township business, and improved physical facilities in terms of structures and parking facilities. The present site ls inadequate for these activities and there ls little chance for expansion as surrounding lots are built upon. As was the case in the 1972 Master Plan, consideration should be given to the location of a new Township Building and attendant facilities on a parcel of land adequate to accommodate the projected population of the Township. The site of the Township Park at Rose Center and Milford Roads should be given first priority as this ls the location of the Civic Center Park. The generalized site plan developed in cooperation with the Oakland County Planning Division should be followed. Recent action of the residents in approving millage for fire protection and facilities has encouraged the Township Board to establish a savings program to provide funds for a fire department building. At the time office space ls needed, appropriate facilities should be provided on the site. The overall site plan includes site improvements for off-street parking while a new office use should include adequate office space for each Township Official, a conference room, a meeting room for the Board meetings, storage area and vault area for valuables and records. As noted, the Civic Center Park has been purchased by the Township following ' initial recommendations made in the 1972 Master Plan. That plan also suggested the expansion of the initial 10 acres to the next ten acres to the north. Since then, the ten acres to the north were purchased and a home built thereon. Purchase of the north ten acres is still possible with the potential use of the existing home as future Township Off~ce space. 21 �~ -I I -I I I I I I II II II II -Fire Protection- Fire protection is provided to Rose Township by several of the surrounding communities. Holly, Fenton, and the Townships of Highland, Holly, and Springfield make fire fighting equipment and personnel available. This mutual assistance program is curren~ ly serving the Township in an adequate fashion; however, this is due primarily to the rural nature of the community. Of all areas served, the central portion of the Township has the least amount of coverage because of its location in relation to the service areas of the area fire stations. Fire stations are major capital improvements and will be in use for many years. Therefore, their locations should be selected with care so as to result in the best fire protection possible, considering both life hazard and value of buildings and contents. Many points should be considered when choosing the location so that the company or companies to be housed in the new station will provide good coverage to the area to be protected and quick response to alarms of fire or other emergency calls. The type of area to be protected, that is, business, industrial, warshouse, institutional, residential, or a combination of them, is an important factor. Stations should be near extensive industrial or business districts and near districts where there is a high life hazard, even though this often appears to be out of line with a plan of uniform distribution. In the suburban and rural context of the Township, consideration must be given to adequately protecting existing developed areas as well as provide ample protection for future growth areas. To enable proper evaluation and realistic planning, the following standards for fire station location were adapted from data provided by the National Board of Fire Underwriters. - Low value areas such as residential and agricultural areas, the response area should not exceed 2.5 to 3 miles travel distance. - High value areas such as commercial, industrial, office, multiple-family, the response area. should be within the 3/4 to 2 mile travel distance. Topographical features of a community also affect station location and the total number required. A township divided into two or more portions by rivers, bluffs, mountains, and similar natural barriers, with few means for companies to respond from one portion to another, requires additional stations to provide proper protection. The same is true when there are man-made barriers, such as railroad tracks, limited access highways, and canals; the possibility of delay in response because of railroad crossings at grade, drawbridges, and heavy traffic must be considered. 22 �~ As the Township population expands, better fire protection is necessary to insure that residents' investments are protected. The 1972 Master Plan suggested two fire station locations, the west station at Hickory Ridge and Rose Center Roads, and the east station at Davisburg Road and Terrace Road. As noted pr€viously, the Township Board is currently in a savings program and intends to provide a fire station at the Civic Center Park site. Because of the logistics of this site (geographic center of the Township) the frin g e areas along the Township borders will receive minimum protecti o n. It would seem logical to continue the cooperative service agreements with the surrounding Townships to provide adequate fire protection to these areas that are two to four miles removed from the Rose Center site. I I I I I I -I . I I II II II It would also be reasonable to project at least one or perhaps two additional fire stations as the Township population continues to grow. Hickory Ridge Road south of Rose Center Road would still be an appropriate location for a future fire station. The northeastern part of the Township is far removed for Rose Center and Hickory Ridge Roads and, therefore, a site would seem appropriate in the Rattalee Lake Road east of Milford Road portion of the Township. The Board and Planning Commission should establish a priority program for actual site selection and purchase. This fire protection program should be ongoing and sites should be purchased in the near future while land costs are relatively stable . SCHOOL FACILITIES Rose Township is served by two school districts which divide the Township into two areas along a north-south line from Houser Road to the south Township line parallel to Fish Lake Road. On the east side of the dividing line is the Holly Area School District while the west side of the line is served by the Fenton Area Public Schools. The two school districts use a varied grade system in the following manner: District Grade System Elementary Holly Area Schools Fenton Area Public Schools - Junior H.S. Senior H.S. K-6 7-8 9-12 K-5 6-8 9-12 The two approaches are somewhat varied in that age groupings are mixed at different levels when comparing the districts. Apparently, the system accomplishes each district's objective of edµcation and proper utilization of physical facilities. II.~. ..... . .' 2a �I I I I I I I I -II I -11.., There are no elementary schools located within the boundaries of the Township. Children are transported to schools in Springfield Township (east and south), to the Village of Holly (north) to the City of Fenton (west). Written documentation from each school district indicates no plans to construct an elementary and/or secondary school facility within the Township boundaries between 1980 and the year 2000. The 1972 Master Plan calculated a percentage estimate of expected population for elementary and secondary students. Unfortunately, the 1980 Census is not to the level of detail that would enable a reasonable estimate of school demands. Those school facilities currently serving the Township include the following: Organization Capacity Site Size (Holly Area Schools) Holly Elementary Davisburg Elementary K-6 K-6 600 700 13.0 acres 19.0 acres (Fenton Area Public Schools) Eastern Elementary North Road Elementary State Road Elementary K-5 K-5 K-5 640 640 640 15.0 acres 10.0 acres 13.0 acres School Facility SOURCE: Appropriate School District Data, Community Planning & Management, P.C., September, 1980. As noted, each school service area extends beyond the Township. With regard to standards for delineation of service areas for elementary schools, each elementary school should serve approximately 800 students. Rather than the neighborhood walk-in school, the transportation of students is utilized because of the large geographical areas served by each school district. Each school district has been carefully monitoring recent population trends in the northwest Oakland County area. With significant decreases in the number of persons per household, the anticipated number of children will be significantly less than originally anticipated by the 1972 Master Plan document. For informational purposes, included herein are suggested standards fqr school site sizes, enrollment by grades as originally listed in the previous Master Plan. 24 �I I I I I I I I I I I -1.. ·" RECOMMENDED SCHOOL STANDARDS Item (1) Grades Served (2) Site Requirements Minimum Average Maximum (3) Enrollment Minimum Average Maximum (4) Students per Classroom (5) Service Area Population (6) Students per Family* SOURCE: *NOTE: Elementary Junior High School K thru 6 7 thru 9 7-8 acres 12-14 acres 16-18 acres 18-20 acres 24-26 acres 30-32 acres 250 800 1,200 800 1,200 1,600 25 25 1,250 1.,950 .64 .23 Rose Township Master Plan, 1972. This factor will be reduced when detailed 1980 Census data becomes available. From each school district, indications are that the existing schools will be adequate for the next twenty years. If the enrollment increases faster than is foreseen at this time, one of the school districts should consider locating a new facility in Rose Township. Assuming school development, the standards listed above should be utilized in choosing a site. Further, coordination with Township park facilities should be a prime requisite in the sel~ction of any site for an elementary school. as �I I I I -I I I I I I I I I I -l , p ROSE TOWNSHIP Oakland County Michigan MASTER PLAN UPDATE PROGRAM POPULATION STUDY SECTION 5 Prepared For: Rose Township Planning Com.mission Prepared by: Community Planning & Management, P.C. J •• • I ' '• �I I I I I I I I I. I I I I I I I. INTRODUCTION For any planning process to be useful and complete, a study of the growth and distribution of the Township population is a necessity. Historical and current population trends illustrate problem areas of development, comparisons with neighboring communities, and indications of probable future needs. Proper planning of future roads, community facilities, and public utilities is based on existing population figures and future projections. The relationship between population and planning is reciprocal in the sense that, while plans must be made in terms of the population expected, this expected population can be controlled to a certain degree by the planning goals outlined. Numerous forces are at work to determine the total population at any given time. Working in combination, or at odds, these forces can affect the growth situation in both positive and negative ways. On a larger scale, two forces are triggering population changes 1) falling birthrates, and 2) people migrating to different parts of the country. Population study has become a fluid compilation of well-defined uncertainties regarding the future shaped by up-to-the-minute demographic information regarding the present. This report will investigate Rose Township's present population composition and characteristics, consider the current trends impacting on the United States as a whole and the Midwest Region in particular, and then use these factors into projections of the Township's future population. 2• �I I I I I I I I I. I I I I I I -, ... PAST AND PRESENT POPULATION TRENDS Table 1 indicates the actual population figures and rate of growth for Rose Township from 1930 through 1970. The development pattern from 1970 to June of 1978 is based on the number of dwelling units added per year. As shown, Rose Township has experienced a continual increase in population at a generally accelerated growth rate. An exception to this increase in rate was the decade 1950-1960, which witnessed a slight deceleration. Since 1970, residential construction has maintained the brisk pace set in the 1960s. More can be learned from the Township's growth rate by comparing it to the rates of larger geographical entities. Since 1930, Rose Township has increased in population at a faster pace than the Detroit SMSA (the combination of Wayne, Oakland, and Macomb Counties), the State of Michigan, and the U.S.A. as a whole. The difference clearly illustrates the Township's position as a relatively undeveloped community far from the point of exhausting its growth potential. Since 1960, Rose Township has surpassed the growth rates of Oakland and Macomb Counties. While Rose Township's rate of growth had been high compared to the county, state, and national levels, it was · lower than most of its neighbors' from 1930 to 1970. Table 2 illustrates this from a slightly different perspective. Rose Township's share of the population of the state and of the Detroit Metropolitan Area steadily increased over the years. At the same time, its share of Oakland County's population was decreasing. This trend reversed itself with a share of .276% in 1970. Recent 1979 figures estimate that the percentage has increased again to .417%. Population in the northwest Oakland County area has been continually expanding, with each of the communities experiencing its own rate of growth. Migratory growth pressure from the Flint Metropolitan Area through Interstate 75 and Dixie Highway can be traced through the 48-year pattern of community growth in Table 3. In the 1940s, Independence and White Lake Townships first showed sharp increases in their growth. During the 1950s, Holly Township joined with those two communities to become one of the three fastest growing Townships in the area. In the 1960s, Groveland, Highland, and Springfield Townships experienced the highest growth rates. Tracing population trends enables a community to create some cohesive picture of past demographic movements and also to extend these population movements into the future. As shown, Rose Township can best appreciate its own population changes by comparing them with two other levels of development: 1) the growth pattern of the United States as a whole, and 2) the growth rate of Rose Township's immediate area, including County and individual neighbor developments. 27 �TABLE 1 ROOE TOWNSHIP LOCAL, STATE, ANO NATIONAL POPULATION GROOT!l 1930-1978 Change 1930-1940 % 1930 ROSE TOWNSHIP oakland County Macomb county 1940 Change 1940-1950 1950 Change 1950-1960 % % 1960 1970 June 1978 Change Dwelling Dwelling 1960-1970 units Units % 1970 Change 1970 ~ 1978 % 661 797 20.5 1,105 38.6 1,482 34.l 2,502 68.8 668 1,102 65.0 211,251 254,068 20.3 396,001 55.9 690,259 74.3 907,871 31. 5 264 , 566 333 , 012 25.9 77,146 107,638 39. 5 184,961 71.8 405,804 119.4 625,309 54 . 1 171,578 213,241 24.3 Wayne County 1,888,946 2,015,623 6.7 2,435,235 20.8 2,666,297 9.5 2,669,604 0.1 830,441 840 ,242 1. 2 Detroit SMSA . 2,177,343 2,377,329 9.2 3,016,197 26.9 3,762,360 24.7 4,202,784 11. 7 1,266 ,58 5 1,386,495 9.5 4,842,325 5,256,106 8.5 6,371,766 21.2 7,823,194 22.7 8,875,083 13.4 123,202,624 132,164,569 7. 3 151,325,798 14.5 179,323,175 18,5 203 , 211,926 13,3 State of Michigan . N U. S.A. Source: U.S. Census of Population, 1930-1970, and 11 Residential Construction in Southeast Michigan" 1970-June, 1978, Southeas t Michigan Council of Governments . ... ... .. .. .. .. .. .. .. ... .. .. la Ill. Ill. . . �I I I I I I I I I I I I I I I -I . The decrease in the nations' growth rate during the 1960s, as shown in Table 1, was one of the first indications given to the Census Bureau regarding a significant slowdown in population growth in the United States . A study of population trends on a larger level was issued in April, 1979 by a population research firm. In part, this study reports: ~ During the last two decades, major shifts have appeared in patterns of American fertility and migration. By changing the size, structure, and distribution of the U.S. population, these shifts are altering - often drastically - the fortunes of people, places, and the country as a whole. Most importantly, U.S. population growth has slowed substantially since the middle of the 1960s, with a transition to zero population growth seemingly under way. The American population increased by an average of 2.8 million people a year between 1955 to 1965; since then, this average annual increase has diminished to less than 1.9 million. A change in American fertility has played the key role in this slowing of population growth. The fertility rate declined sharply during the 1960s and now stands barely above its historic low.* The population trend for the Midwest Region of the U.S. has been even more extreme than that for the country as a whole. Population growth in the Midwest has decreased sharply in the last thirty years and is well below the national growth rate. This drop has been the result of falling birthrates and the migration of people to other parts of the country. Projecting these trends would result in the Midwest reaching zero population growth by the middle of the next century, ahead of the rest of the nation. Population projections for Rose Township must balance two simultaneous but different forces that are impacting on the community. First, the Township must take into consideration the implications of the Census data. The expected Baby Boom ''echo" - the females born during the first Baby Boom of 1954-1960 bearing their own children - has failed to materialize. Of course, population shifts are volatile, but any gain that actually results will most likely be modest. The downward course of the national birthrate has not been substantially interrupted. As a result, Rose Township along with other communities must lower its persons per household ratio for population projections as there are less children per household being born. *"Beyond the Baby Boom - The Depopulation of America", Peter Morrison - The Rand Corporation, April, 1979. 29 . -.·- - ' • .... �TABLE 2 ROSE TOWNSHIP MI a-II GAN, DETROIT METROPOLITAN AREA, OAKLAND COUNTY (NUMBER OF PERSONS AND TOWNSHIP SHARE) ,. State of Michigan Twp. % Share Detroit Metro Area Twp. % Share Oakland Count}'.: 1930 4,842,325 .014 2,177,343 .030 211,251 .313 661 1940 5,256,106 .015 2,377,329 .033 254,068 .314 797 1950 6,371,766 .017 3,106,197 .035 396,001 .279 1,105 1960 7,823,194 .019 3,762,360 .039 690,603 .215 1,482 1970 8,875,083 .028 4,199,931 .059 907,871 .276 2,502 Twp. % Rose Share TownshiE r Source: . ··o U.S. Census of Population, 1930-1970 and Community Planning &Management, P.C. ' f �I I I I I I I I I I I I I I ' 'II The second impact will neutralize this decreasing effect to a certain extent. Until recently, Rose Township has been isolated from the migratory corridors of growth stretching out of the Flint and Detroit Metropolitan Areas. During the next twenty years, growth pressures from migration, all but the migration of smaller-sized households, will counteract mo~t of the national decreasing growth trend. As indicated in the Table "Rose Township and Neighboring Community Growth Rates", Rose Township was the third fastest growing community in this portion of Oakland County. Only Springfield and Groveland grew at a faster rate during the eight year period. Preliminary 1980 Census data indicates an everchanging development pattern in the same northwest Oakland County communities. The following Table illustrates the preliminary census enumerations for the same area communities: Preliminary 1980 Census Count Rose Brandon Groveland Highland Holly Independence Springfield Waterford White Lake Oakland County 4,375 8,069 4,119 16,787 3,555 20,248 8,110 65,287 21,366 996,329 1970 Census Count Percent Increase Over 1970 levels 2,502 3,831 2,570 8,372 3,041 16,327 4,833 59,123 14,311 907,871 74.8% 110.6% 60.2% 100.5% 16.9% 20.0% 67.8% 10.4% 49.3% 9.7% Source: U.S. Census of Population, 1980 Preliminary Data as released by Oakland County Planning Division, July 1980 and U.S. Bureau of the Census, 1970 Decennial Census. Rose Township ranks third highest in the percent of increase in population for the decade in the northwest portion of the County. For the projection of future population levels, a figure of 3.5 persons per household is to be used for single-family and twofamily units while 2.5 persons will be used for multiple-family and 2.3 persons for mobile home unit. These same figures were used in the recently completed Rose Township Recreation Plan, 1978. a1 �TABLE 3 ROSE TOWNSHIP NEIGHBORING COMMUNITY GRG/'.IH RATES 1930 ROSE TCMNSHIP 661 Brandon Township Groveland Township Highland Township Holly Township Independence Township Springfield Township White Lake Township Oakland County Source: ... -- .. , 794 ~ 797 999 , Change 1930-1940 20.5 25.8 ~ 1,105 1,447 I Change 1940-1950 38.6 1960 \ Change 1950-1960 1'ill.. 1,482 34.l 2,502 1970 , Change Dwelling units 1960-1970 68.8 668 June ,1978 Dwelling Units 1,102 , Change 1970 June, 1978 65.0 60.l 44.8 2,416 67.0 3,830 58.5 1,277 2,045 33. l 2,570 96.8 709 1,272 79.4 2,304 3,789 64.8 674 930 38.0 981 5.5 1,306 1,206 1,726 43 . l 2,944 73.5 4,855 65.0 8,372 72.4 918 1,036 12 .a 1,367 31.9 3,269 139.0 3,041 -6. 3 897 1,146 27.7 5,880 30.0 1,164 1,627 39.8 3,448 lU.O 10,121 193.5 16,327 61. 3 4,560 923 1,273 37.9 1,825 43.4 2,664 46.0 4,833 81.4 1,196 1,984 65.9 1,114 1,643 47.5 4,182 154.5 8,381 100.4 14,311 70. 7 4,025 5,640 40.1 211,251 254,068 20.3 396,001 55.9 690,603 74.4 907,871 31.5 264,566 333,012 .. 25.9 U.S. Census of Population, 1930-1970, and "Residential Construction in Southeast Midligan" 1970-June, 1978, Southeast Michigan Council of Governments • .. .. .. .. .. ... la ~ ~ 1111. �I -II TABLE 4 POPULATION PER HOUSEHOLD IN 1970 AND 1980 UNIT II State of Michigan Oakland County Rose Township Holly Township Highland Township White Lake Township Springfield Township •I I I -- • • • • • • • • • ••• 1970 PERSONS/ HOUSEHOLD Source: 3.30 3.40 3.73 3.38 3.70 3.53 3.61 ~ 1980 PERSONS/ HOUSEHOLD N/A 2.65 2.90 2.73 2.96 2.69 2.77 U.S. Bureau of the Census, U.S. Census of Population and Housing for appropriate years, (U.S. Government Printing Office, Washington, D.C.) and preliminary 1980 Census Data as interpolated by Community Planning & Management, P.C., July 1980. The household population figures listed above are indicative of an anticipated decrease in the actual number of persons living in each household in years to come. The recently released 1980 figures are certainly reflective of this trend. The 1980 persons per household calculation was not adjusted for vacancy as the rate for each community was not available. The 1970 rate of vacancy for Rose Township was 8.7% of all dwelling units. Assuming the same rate for 1980, the persons per household figure will increase to 3. 21. 33 .. �~ ~ • • • • • • • •I I I • •II II •·- POPULATION COMPOSITION Determining the total number of people in Rose TDwnship is only a first step in anticipatory planning. The composition of the population will tell the community exactly who it is planning for. A younger population demands schools and active recreation facilities, while an older population will place different demands upon community priorities. Less school space and a more passive recreational inventory might result. As mentioned in the above, several factors have and will continue to influence the population characteristics and growth in northwest Oakland County and Rose Township . 1) The higher birthrates immediately after the Second World War have contributed to a disproportionate number of persons in the late twenties and early thirties categories . 2) Lower birthrates were the result of a strained socioeconomic situation due to the Depression and early war years (1940s). Lower numbers of persons are noted in the 35 to 45 age groupings . 3) A general lowering of the birthrate between 1960 and the present has caused a decline in the numbers of pre - school and school age children in the area . Smaller planned family size has also been a contributing factor. 4) Growth in this general area of the county has been caused more by the immigration of young families seeking a less urban environment than by natural increases (births over deaths). The attached illustration entitled "Population Pyramid" is a graphic display of population composition. The ideal population pyramid should approach a regular pyramidal shape, being wide at the bottom as births occur, and narrowing at the top with deaths. The U.S. situation in 1900 illustrates this perfectly. However, the social and economic factors mentioned above influence the shape of today's distribution. The final pyramid illustrates the 1970's low fertility rate (the number of children under 5 years of age per 1,000 women between the ages of 15 and 49). The large number of children born in the 1950s are now part of the 20-29 age category. The population pyramid in 1970 for Rose Township contains major concentrations in the 14 - and-under age divisions and in the 25 - 54 age groups. Table 5 illustrates this distribution in terms of percentages. In Rose, the highest percentages occur specifically in the 25-44 and 5-14 age groups . The Township has higher percentage distributions than the County and State in the 19 - and - under and 25-34 categories . This level of detail is not currently available for the 1980 Census and therefore the 1970 data has been listed. 34 1,,': �•: TABLE 5 AGE GROUPS AS A PERCENT OF 'roTAL POPUIATION ROSE TCMNSHIP, OAKLAND COUN'IY, STATE OF MICHIGAN MAIE Rose 0 - 4 6.1 Oakland County state Rose FEMALE Oakland County State Rose TOTAL Oakland County State 4.5 4.6 4.7 4.4 4.5 10.8 8.9 9.1 t 9 6.4 5.4 5.3 5.2 5.1 5.1 11.6 10.5 10.4 10 - 14 6.6 6.0 5.6 5.9 5.8 5.4 12.5 11.8 11.0 15 - 19 4.3 4.9 4.9 5.7 4.8 4.9 10.0 9.7 9.8 20 - 24 2.5 3.2 3.7 2.6 3.8 4.2 5.1 7.0 7.9 25 - 34 7.0 6.2 6.0 7.3 6.4 6.2 14. 3 12 .6 12. 2 IO 35 - 44 6.0 6.1 5.5 5.7 6.4 5.8 11.7 12. 5 11.3 " 45 - 54 4.9 6.0 5.5 5.0 6.3 5.8 9.9 12.3 11.3 55 - 59 2.3 2.3 2.3 1.6 2.3 2.4 3.9 4.6 4.7 60 - 64 1.6 1.7 1.8 1.4 1.8 2.0 3.0 3.5 3.8 65 - 74 2.5 1.9 2.4 2.7 2.4 2.9 5.2 4.3 5.3 .9 .9 1.3 1.1 1.4 1.9 2.0 2.3 3.2 51.1 49.l 48.9 48.9 50.9 51.1 100.0 100.0 100.0 5 - 75 + TOTALS Source: U.S. Census of Population and Housing 1970, and Community Planning & Management, P.C. �Table 6 translates these age divisions into six general life phases . The logical combination of comparatively large elementary school and family-forming groups indicates that Rose Township is a young, growing community. Neighboring Township's are experiencing the same pattern of development. While the sizes of these two age groups are large compared to the other life phase divisions, they are small in terms of real numbers. These lower overall numbers will contribute to a decreased number of school age children during the next two decades. Early 1980 Census returns indicate a marked decrease in the number of persons in each household. Single person households and families choosing to have a limited number of children have contributed to the lower number of persons in each home . • • • • • • • -•~··· 39 ·.. · ,. . ., . . .. �,f::,,, TABLE 6 ROSE TOWNSHIP MAJOR POPULATION GROUP COMPARISON Oakland County Rose Holly State Twp. Twp. Pre-School (0-4) 9.1 8.9 10. 8 9.7 12.2 10.2 11.2 9.7 9.8 Elementary School (5-14) 21.4 22.3 24.1 22.3 25.3 25.5 24.4 24.4 27.5 Secondary School (15-19) 9.8 9.7 10.0 8.4 8.4 8.9 9.2 9.3 9.4 Family Forming (20-44) 31.4 32.1 31.1 31. 4 35.4 32.8 33.1 33.2 34.4 Mature Families (45-64) 19.8 20.3 16.8 20.2 14.7 16.4 15.8 18.5 15.1 8.5 6.7 7.2 7.6 4.0 6.2 6.3 4.9 3.8 100.0 100.0 100.0 100.0 100.0 100.0 100.0 100.0 100.0 Retirement (65 +) TOTALS Source: Groveland Twp. U.S. Census of Population and Housing, 1970, and Community Planning & Management, P.C. Springfield 'lwp. Highland Twp. White Lake Twp. Independenc« Twp. ...., �I I I I I I I I I ' I I I I ~ _ _ ,., POPULATION PROJECTIONS With 434 net dwelling units added between 1970 and June of 1978, and assuming 3.21 persons per dwelling unit, approximately 1,389 persons were added to the Township's population since the 1970 Census. This figure includes eight percent vacancy rate for all dwelling units in the Township. One hundred thirty-nine (139) additional building permits have been issued since June, 1978, adding an estimated 446 persons through April, 1979. As a result of these calculations, the total estimated population for Rose Township is 3,860 persons as of May, 1979, The preliminary 1980 Census count taken in April of 1980 enumerated 4,375 persons in the Township. The difference between the earlier estimates and the Census count can be attributed to the lower number of persons per household. There are many methods available for projecting the future population of Rose Township. Because the actual population will be the result of both predictable and unpredictable factors, it is best to incorporate a number of different projections into an estimated population range. This population projection will then act as a guideline for general planning decisions and during periodic evaluations of community facilities. In addition to projections prepared by two separate government agencies, four mathematical methods will be used to project the Township's future population. These models are the Growth Rate Method, the Arithmetic Projection Method, the Constant Proportion Method, and the Increasing Proportion Method. The growth rate method simply assumes that the 1970 to 1980 growth rate will be the same as between 1960 and 1970, that the 1970 to 1990 growth rate will be the same as between 1950 and 1970, and that the 1970 to 2000 growth rate will compare with the 1940 to 1970 rate. This results in the following: Growth Rate Method 1980 population 1960-1970 % change Projected 1980-1990 change Projected 1990 population 4,375 74.8% 3,273 7,648 1980 population 1960-1980 % change Projected 1980-2000 change Projected 2000 population 4,375 195.2% 8,540 12,915 1980 population 1950-1980 % change Projected 1980-2010 change Projected 2,010 population 4,375 295.9% 12,945 17,320 31 �I I I I I I I I The population rate increases experienced in the 1950's-1970's will be accelerated now that the Township is in the immediate path of growth pressures from nearby metropolitan areas. Therefore, the growth rate method of projection yields estimates which the Township is likely to exceed. The arithmetic projection method is basically similar to the growth rate method, but utilizes actual numbers rather than percentages and results in the following: Arithmetic Projection Method 1980 population 1970-1980 change Projected 1990 population 4,375 +1,873 6,248 1980 population 1960-1980 change Projected 2000 population 4,375 +2,893 7,268 1980 population 1950 - 1980 change Projected 2010 population 4,375 +3,270 7,645 The constant proportion method assumes that the Township will remain the same percentage of the County's 1990, 2000 or 2010 population as at present. Because of the increased rate of growth in Rose Township since 1970, an up-to-date percentage rate will be used, calculated from the Oakland County Planning Division's estimated 1979 populations for Rose Township and the County. This percentage will be applied against the Oakland County population projections calculated in SEMCOG's 1978 Small Areas Forecast. Constant Proportion Method SEMCOG 1980 County population Estimated Twp. % share of County in 1979 1980 projection 1,052,777 .417% 4,390 SEMCOG 1990 County population Estimated Twp. % share of County in 1979 1990 Projection 1,007,122 .417% 4,200 SEMCOG 2000 County population Estimated Twp. % share of County in 1979 2000 projection 1,074,531 .417% 4,481 None of the above mathematical projections are based upon the likelihood that Rose Townships share of the County's growth will increase past its share of previous and present regional growth. The Oakland County Planning Division's projections of 89 ... . -· . -t , · . �I I I I I I I I population for the County and Rose Township indicate that the Township will continue to increase its share of the County growth from .417% in 1979 to .436% in 1980, .688% in 1990, and up to 1.032% by the year 2000. The increasing projection method applied these percentages to the County population projections by SEMCOG, yield the following results: Increasing Projection Method SEMCOG 1980 County population Estimated Twp. % share of County in 1980 1980 projection for Rose Township 1,052,777 .436% 4,590 SEMCOG 1990 County population Estimated Twp. % share of County in 1990 1990 projection for Rose Township 1,007,122 .688% 6,929 SEMCOG 2000 County population Estimated Twp. % share of County in 2000 2000 projection for Rose Township 1,074,531 1. 032% 11,089 The Township Recreation Plan assumed a consistent rate of growth between 1977 and 1980 and estimated the 1980 figure at 4,560 persons. This assumption was based upon the conservative development of fifty (50) single family home sites per year or an addition of 175 persons each year. The April 1979 estimate of population listed above was 4,507 persons. It would appear the estimate for 1980 is fairly consistent and close to expected levels. Preliminary 1980 Census data indicates 4,375 persons. Therefore, the Recreation Plan 1980 estimate and the April 1979 population estimate were found to be slightly higher than the reported Census figure. Extending this anticipated building permit activity to 1990 and 2000, this could mean a population level of 6,200 persons living in the Township during the decade. Assuming the same moderate rate of growth from 1990 to 2000, an additional 2,000 persons would be living in Rose. A review of the projection data indicates the following population expectations for the next twenty years: 1980 1990 2000 2010 - 4,375 6,200 8,000 10,000 Again, it should be emphasized that population projection is not an exact science and many factors contribute to the rate of increase and/or decrease. Projections in the 1973 Township Master Plan were indeed conservative in that the 1980 level was projected at 3,500 persons while the 1990 year listed 5,500 persons. Obviously, development intensity has increased dramatically and new households are entering Rose Township at a faster rate than was anticipated in past planning work. The implications of such dramatic population increase for the _ Township include demands for public services in police, fire, recreation and health services, and staffing these services to meet the anticipated levels of activity. . :. ·. . . . .. ... . �I I I I I I I I. I I I I I ROSE TOWNSHIP Oakland County Michigan MASTER PLAN UPDATE PROGRAM ECONOMIC BASE STUDY - SECTION 6 Prepared For: Rose Township Planning Commission ~ ~ I- Prepared by: Community Planning & Management, P.C. .... �I I I I I I I I I. I I I I I I ~ -I INTRODUCTION Commercial and industrial land use needs will vary substantially between any two communities, and it is the purpo~e of this report to analyze Rose Township's commercial land use characteristics and to recommend a long-range policy guide for meeting those needs. The approach employed herein is as follows: Market Analysis - the Township's 1980, 1990, and 2000 ultimate spending potential is established to determine floor area and acreage needs by retail type in order to relate potential to existing land use acreage. Existing Commercial Land Use - in view of the ultimate potential acreage needs for commercial activity in the Township, the existing commercial pattern is discussed. Industrial Analysis - the employment characteristics and potential of Rose Township as related to today's industrial land use needs, and forecasted into the future. Existing Industrial Land Use - in view of the potential acreage needs for industrial activity in the Township, the existing industrial pattern is discussed. COMMERCIAL LAND MARKET ANALYSIS The market analysis process is capable of arriving at statistically reliable commercial base planning alternatives from an examination of trade area economic characteristics. The analysis is not capable of forecasting actual retail sales. It can only predict future market performance on an "all things being equal" basis. The Township's ability to attain its economic potential becomes a question of whether ancillary programs involving access, parking, circulation and beautification will be undertaken by the community in conjunction with future demand proposals, and whether Township residents are willing to forfeit some of their rural atmosphere for increased commercial activity. The City of Fenton and the Village of Holly are in close proximity to the Township, each having an established central business district. Each shopping district offers a variety of convenience and comparison stores located in a compact downtown setting. Commercial facilities include drugs, hardware, restaurants, department stores, public and semi-public uses, banks, antique s ales, and similar items. Both downtown areas have grown and prospered because of their location in relation to rail facilities and their service to the predominantly agricultural area surrounding them. Recent redevelopment activities in downtown Fenton have brought new uses and improved parking facilities to the area. Fringe development adjacent to each community has 41 ' , �I I I I I I I I I I recently been occurring; however, each new commercial area has developed away from Rose Township. Areas to the east and south of Ro se must also be taken into consideration. The M-59 Corridor which travels through Highland Township and White Lake Township has scattered commercial~development adjacent to the right-of-way. In the area of Milford Road and M-59 (Highland Road) is the settlement of Highland which has several convenience and comparison shopping facilities located therein. A short distance to the south is located the Village of Milford where moderate commercial facilities are present. To the east of Rose Township is found the settlement of Davisburg where a small amount of convenience, medical, banking, and comparison shopping is available. All of the surrounding commercial areas should be taken into consideration when attempting to estimate the potential market for commercial land use. The purpose of market analysis is to evaluate commercial development with regard to the needs of the population it serves. Generally, the most useful approach is to compare the existing acreage of convenience, comparison and general commercial development within a defined trade area to the estimated commercial acreage needs of the existing population of that area, and to the needs of projected population levels based upon immediate development of platted subdivision lots and various acreage developments as well as capacity population as indicated by the Master Plan. The analysis can be completed for an entire municipality to measure its dependence on outside retail facilities or to estimate the amount of land needed to be set aside for commercial development, or for a particular site to predict the demand for a proposed business location. The first step in the market analysis is to define a trade area. This can be the entire community or that area from which a business would draw its customers. It is important to note that analysis defining an entire community as the trade area does not provide specific information on exact commercial locations as does the single site approach. On a community-wide basis, the results yield a measurement of total retail need, but does not reveal isolated inconsistencies in population/facility ratio. For this analysis, the trade area is defined to be all of the land area within the Township. The data base for this analysis is the following population projections for Rose Township as listed in the Population Report and county averages as listed below with the source as indicated. Year Population 1980 1990 2000 2010 4,375 6,200 8,000 10,000 42 Households 1,363 1,931 2,492 3,115 �I I I I I I I I I I A factor of 3.2 persons per household is applied throughout the thirty-year period . A basic assumption here is that available disposable income of each household could be spent within the Township if commercial land uses were provided. Small area (Township level) data on income and disposable retail dollars is not currently available; therefore, Oakland County averages must be applied. The median household effective buying income calculated for the County was $24,910 for each household in 1978. Each family spends a certain amount of their budget for various retail purchases during the year. The Federal Bureau of Labor Statistics lists information regarding the relative percentage distribution, and these figures are allocated by land use category and commercial use. Also applied are sales amounts per square foot of usable floor area by retail and store type to convert the calculations to area and acreage amounts. The sales per square foot data is derived from the 1979 issue of the Dollars & Cents of Shopping Centers as prepared by the Urban Land Institute. The need for commercial development is calculated as a function of the average family income and retail trade statistics, translated into acreage by sales data per square foot of store type and floor area to land area ratios typical in the community. The procedure takes that portion of the average family income available for retail purchases and multiplies it by the number of families in the Township to obtain a total expected retail expenditure of all families within the trade area. The total expenditure is divided into categories of retail trade according to documented percentages for actual retail sales from previous years. The translation of the figures from total sales into land area begins with the selection of appropriate amounts for sales per square foot of usable floor area by store type. This data is somewhat dependent upon the affluence of the trade area, but more so upon the geographical region in which the study is located. The dollar amount available for retail trade, divided by the sales per square foot, yields the usable floor area of that store type that can be supported by trade area. This is approximately 75% of the total floor area of a store. A factor is then applied to convert retail floor area into total required land area to allow for ancillary features as parking, landscaping, buffers and service areas. The ratio of floor area to total land area is generally 1:6 for convenience centers, 1:8 for comparison and 1:4 for general commercial. These ratios vary somewhat according to the density of development in the area. The total land area is then converted into acres. The following tables represent a calculation of market potential for Rose Township for the next thirty years. These tables are an ind cation of commercial needs using the underlying assumption that all families in the Township would spend their available dollars at a local shopping area rather than outside the boundaries of the Township. Further, those persons on the edge of the Township may shop in Rose or in the adjacent community if facilities and services were equal. The tables follow: 43 •1 I �I I I I I I I I 1980 POPULATION LEVEL OF 4~375 ROSE TOWNSHIP Retail Group % of Retail Sales CONVENIENCE: Food Drug Lbr, Blg, Hdw Eat/Drink Other Retail 21.1% 3. 6 % 2.0% 4.2% 4.0% SUBTOTALS 16 . 4 % 5 .1% 4.5% 4.2% 4.0% SUBTOTALS TOTALS 1.7 0.6 0.8 0.4 0.5 29,000 4.0 18,200 5,500 6,500 2,700 3,400 3.3 1 •0 1.2 0.5 o.6 36,400 6.7 6,400 21,200 14,200 o.6 2.0 1•3 6,236 41,900 3.8 20,182 107,200 14.5 352.00 154.51 66.38 317.29 234.09 181 .47 1 86 • 4 8 139.76 317 .29 234.09 3,310 1 , 0 29 90 8 848 807 6,902 SUBTOTALS Hdw 2. 1% 2 2. 1 % 6.7% Sq. Ft. Equivalent Supported by Commercial Study Area Acreage 12,100 4,700 6,100 2,700 3,400 4,258 727 404 848 807 7,043 COMPARISON: General Mdse Apparel Furniture Eat/Drink Other Retail GENERAL: Lbr, Blg, Auto Gasoline Retail Sales Sales from Study Area per Sq. Ft. ($000'S) 424 4,460 1, 352 66.38 210.00 95.00 44 �I I I I I I I I I I I I I 1990 POPULATION LEVEL OF 6 ;·200 ROSE TOWNSHIP % of Retail Group Retail Sales CONVENIENCE: Food Drug Lbr, Blg, Hdw Eat/Drink Other Retail 21.1% 3.6% 2.0% 4.2% 4.0% I SUBTOTALS -~ TOTALS 'I 16. 4 % 5. 1% 4.5% 4.2% 4.0% 2.4 0.9 1•2 0.5 0.7 41,100 5.7 25,800 7,800 9,200 3,800 4,900 4.7 1. 4 1 •7 0.7 0.9 51,500 9.5 9,000 30,100 20,200 0.8 2.8 1.9 8,835 59,300 5.4 28,592 151,900 20.6 181.47 1 86 • 4 8 139.76 317 .29 234.09 4,689 1 , 4 58 1 , 2 87 1 , 201 1 , 14 4 9,778 SUBTOTALS GENERAL: Lbr, Blg, Hdw Auto Gasoline 17,100 6,700 8,600 3,800 4,900 352.00 154.51 66.38 317.29 234.09 6,033 1 , 0 29 57 2 1 , 201 1 , 14 4 9,979 SUBTOTALS COMPARISON: General Mdse Apparel Furniture Eat/Drink Other Retail Equivalent Sq. Ft. Retail Supported by Commercial Sales Sales from Acreage Study Area Study Area per Sq. Ft. ($000'S) 2.1% 22.1% 6.7% 600 6,319 1 , 9 16 66.38 210.00 95.00 4 !5 --~.. .. _.:t �I I I I I I I I I. I I I I 2000 POPULATION LEVEL OF 8~000 ROSE TOWNSHIP % of Retail Group Retail Sales CONVENIENCE: Food Drug Lbr, Blg, Hdw Eat/Drink Other Retail 21 • 1 % 3. 6 % 2.0% 4.2% 4.0% 1 6. 4 % 5. 1 % 4.5% 4.2% 4.0% 181 .47 1 86 . 4 8 139.76 317.29 234.09 6,051 1 , 8 82 1 , 660 1 , 5 50 1 , 47 6 12,619 SUBTOTALS GENERAL: Lbr, Blg, Hdw Auto Gaso.line 352.00 154.51 66.38 317.29 234.09 7,786 1 , 3 28 7 38 1 , 5 50 1 , 47 6 12,878 SUBTOTALS COMPARISON: General Mdse Apparel Furniture Eat/Drink Other Retail Sq. Ft. Equivalent Retail Supported by Commercial Sales from Sales Study Area Acreage Study Area per Sq. Ft. ($000'S) 2. 1% 22.1% 6.7% 66.38 210.00 95.00 775 8,155 2,472 22,100 8,600 11,100 4,900 6,300 3.0 1 •2 1.5 53,000 7.3 33,300 10,100 11,900 4,900 6,300 6•1 1.9 2.2 0.9 1.2 66,500 12.2 11,700 38,800 26,000 1. 1 3.6 2.4 0.1 0.9 I SUBTOTALS 11,402 76,500 1.0 36,899 196,100 26.5 -~ TOTALS ~ - 48 f l �I I I I I I I I I I I ' 2010 POPULATION LEVEL OF 10~000 ROSE TOWNSHIP % of Retail Group Retail Sales CONVENIENCE: Food Drug Lbr, Blg, Hdw Eat/Drink Other Retail 21.1% 3. 6 % 2.0% 4.2% 4.0% 16.4% 5. 1% 4.5% 4.2% 4.0% 181 .47 1 86 • 4 8 139.76 317.29 234.09 7,564 2,352 2,076 1 , 937 1 , 8 45 15,774 SUBTOTALS GENERAL: Lbr, Blg, Hdw Auto Gasoline 352.00 154.51 66.38 317.29 234.09 9,732 1 , 660 922 1 , 937 1 , 8 45 1 6 , 0 97 SUBTOTALS COMPARISON: General Mdse Apparel Furniture Eat/Drink Other Retail Sq. Ft. Equivalent Retail Supported by Commercial Sales from Sales Study Area Acreage Study Area per Sq. Ft. ($000'S) 2. 1% 22.1% 6.7% 66.38 210.00 95.00 96 9 10,193 3,090 27,600 10,700 13,900 6, 1 00 7,900 3.8 1 •5 1.9 0.8 1•1 66,300 9. 1 41,700 12,600 14,900 6,100 7,900 7.7 2.3 2.7 1• 1 1 •4 83,100 15 . 3 14,600 48,500 32,500 1.3 4.5 3.0 SUBTOTALS 14,252 95,700 8.8 TOTALS 46,123 245,100 33.2 47 �I I I I I I I I I I I I Summary of Commercial Land Needs Rose Township - 1980 to 2010 Business Grouping 1980 1990 2000 ~- 4.0 6.7 5.7 9.5 15.3 8.8 33.2 Convenience Comparison General ~ ~ 7.3 12.2 7.0 Totals 14.5 20.6 26.5 SOURCE: 2010 9.l Previous Tables. In comparison to statistics generated in the 1972 Master Plan, each Business Grouping has a higher estimated acreage amount in 1980. Several factors are inherent in the newer estimate. Allowances for inflation, increases in spendable income, and higher population levels for each decade of the estimate have been taken into account. Comparing current land usage with estimated market potential, there is an opportunity to determine the extent to which the potential market is being impacted. In the 1980 land use survey, only seven (7) acres were enumerated for commercial use. According to the market study, there is a potential for 14.5 acres now, with a potential expansion to 20.6 acres by 1990 and 26.5 acres by the year 2000. Obviously, this means current market influences such as Fenton, Holly, Davisburg, Milford, as well as the larger regional shopping centers in Novi, Flint, Southfield, and Sterling Heights have some draw and appeal to Township residents. The above projections of retail potential and required commercial acreages are based upon the projected population and the amount of retail activities that can be expected to be generated from this population. Existing commercial uses do not offer the complete range of commercial activities and therefore the population must seek goods and services where they are available in nearby and distant communities. While allowing convenience commercial uses to occur at ramdom throughout the Township is more consistent with the rural atmosphere, a grouping of these uses would be more efficient and would provide the Township with more control over future development. Several well located, small convenience centers would help prevent undesirable and uneconomic strip development along Township roads. In pla~ning for future commercial locations, Rose Township must consider that the drawing power of its commercial activity will extend to some portion of the adjacent communities. The amount of retail potential which Rose Township will capture beyond its boundaries will most likely be very small. There are several 48 1j ·' . �I I I I I I I I I I I I I reasons which support this conclusion. Access to Rose Township is limited at the present time, whereas competing commercial areas are more easily accessible to residents in the surrounding communities. Commercial activity within the Township is limited at present and any future commercial establishments will have to directly compete with shopping centers and other facilities in and around Fenton and Holly. Future commercial activity in the Township must be able to capture the business of these residents who have become accustomed to traveling greater distances and patronizing a particular establishment or center . The travel time necessary to reach competing commercial centers is one factor in Rose Township's favor. Residents in the southern half of the Secondary Trading Area must travel distances up to 8 or 10 miles just to do their grocery, drug, and other convenience shopping in Milford or along M-59. A convenience center in Rose Township consisting of a chain grocery and drug store as the major tenants could expect to capture a good proportion of the disposable income available, if located in the central or southern portion, because of the decreased travel time shoppers would realize. The revised plan of the Township proposes five commercial locations reflecting current land use and future potential . Each site is depicted to indicate the probable generalized location for future retail and service uses in limited concentrations rather than scattered along the road system of the Township. Recognizing there is market potential for limited commercial facilities within the next twenty years, the actual demand may require expansion of present sites and/or the location of new uses. The potential of all five sites being developed in the time period of the plan is limited due to indications of lower population expectations in the northwest part of Oakland County. Therefore, it would seem the sites suggested offer alternatives for commercial and office use on a wider range rather than limited to one or two specific locations . Future commercial sites suggested for consideration include: 1) 2) 3) 4) 5) Davisburg Road at Lake Braemar - 10 acres Milford Road at Fenton Road - 3 acres Fenton Road at Hickory Ridge Road - 2 acres Rose Center Road at Hickory Ridge Road - 10 acres Milford Road at Rose Center Road (Ranch) - 3 acres INDUSTRIAL ANALYSIS The analysis of the industrial segment of the local economy includes a view of the employment characteristics of the existing population and a projection of the future population levels. Further, this analysis examines areas currently used for industrial purposes and whether there is any potential of growth for such uses. Data is also listed which indicates the future amount of industrial land within the community based upon population levels. 4g �I I I I I I I I I I I I EMPLOYMENT CHARACTERISTICS AND POTENTIAL The following Table indicates the occupational characteristic within Rose Township in 1970. As indicated, 22.5% of those persons employed were craftsmen & foremen, 20.1% were operatives, 13.8% were clerical workers, and the next largest component, professional & technical workers, represented 11. 4% of tho·se i=,ersons employed. The next Table indicates 1970 employment by industry in the Township, showing 33.2% of those employed engaged in Durable Goods Manufacturing, and 14.4% in Retail Trade. TABLE 1970 OCCUPATIONAL CHARACTERISTICS IN ROSE TOWNSHIP Number Occupation Group Professional & Technical Managers & Administrators Sales workers, except retail Retail Trade Clerical Craftsmen & Foremen Operatives, except transport Transport equipment operatives Laborers, except farm Farm workers Service workers Private household workers Total Number of Employed Persons Percent 95 40 9 16 115 188 168 14 65 60 59 5 11. 4 4.8 1.1 1.9 13.8 22.5 20 .. 1 1.7 7.9 7.2 7.0 834 100.0% .6 The total number of persons employed, 834, represents 33.3% of the total 1970 population of Rose Township. Although this percentage will vary in the future depending upon changing population characteristics, it would be reasonable to assume that this percentage of the future population will also require employment, with the following results giving the 1970 and 1980 data with a projection to 1990, 2000, and 2010. TABLE ANTICIPATED EMPLOYMENT IN ROSE TOWNSHIP* Year 1970 1980 1990 2000 2010 Population 2,502 4,375 6,200 8,000 10,000 Total Employment Anticipated 834 1,457 2,064 2,664 3,330 (33.3%) (33.3%) (33.3%) (33-3%) (33.3%) *Based upon anticipated future population. Note: Detailed 1980 Census data was not available as of the preparation of this report. 50 �I I I I I I I I I I I TABLE 1970 EMPLOYMENT BY INDUSTRY IN ROSE TOWNSHIP Occupation Group Number Construction* Durable Goods Manufacturing* Non-Durable Goods Manufacturing* Transportation* Communications, Utilities & Sanitary Services* Wholesale Trade Retail Trade Finance, Insurance & Real Estate Business & Repair Services Personal Services Health Services Educational Services Other P~ofessional & Related Services Public Administration Other Industries* Total Percent _ll 8.6 33.2 2.2 1. 2 4.7 4.7 14.4 3.6 4.8 2.6 3.7 3.7 1. 8 2.3 8.5 834 100.0 72 277 18 10 39 39 120 30 40 22 31 31 15 19 *Included in Percent of Employees Requiring Industrial Land The industry groupings listed in the above Table will most likely remain consistent during the planning period. Of the total employment in the Township, a certain number of industry groups will require allocations of land based upon the land-employee relationship. Within the categories, the following comprise 55.4% of the total employment in the Township. TABLE SUMMARY OF DISTRIBUTION OF OCCUPATIONS FOR ROSE TOWNSHIP Occupational Group Percent of Total Construction Durable Goods Manufacturing Non- Durable Goods Manufacturing Transportation Communications, Utilities & Sanitary Services Other Industries 8.6 33.2 2.2 1. 2 4.7 8.5 Percent of Total Employment Requiring Industrial Land 58 . 4% 51 < ., 'I �I I I I I I I I I. I I I I I l J , , J These projected employment need figures may be multiplied by 58.4% (the 1970 percentage of the total labor force employed in industry groups requiring industrial land) to yield the number of industrial employees requiring land area as follows: TABLE PROJECTED EMPLOYMENT FOR ROSE TOWNSHIP Year Projected Total Employment 1980 1990 2000 2010 1 , 457 2 ,0 64 2,664 3,330 Projected Industrial Employment Requiring Land By Year 850 1,205 1,555 1,944 Studies by County agencies and the Southeast Michigan Council of Governments indicate that a ratio of 20 employees per acre can be anticipated on industrial land. Applying this factor to the foregoing Township employment statistics yields an indication of the amount of industrial acreage required if all residents were to work in the Township . TABLE PROJECTED INDUSTRIAL LAND NEEDS FOR ROSE TOWNSHIP Year 1980 1990 2000 2010 Projected Industrial Employment Requiring Land Industrial Acreage Need 72.8 103.2 133.2 166.5 1,457 2,064 2 ,664 3,330 acres acres acres acres EXISTING INDUSTRIAL LAND USE At the present time, Rose Township has 68.0 acres of land in industrial land use. The entire 68.0 acres is engaged as a land fill . It is apparent from this that most, if not all, Rose Township residents engaged in jobs requiring industrial land work somewhere outside of the Township. The question to be resolved is whether it is necessary and/or desirable to plan for any industrial land use in the future within Rose Township . No matter how much land is planned or zoned for industrial activity, it is not possible to accurately predict how S2 . . .. . ·l �I I I I I I I I I I I many Township residents will work within the confines of the community. The character of the Township and its land use reflect a rural, residential, and agricultural land development pattern with community to employment centers in nearby communities. Because of the lack of available highways, no utilities, and a philosophy of rural development, the proposed pl~n for the Township does not contain specific delineation of any industrial center. Should some specific and desirable proposal for industrial or research-office land use be presented, the Township could be in a position to reconsider its current philosophy and potentially amend the overall Master Plan. 53 ,, ...•· ~, -. �I I I I I I I ROSE TOWNSHIP Oakland County Michigan MASTER PLAN UPDATE PROGRAM GOALS AND OBJECTIVES I I I I I I ' ' -~ SECTION 7 Prepared For: Rose Township Planning Commission Prepared By: Community Planning & Management , P . C. I �I I I I I I I GOALS AND OBJECTIVES The setting forth of the Community Goals is an important listing of the direction in which the community is to go. This is not a listing of priorities, but it does give an indication as to the current view of the expected future based upon past trends and future expectations. This direction is translated into generalized land use, community facilities and highway proposals by the Planning Commission and the Township Board. All proposals taken together are included in the Township Master Plan. In the broadest sense, the Master Plan may be termed a general policy. Presumably, the plan is a general policy and a group of objectives designed to serve as a guide to consistent and rational public and private decisions in the use and development of land. The policy statement and planning objectives discussed in this report differ from the Master Plan itself in function and in degree of specificity. PURPOSES OF THE MASTER PLAN The purposes of the Master Plan are: I I I 1. To improve the physical environment of the Township as a setting for human activities to promote the general health, safety, and welfare by making the Township more functional, beautiful, decent, healthful, interesting and efficient. 2. To promote the public interest, the interest of the community at large, rather th~n the interests of individuals or special groups within the community. 3. To facilitate the democratic determination and implementation of community policies and physical development. The plan is primarily a policy instrument. The plan constitutes a declaration of long-range goals and objectives and provides the basis for a program to accomplish the goals. By placing the responsibility for determining policies with the Planning Commission and providing an opportunity for citizen participation, the plan facilitates the democratic process. 4. To affect political and technical coordination in community development. 5. To inject long-range considerations into the determination of short-range actions. 6. To bring professional and technical knowledge to bear on the making of political decisions concerning the physical development of the community. I l J , , As an expression of desirable physical development, the Master Plan is an affirmation of goals and ebjectives. 54 '( . �,_ ~ -- - - - - - - - - - - - - - - - TII PLANNING PROCESS INVENTORY ANALYSIS POLICY IMPLEMENT PLANNING ZONING NEIGHIIORHOOO POPULATION UANSPOUATION ANALYSIS STUDY PLAN OI0INANCE •• SUIOIVISION • LAND USE IAU MAP STUDY PUIILIC GOALS FACILITIES OIJECTIVES STUDY STANOAIOS LANO USE COMPREHENSIVE PLAN PLAN REGULATIONS CAPIYAL IMPIOVEMENT REGIONAL ANALYSIS ECONOMIC FACILITIES USE STUDY PLAN IMPIOVHENT PIOGUM �I I I I I I Goals and Objectives General Promote development that is attractive and aesth~tically pleasing. Preserve historic and natural resource features of the Township wherever possible. Place the general welfare of the community ahead of the purely economic interest of development. 1) Land Use: Residential I Promote quality housing, regardless of type in a low and moderate density context to maintain the rural character of the community. • dwelling unit Provide sufficient open space to serve each either through generous yard spaces or common open space areas. I I I I I I J , , l Preserve the off-lake areas of the Township for larger lot and open space residential uses. Establish low density areas around existing lakes to decrease the pollution problems that might occur. Plan medium and high density residential development in specific areas properly served with public and/or private utilities and adequate ingress and egress. Encourage a high percentage of home ownership and permanent housing types. Separate single-family and multiple-family residential areas from other uses and allow low and moderate density townhouse type development to associate more closely with single-family areas in transitional areas. Provide an alternative to continued sprawl development by encouraging cluster development in larger acreage type developments which recognize the natural features and resources of the Township. Commercial Discourage spot and marginal strip commercial development. Provide limited locations for attractive moderate size neighborhood shopping areas to serve expected needs for many years. .. se �I I I I I I I Distinguish by location and type the various commercial uses (i.e. community, local, and highway) in specific zoning districts. Plan for commercial uses where there is existing or projected sufficient support population, or where ther~ will be adequate draw from the highway or the trade area. Place commercial uses at locations of easy access where ingress and egress will not impede traffic flow taking advantage of major access points in the Thoroughfare System. Encourage commercial development in areas where it is most likely to successfully develop (at the intersection of major routes) and in relation to population centers. Encourage the use of landscaping and setbacks to provide pleasant and safe shopping facilities. Promote a particular character of commercial development to establish an identity for the Township, that will be unique and serve the residents of the Township. Industrial Maximize the use of available transportation facilities in the location of industrial areas where appropriate. I Concentrate any industrial areas and buffer them from all residential uses with greenbelts and large setbacks. I I I Favor uses that do not pollute the air, soils, water or offend because of noise or sight. Protect other uses from the intrusion by industry, both physical and visual. 2) Public Facilities: Recreation I I Implement the already adopted Township recreation standards to determine the need for, and location of existing and future recreation sites and facilities. Recognize the need for a variety of recreation facilities encompassing the full range from home yard to community-wide facilities. J , , Provide adequate park and recreation space as an integral part of each development in accordance with the adopted Recreation Master Plan. Encourage cooperation with the school district in providing recreation facilities and programs. J,...,.. • "'·. . ,, 57 �I I I I I Utilize natural features (waterfront, topography, flood plains, etc.) for recreation facilities sites. Provide a variety of facilities and programs to accommodate the recreation needs of all segments of the population when and where appropriate. Township Offices Include the long range planning (a new Township Office center on a site that will be easily accessible to all Township residents. I The Rose Center-Milford Road site is large enough to house all administrative offices as well as fire, police, a library, and a Township meeting facility. I I I. The office site is a part of the community park site. Any new Township Building should give the Township an identity of its own. Public Works Public Works Department when created should maintain all Township public facilities including parks and recreation in accordance with the Recreation Master Plan • I I I I I I I J Sewer and Water Plan development in a way to encourage the efficient extension of sewer and water service where practical and warranted by density. Require community water and sewer systems in new development where the scale of the proposal would justify such a facility when required in the interests of the general health and welfare of the Township. Traffic and Transportation Plan a network of road connections to complete the major and secondary road systems of the Township in cooperation with the Oakland County Road Commission. Correct existing street alignment inadequacies (particularly unsafe areas). Obtain needed right-of-way dedications and reservations. Increase awareness of pedestrian traffic needs by requiring sidewalks or safety paths for use by residents within platted subdivisions. -1...\.-, ... -, .· ......... , . ,~, ......,.,,," . ~ .; aa ~·.. !♦· ~. ;.. 1,, :tt .. :·· . . . -:. �I I I I I I I I Police and Fire Adopt service areas and distance standards for the locations of police and fire facilities. Plan the acquisition of fire station and police facilities sites in advance of need and program joint use facilities where appropriate. Program headquarters structures for the Township Office Center area. Coordinate police and fire protection programs with adjacent communities. Library Future local library as part of the Township Office Center, when needed, based upon population increases. I I I ; 89 ' . �I ROSE TOWNSHIP Oakland County Michigan I r MASTER PLAN UPDATE PROGRAM I r THOROUGHFARE PLAN I I I I I I I SECTION 8 Prepared For: Rose Township Planning Commission Prepared By: Community Planning & Management, P.C. '- 1. . ... . -~,., .. . . �I I I I I I I I INTRODUCTION Another important element of a community's Master Plan is that portion concerning street and highway planning. In the past, many of the more rural areas relied upon regional and/or county agencies to evaluate and plan the local road system. This process may have accomplished a recognition of regional and county needs, but there was little opportunity for local input or evaluation of how such regional needs met local highway objectives. The traffic and circulation system directly affects the amount and quality of growth in an area. The improvements in highway oriented transportation during the recent years have been instrumental in the rapid urbanization of the Detroit Area and the Flint Area. The complex problems caused by the changing thoroughfare patterns and urban development make it essential that regional and local transportation planning be coordinated with the land use plan to insure sound development and to provide the necessary highway facilities at an economical cost. A very important consideration in planning land development is proper accessibility. The automobile has reoriented land use patterns making the free movement of people and goods essential to the economic and social welfare of the community. The thoroughfare plan must consider the relationship between type and intensity of land uses and the resulting generation of traffic movements to insure orderly development and a desirable environment. Often the thoroughfare plan will shape the urban development pattern, improve the environment and economic efficiency of the land uses, and result in the optimum use of the thoroughfare system. CONCEPTS AND STANDARDS Basic to proper planning of a thoroughfare system is the necessity of formulating appropriate concepts. The basic system is one containing four different functional highway systems. The framework of the road net will provide the format for the community's development for many years in the future. Today's highway systems consist of freeways (expressways), major thoroughfares (major arterials), collector streets, and local streets. The graphic presentation of these types of streets indicate the internal function of the local street system (i.e. local subdivision streets and collector streets) and also depicts the external function of the non-local street system (i.e. local major state routes and expressways). To have a proper understanding of the road network of the community it is important to determine the function and classification of the road system. The following table lists the characteristics of each kind of roadway within the highway system. eo �(. I I I I I I I ,.,,0 '01191, 1a, 8 .. G) C'O ~ I I I C'O >C'O 3 . ... . ,, :, 0 0 u ~ _,0 .. Q) Q) >C'O LL C 0 Local u Q) -~ ' 0, SchoolPark .. ... - (/) 0 0 C'O :E Secondary Thoroughfare STREET CLASSIFICATION SYSTEM CONCEPT •1 .·. .. / .• ... -. ' • 1 �I I I I I I I SUMMARY OF STREET CLASSIFICATION SYSTEM* Expressway and Regional Thoroughfares Major and Secondary Thoroughfares Collector 1. Movement 2. Access primary freeway: none regional: secondary primary secondary equal equal secondar.f primary Principal Trip Length over 3 miles over 1 mile under 1 mile under ltz mile & commercial major generators 1ocal areas individual sites areas secondary generators & commercial areas Interstate & state primary & secondary state primary county roads none 1 mile 1/2 mile 120 1 86 1 Element Local Service Function Linkage 1. Land Uses 2. Rural Highways Spacing Rightof-Way 204 1 to 365 1 60 1 *Adapted from Standards in Manual of Housing/Planning &Design Criteria, Joseph DeChiara &Lee Koppelman, 1975. Adapted by Community Planning &Management, P.C. 1981. Accessibility to an area through the street system can be a major consideration of the Land Use Plan. The above street classification system indicates the various characteristics that are readily identifiable for each type of street. Some functions are overlapping but in the majority of cases, each street type has a specific designation. In the Detroit Metropolitan Area the majority of major thoroughfares follow section lines and the majority of collector streets follow half section lines. Within Oakland County, specific roadway standards have been developed to guide the right-of-way designations and general pavement width depending on the type of road. The graphic "Typical Cross-section of Streets" illustrates the various road types and right-of-way designations. The following table summaries suggested right-of-way and pavement width standards. 82 . '·. �I I I I I I I TYPICAL CROSS-SECTIONS STREETS COLLECTOR ... I MAJOR THOROUGHFARE 124 ~ J DIVIDED MAJOR THOROUGHFARE tto' - 110• URBAN SUPER HIGHWAY OR PARKWAY •••• l :·,: •· :t *These minunum right-of-way and pavement standards are adapted from requi:::nts•.~~ - t~~ oakland County Road Comnission. �I I I I I I I SUMMARY OF ROADWAY PLANNING STANDARDS* Standards for Element Ex2resswai Major Thoroughfare Collector Local A) Right-of-Way 500' 120' 86' 60' B) Pavement Width 12 ' each Urban-60' Rural-24' 36'-44' 27'-32' C) Number of Lanes 4, or more Urban-4 Rural-2 2-4 2 D) Median Width 26' or more 24' or more None None *Adapted from Master Right-of-Way Program, Oakland County Road Commission, Oakland County, Michigan, Fall 1972 edition. EXISTING SITUATION Application of standards to the current roadway situation is the next step in the thoroughfare planning process. The following streets have been categorized by functional element: A) Major Thoroughfares: Milford Road, Fenton Road, Rattalee Lake Road, Eagle Road, Terrace Road, Davisburg Road, Ranch Road, Munger Road, Demode Road, Fish Lake Road, Hickory Ridge Road, Tipsico Lake Road, Rose Center Road, Weber Road, Sackner Road, and Baker Road. B) Collector Streets: Tucker Road, Houser Road, Hickory Ridge Road north of Fenton Road, Bone Road, Taylor Lake Road, Buckhorn Lake Road, Rosell Road, Oakhurst Road, Joel Road, Parker Road, Pool Road, Pepper Road, Chana Road, and Hensell Road. C) Local Streets: All other platted and unplatted streets, public and private within the Township. Judgment in designation of roadways is necessary. Consideration must be given to existing street widths, traffic volumes, pavement conditions, and probable future capacities. Major roads within the Township are paved with various materials ranging from concrete to asphalt. The Oakland County Road Commission has classified certain portions of the Township roadway system by pavement width and pavement type. 83 �, . 'WIii .... I'. --.. .. -- {· ~ ;,":. TY~ON[ INO Tow .. s~ , ~ . 11 TIPSICO ~ .!: .: _; -~ ~ . ., r m '• I • RD.. ' . ~ "' o~~ ,·•\ C') ~ 0 m FISH ---~~;fit I 'U' ;i :xilK.~ ?'j-1 ~ :D C h .. -~ ~~~. :D (J z ~l~ :D I a i: •• -- · (t, . . . (J 'b ' . . -· ,.._ I ~ I £I 1 . r ·~ ~ '1 ~ , s, RO. _• . HD. \ :-~ ~ ~ ,;,- 1~ ; A.\ . . ' I\, i.- • _, ,,. • ~ (_ -~ ,, 1, ,,. ,1 --"t_-....tl.. ,. t..- ; • . ~e . ( _,;. ' ORMOND_:._ . :} ~--- !=' ~ 8 (:D ..... (J / ] C -I Jr< ~~ ~~ ~~~ '"'!""-'./ f""' r' m~R,, V fi! ' r " ,, r- I.Qi!' .. •0:• •• - ~ - I • 0 . RD en m ~ '" • 0 :c . IJ\? ? • &,t, r '. • .. FALK ,. ; . 0 :c C , .. .,, -©1/ • . :i I .. , It ·. -'// · ,tuo, ~]J - 0 ( ; WEBER ~ il~W '. ,, ~~ o L. RO.' ~ ... !~ 11 l!,. ~ 1 ~ gJ ..-;--: ,.; Alli= I I :c (jl__ - :D ,] / , ,_;..:t it I~ I> I I , RD . ~ ( _J 4 !10, TERRACE ' ~ .. < iii ' ~ -;;r..'Jf~ r- ~ :D :D 0 _,._...., . ,'- ~ ~ ' .. ": l5 . .,...{) ti,·,. 6!:·' ,~ ::1> 6), _;',, d "m - .. .. ~ D : t ., ' a .~l-- . • oRMoND :D 0 or-~) 1;fi ~-:.' ~ ~.I \ {'.!;) <=>lgj -4 0 ,--1 . oi,' !• '- JO~ ~ - - ..'.!...-- ~ I / ;:: z' z .. , i l'f • l:c lcng ~l, · nJl, ~ -/fi<: ~ I ' )> ~ ~ (J , :: ,, FORO( 0 /' "ll <:> :...,. ~\ •.•i :D - ~_,,J RD . l(J '"'- ~~t :;;-✓✓- 'b ...;. ' il (},i_,......_..- ~~· t\il\ 1W OAKHuAsr ~ ;;. ~ I, - I :~ . -v l:o > P\PPER 1 ~ ) FISH © , ,- • ~cai ~ () l .• ·~ RD. > \_ ' ,. .,, ::a 0 .,, • • • • "--./ - ➔ e!J ~-~~~ e - . -- ~ : D ~ ' , ,.. W~E .r ILFORD ) RMi"lND -::_ ~ O:,{)-.._..__ '., n, . . · ,' \~ l '{: ~ ,l - ~$'.flt • ' :oxi ,.__,,... ,,, - , - • ~ - - - - :D . ll,I ',: '• :ii I ,'• jt,P I. . It;, . , ~ i ~:D ·· : : i o ,> UC KHO RN ~ ~ - i ::;f ::: K .: :~ 9 [" = ~t,t~ . P,71 o om, '\. LAKE ~ .,. ~( ' \,_ D ~b o . RD. c; . . . ~'t-__,.• ~'-~· . " I·..... ,:: •~: • ~,:: ~ " p - o- ,a/ (J,RIOGE 1 ... A I , 1!,11' I ' i ~ ,1 ~-~ •t · ,I i "· -~ltfh ,· \ ·b ""'D ~ LAK~• -. .; , RD . ~, i:t:> ...tP, - HICKORY .,~lg~~- ' 't. ., •• •• !>O."<> (,.,c" :x, -...J 1, TOWIIIISH I P ..,. C""" Illll . . I'm~'" : ....... d!,,- - n, Au .• .C,JJ r - - - - - -. - . "' , __' ,., r~ 0 ::a 0 C: G) :c -n ► ::a m .,, . r► z �I I I I I I I ROSE TOWNSHIP Oakland County Michigan MASTER PLAN UPDATE PROGRAM FUTURE LAND USE PLAN SECTION 9 Prepared For: Rose Township Planning Commission Prepared By: Community Planning ,i .. : ...._ •. ··. & Management, P.C. �-I I I I I INTRODUCTION The last section of the Master Plan process is the drafting of a Future Land Use Plan. The plan is to be used as a generalized guide for evaluating development proposals when presented to the community. The plan illustrates various generalized land use categories. Seven land use categories are depicted on the Land Use Plan. These include: residential, commercial, agricultural, rural residential, multiple, mobile home subdivision, recreation public and semi-public. The agricultural category comprises a density of ten acre minimum lot size. The rural residential assumes a minimum lot of five acres per site while the single family residential density equates to a minimum lot of 1.5 acres each. Land use allocations are dependent upon existing land use, as well as plans and projections of various agencies for public and semi-public facilities, and plans for proposed area-wide facilities within the Township. Acreages on the plan have been calculated on the basis of land measurement for each category. Within each allocation, specific land use items have been enumerated. Allocations were made after taking a number of known factors and assumptions into account. These are listed as follows: 1) Recognition and preservation of Natural Features such as lakes, streams, swamps. 2) Recognition of existing land uses and major use areas. 3) Inclusion of Road Plan designations. 4) Coordination with new Zoning Ordinance designations. 5) Recognition of current and potential parcel sizes. 6) Acknowledgement of soil conditions. 7) Recognition of influences that surround the Township such as growth pressures from Fenton and Holly. 8) Preservation of rural character of the Township. 9) Coordination of Commercial, Office and Service designations with apparent market demand. 10) Retention of residential development character in designating acreage areas. 11) Deintensifying Land Use Proposals in most areas since the 1972 Master Plan. ' . . ' �I I I I I I I 12) Coordination of proposed land use with adopted Recreation Master Plan. 13) Retain character and flavor of existing land use areas through appropriate planning designation. Residential The future land use designations on the Master Plan Map have been divided into several categories. The intent here is to allocate all land area of the Township into a specific land use classification for use in determining future growth patterns. The plan should be used as a guide for decision-making when site specific developments are proposed. The plan categories retain all existing water bodies, swamps, and all existing road rightsof-way. The revised Master Plan recognizes the very rural nature of Rose Township, and the majority of the Township (81%) is shown as Agricultural, Rural, or Single Family Residential on the Plan. Those areas shown as Single Family Residential on the Plan try to recognize the more densely developed residential areas such as those around Tipsico Lake and Fish Lake. These areas account for 16.6% of the land area of the Township. Areas of Multiple Family Residential land use comprise 0.4% of the land area of Rose Township as shown on the plan. These have been placed near major traffic arteries (existing or planned) so as to minimize congestion, or in areas where the multiple areas might serve as a buffer between lower density residential areas and some other less compatible use. A new land use category has been added to the revised plan. The existing Mobile Home Subdivision area at the north end of the Township is now included as a land use. This area comprises 260 acres or 1.2% of the total Township. The single family densities projected are very low due to the lack of public utilities through the year 2000. At present, none of the neighboring communities has the capacity to extend utility lines into the Township. More concentrated residential areas, such as subdivisions and multiple developments should be planned to include private utility systems to serve that particular concentration of dwelling units. Areas designated in the Agricultural use account for approximately 9,044 acres or 39.3% of the Township. This vast majority of the land area of Rose Township can be expected to retain its rural character in the future and therefore the density is proposed at a lower density. Commercial Three areas of commercial land use are depicted on the revised Land Use Plan. One is located at the intersection of Fenton Road and Milford Road, one along Davisburg Road at Lake Braemer, and •• �the third at Rose Center Road and Hickory Ridge Road. Each commercial area is located so as to be near the areas of more concentrated population in future years. These three commercial areas will account for a total of thirty (30) acres of land when fully developed. Recreation Public & Semi-Public The Future Land Use Plan includes areas of public and semi-public recreation facilities in operation at this time as well as areas of planned Township parks and other community facilities. Since the majority of the existing recreation in Rose Township is semi-public in nature, the Plan includes the proposals of the adopted Recreation Master Plan of the Township. That Recreation Plan suggests several community parks ranging in size from 20 to 40 acres each. The various camps, launching site (DNR), cemeteries, and other public type land uses account for a total of 1,080 acres or 4.7% of the Township. The Plan contains projections of future road rights-of-way, however, the land use allocation retains the existing roadway system in terms of area. The coordinated thoroughfare system with the Oakland County Road Commission has been included in the Township Plan proposals. The following table indicates the land use allocations by category for the revised Master Plan. PROJECTED LAND USE TABULATION FOR ROSE TOWNSHIP Category Acres % of Total Agricultural (10 acre min.) Rural Residential (5 acre min.) Single Family Residential (1.5 acre min.) Multiple Family Mobile Home Subdivision Commercial 7. Recreation, Public, Semi-Public 8. Roads• 9. Water• 10. Swamps• 11. Railroads• 9,044 5,785 3,827 79 260 30 1,080 720 1 , 211 851 108 39-3 25. 1 16.6 0.4 1.2 0. 1 4.7 3. 1 5.3 3.7 0.5 1. 2. 3. 4. 5. 6. 22,995 •currently existing. j ee 100.0% �• •I HOLLY TCWNSH P I I RR AGRICULTURAL RESIDENTIAL RR RURAL RESIDENTIAL $FR , _ - AG (5 (10 AC.) AC.) SINGLE FAMILY RESIDENTIAL ( 1.5 AC.) < J R A 0 ,, RM MULTIPLE FAMILY RESIDENTIAL MHS • T C COMMERCIAL RPS ,2 - MOBILE HOME SUBDIVISIO~ RECREATION, PUBLIC, & SEMI-PUBLIC INDUSTRIAL Fl O A 0 w z 0 a: RR >- a. -I t- (/) z •I • •I I I I I • ;;: 0 t- J ft O A 0 ' 0 _j w LJ.. R AG l'.) z a: a. >- ·"" t- z (/) =i C) u ,. " z 0 t(/) l? z AG > .....- r' <J AG .o R4 RO A. D CH .. . ~ PLAN MASTER ' G . 0 0 ~ ,. 2 PUBLIC HEARING: MAY 21, 1 9 8 1 ADOPTED av PLANNING COMMISSION : AUGUST 20, 1981 ROSE OAKLAND ROSE TOWNSHIP COUNTY ' TOWNSHIP MICHIGAN PLANNING COMMISSION AG - AG ,L :--... . • '- RR /I)"/ HIGHLAND TOWNSHIP & MAN"GE"'ENT • P. C. uTiCA , "'icltiGAIO � 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 Rose-Twp_Master-Plan_1981 Creator An entity primarily responsible for making the resource Rose Township Planning Commission, Rose Township, Oakland County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1981-08-20 Title A name given to the resource Master Plan Description An account of the resource The Master Plan for Rose Township was prepared by the Rose Township Planning Commission with technical assistance from Tod J. Kilroy, AICP and was adopted on August 20, 1981. Contributor An entity responsible for making contributions to the resource Tod J. Kilroy, AICP (consultant) Subject The topic of the resource Master plan reports Rose Township (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/e827c4ac4a8c2216cbdf352209331007.pdf 62a07fd6849b5ea447757956a66f78b1 PDF Text Text L r [ �I ~ I I I I I I I City ofRochester Hills Oakland Counry, Michigan MASTER LA.No USE PLAN March, 1992 Adopted in accordance with Act 285 of1931, As Amended The Municipal Planning Act ~ Public Hearings: March 17, 1992 Adopted: March 31, 1992 I ' I I d~i.~ Nicholas E. Gallopoios Planning Commission Chairperson ~ ✓~--~_,, Patricia A. Goodwin Planning Commission Secretary �I ~ r I I I • City of Rochester Hills Master Plan City of Rochester Hills Mayor and City Council Billie M. Ireland, Mayor Scot Beaton, Council President Jon A. Buller Paul S. Funk Barnett Jones Gary Peters Patricia Roberts Lauren Shepherd City of Rochester Hills Planning Commission Nicholas E. Gallopoulos, Chainnan William Boswell Paul S. Funk, Vice Chainnan Eric Kaiser Eugene S. Nowicki James Rosen George Sadowski Lauren Shepherd* Patricia Somerville Gene Ferrera Director of Planning and Zoning Patricia A. Goodwin Planning Consultant Gerald Luedtke and Associates, Incorporated Special Consultant on NatuTal FeatuTes Todd Holloway Special C01Wlltant on Demographics Patricia Becker *Member through November, 1991 Adopted March 31, 1992 �• • • • • • • • • Table of Contents INTRODUCTION POLICIES OF THE MASTER PLAN CITIZEN PARTICIPATION POLICIES RECREATION AND OPEN SPACE POLICIES TRANSPORTATION POLICIES HOUSING POLICIES COMMERCIAL DEVELOPMENT POLICIES COMMUNITY FACILITIES POLICIES INDUSTRIAL DEVELOPMENT POLICIES HISTORIC PRESERVATION POLICIES PLANNING COORDINATION POLICIES Page l 4 4 5 10 14 16 23 25 26 27 28 NATURAL FEATURES HISTORICAL PERSPECTIVE METHODOLOGY WOODLAND COVER MAP WETLAND COVER MAP HABITAT SENSITIVITY MAP PRIMARY HABITAT ZONES DEFINITIONS 41 POPULATION AND HOUSING POPULATION TRENDS AGE DISTRIBUTION OTHER POPULATION CHARACTERISTICS HOUSING CHARACTERISTICS SUMMARY 43 43 46 48 49 50 ECONOMIC ANALYSES PROJECTION OF FUTURE COMMERCIAL DEVELOPMENT NEEDS MARKET ANALYSIS FUTURE COMMERCIAL IMPACT OF CITY OF ROCHESTER FUTURE COMMERCIAL IMPACT OF SURROUNDING COMMUNITIES OFFICE DEVELOPMENT INDUSTRIAL DEVELOPMENT 51 29 30 32 34 36 39 51 52 65 65 69 71 URBAN DESIGN INTERRELATED OPEN SPACE SYSTEM TRANSITIONS RELATION OF BUILDINGS TO THE ENVIRONMENT ENTRANCEWAYS REVITALIZATION OF THE OLDE TOWNE DISTRICT DETENTION AND RETENTION PONDS 103 107 112 LAND USE EXISTING LAND USE FUTURE LAND USE PLAN 113 113 122 UTILITIES 132 78 78 92 99 �List of Tables II II II II II Table Title PH-1 PH-2 PH-3 PH-4 PH-5 PH-6 POPULATION COUNTS PERCENTAGE OF GROWTH IN POPULATION POPULATION PROJECTIONS TRENDS IN AGE DISTRIBUTION HOUSEHOLD COMPOSITION HOUSING CHARACTERISTICS 44 44 43 E-1 E-2 E-3 E-4 POPULATION AND HOUSEHOLD PROJECTIONS NET DISPOSABLE INCOME RETAIL SALES PER HOUSEHOLD 1990 ANTICIPATED AVERAGE SALES PER SQUARE FOOT 1990 EXPECTED SPENDING POTENTIAL AND SUPPORTABLE BUILDING AREA 53 54 56 E-5 E-6 E-7 E-8 E-9 E-10 E-11 E-12 E-13 E-14 E-15 E-16 D-1 D-2 D-3 LU-1 LU-2 LU-3 LU-4 LU-5 1995 EXPECTED SPENDING POTENTIAL AND SUPPORTABLE BUILDING AREA 2000 EXPECTED SPENDING POTENTIAL AND SUPPORTABLE BUILDING AREA 2010 EXPECTED SPENDING POTENTIAL AND SUPPORTABLE BUILDING AREA TOTAL SUPPORTABLE COMMERCIAL LAND 1990-2010 TOTAL SUPPORTABLE COMMERCIAL LAND AT CAPACITY EMPLOYMENT FORECAST FUTURE OFFICE SPACE DEMAND IN OAKLAND COUNTY OFFICE DEVELOPMENT 1981-1990 INDUSTRIAL DEVELOPMENT 1981-1990 EXISTING INDUSTRIAL/RESEARCH PARKS ANNUAL SQUARE FOOTAGE OF INDUSTRIAL DEVELOPMENT 1960-1990 INTERRELATED OPEN SPACE SYSTEM CAPITAL IMPROVEMENT PROGRAM INTERRELATED OPEN SPACE SYSTEM CAPITAL IMPROVEMENT PROGRAM SUMMARY TABLE INTERRELATED OPEN SPACE PROGRAM CAPITAL IMPROVEMENT PROGRAM PARK IMPROVEMENTS EXISTING LAND USE - 1991 ACREAGE CHANGE COMPARISON EXISTING LAND USE COMPARISON: 1973, 1980, AND 1991 FUTURE LAND USE ACREAGE COMPARISON OF FUTURE LAND ACREAGE BETWEEN 1986 AND 1992 MASTER PLANS 46 48 49 57 59 60 61 62 63 64 70 71 72 75 74 76 87 88 89 117 118 119 124 125 �II •Ill II •Ill Ill II .. ■ II II II ~ • List of Figures Figure P-I P-II Title COMMERCIAL BASE ANALYSIS POLICY OPTIONS -FUTURE COMMERCIAL DEVELOPMENT POLICY FOR FUTURE COMMERCIAL DEVELOPMENT 18 20 W-II W-III WOODLAND COVER MAP WETLAND COVER MAP HABITAT SENSITIVITY MAP 33 35 PH-I PH-II POPULATION PERCENTAGE GROWTH TRENDS IN AGE DISTRIBUTION 45 D-I D-II INTERRELATED OPEN SPACE SYSTEM PLANNED PATHWAYS IN RELATION TO INTERRELATED OPEN SPACE SYSTEM TOTAL PATHWAY SYSTEM VISUAL IMPRESSIONS OF OLDE TOWNE VISUAL IMPRESSIONS OF OLDE TOWNE VISUAL IMPRESSIONS OF OLDE TOWNE STYLISTIC COMPATIBILITY OF FACADES IN OLDE TOWNE STYLISTIC COMPATIBILITY OF FACADES IN OLDE TOWNE 80 111 LU-I LU-II EXISTING LAND USE - .1991 FUTURE LAND USE 116 123 U-I U-II WATER DISTRIBUTION SYSTEM SANITARY DISTRIBUTION SYSTEM 133 134 W-I D-III D-IV D-V D-VI D-VII D-VIII 37 47 83 84 108 109 110 111 �Introduction �• • • • • • • • • • • • • • • • Introduction For the past 30 years, the City of Rochester Hills, and its predecessor the Township of Avon, have carried out a very thorough and consistent planning and zoning process. In 1964, the Township of Avon adopted a Future Land Use Plan to guide development in the community. On January 2, 1974, after 18 months of comprehensive study, the Planning Commission adopted a new Master Land Use Plan for the community . Adoption of a new zoning ordinance on August 24 , 1977 and new rapid growth in the community necessitated a review and updating of the Master Land Use Plan. The updated plan was adopted on February 20, 1979. In 1986, the city again adopted a completely revised Master Land Use Plan on July 15, 1986. This plan addressed the extensive residential, commercial, and industrial development which had occurred in the city during the 1980's. The city established a Citizen's Advisory Growth Management Committee in 1989 which analyzed the urbanization process in Rochester Hills and surrounding communities and made specific recommendations for controlling and planning future growth and development in the City of Rochester Hills. Concurrent with the work of the Growth Management Committee, the Rochester Hills Planning Commission has, for the past 18 months, been in the process of developing a new Master Plan for the city. The Planning Commission has met with representatives of the Growth Management Commit tee and has carefully considered all of its recommendations in development of the new Master Plan. The plan differs from the 1986 Master Plan in several ways. The new plan places more emphasis on control of the amount and location of commercial and industrial development, while still recognizing the need for a strong property tax base in the community. The plan also contains new, more flexible approaches toward economic recycling of previously developed properties. The plan also places more emphasis on improving the visual quality of the city as it nears full development. All data on land uses, natural features, and demographics in the plan were newly compiled during the past year, representing a total updating of all categories of information from the 1986 Master Plan used in the current plan. The follows: 1. primary purposes of the new Master To improve the physical environment setting for human activities. -1- of Plan are the city as as a �2. To promote the general heal th, safety, and welfare of city residents by making the city more functional, beautiful, decent, healthful, interesting and efficient. 3. To promote the public interest or the interest of the community at large, rather than the interests of individuals or special groups within the community. 4. To facilitate the democratic determination and implementation of community policies and physical development. The plan is primarily a policy instrument. The plan constitutes a declaration of long-range goals and objectives. The plan facilitates the democratic process by fixing responsibility for determining policies with the Planning Commission, which in turn provides an opportunity for citizen participation. 5. To effect political and munity development. 6. To inject long-range considerations ation of short-range actions. 7. To bring professional and technical knowledge to bear on the making of political decisions concerning the physical development of the community. technical coordination in cominto the determin- The new Master Plan contains the following chapters: 1. 2. 3. 4. 5. 6. 7. Policies of the Master Plan Natural Features Population and Housing Economic Analyses Urban Design Land Use Utilities In March of 1990, the City of Rochester Hills adopted a new Master Recreation Plan for the city. This plan has been carefully reviewed in development in the new Master Land Use Plan and is an integral part of the total master land use planning process of the city. The 1990 Master Recreation Plan was developed through a comprehensive planning process which included consideration of population trends and physical characteristics of the city, review of existing recreation services and facilities, assessment of city-wide recreation opportunities and deficiencies, and identification of long-term recreation goals and policies. The 1990 Master Recreation Plan was also designed so that it meets the -2- �• • • • • • •■ • •■ • •■ requirements of the Michigan Department of Natural Resources for a certifiable local recreation master plan. This will ensure that the city is eligible for grants and other funding for recreation facilities development from the State of Michigan • In July of 1989, the Rochester Hills Planning Commission adopted the Rochester Hills Traffic Study and Comprehensive Transportation Plan prepared by BRW Incorporated of Minneapolis, Minnesota. This plan was amended in 1991 to include a study of the Adams Road Corridor. The Comprehensive Transportation Plan serves as the major thoroughfare component of the city's master planning process. This plan was designed to provide an understanding of current and projected trends in traffic in the city, and to present a comprehensive program of solutions designed to address problems associated with traffic. The primary study area for the Transportation Plan are the boundaries of the City of Rochester Hills and the City of Rochester. The secondary study area included a more extensive area of the region to account for significant growth trends in communities adjacent to and nearby Rochester Hills and Rochester. Several of the chapters in this plan were based on more detailed technical reports prepared by the city's planning consultant and planning staff. These reports are available for public use in the Rochester Hills Planning Department . -3- �Policies of the Master Plan �• • • • • • • •■ •■ •■ Policies of the Master Plan Citizen Participation Policies The Rochester Hills Planning Commission has historically placed emphasis on effective citizen participation in the planning process. This approach will be continued into the future . AVAILABILITY OF INFORMATION The city will continue to inform the citizenry on a timely basis of all planning issues and proposals under consideration. Maps, written reports, and other data on specific planning issues will be available to the public. The professional planning staff of the city wi 11 be accessible to the public for consultation on community development issues. Public workshops and hearings will be scheduled as needed for planning and community development topics • EXPLICIT POLICY PLANNING The planning commission will continue to develop explicit written planning policies to guide and portray its decisionmaking process. Policies provide continuity in the planning process and give assurance to the public that planning decision-making will follow the rationale of the adopted master plan of the city. PROFESSIONAL COURTESY The planning commission will continue to extend every possible courtesy to citizens and other persons who appear before the commission on any planning matter. Every attempt will be made to ensure that each citizen is fully heard and that their comments are carefully considered . THE GOOD OF THE ENTIRE COMMUNITY In evaluating citizen comments and suggestions, the planning commission will consider how specific planning recommendations affect, not only one part of the city or one property owner, but the overall sound development of the entire city. Short-range actions will be carefully evaluated to determine what long-range considerations or results they may bring. -4- ■ �• Playgrounds II • The primary purpose of playgrounds is to provide active play areas for elementary and junior high school children. Playgrounds should include play equipment such as swings, slides, and climbing apparatus. Open space for pick-up sports should be provided if the area is large enough and such activities do not conflict with adjoining residential areas . A playground should be accessible to children without crossing a major street and usually should be within one-half mile of any home. School playgrounds are typical examples of this type of facility. Playgrounds may have smaller picnic areas for small groups. Partial or full fencing may be necessary to protect children from traffic and to contain balls used in play areas. Playfield Playfields are areas which are set aside for organized sports. A playfield may serve a large portion of Rochester Hills or may serve the entire city. A playfield should have adequate parking and vehicular access on a secondary or collector street. Playfields must also be provided with adequate off-street parking to meet the needs of multiple-team sport activities. Special Facilities Special recreation facilities should be provided on a city-wide basis to meet the recreation needs of the Rochester Hills population. Such special facilities include swimming pools, large ice rinks ( artificial and natural), community centers, indoor recreation facilities, golf courses, and tennis courts. Special facilities must have adequate parking and access from a primary or secondary thoroughfare. Special facilities may exist separately or may be planned as part of a major park . I Natural Areas Natural areas are undeveloped portions of the city which can serve as a greenbelt, a nature preserve area, or as a special recreation area for hiking or bicycling. -6- I i I �• • • • • • • • • • • • • • Major Parks Major parks are community-wide facilities which combine two or more of the elements listed above. Elements within a major park should be designed so that they are properly separated. Passive and active recreation activities should not conflict with one another. A major park should include large picnic areas for different size groups, active play areas and children's playground equipment. Vehicular access should be provided by primary or secondary streets. PRESERVATION OF LAND ADJACENT TO CLINTON RIVER AND OTHER WATER BODIES Land adjacent to bodies of water and the Clinton River and its tributaries should be preserved for larger lot and open space residential uses. Low density areas around existing watercourses should be established to decrease potential pollution problems. The 1992 Master Plan contains new information on wetlands and other natural features adjacent to the Clinton River and its tributaries . BIKE PATHWAY AND TRAILWAY SYSTEM The city should continue to implement plans to provide an interconnected system of bike paths and trailways throughout the city. The bike pathway and trail way system should link various residential areas to recreation facilities, schools, shopping, and other destination points . CLINTON RIVER The city should protect the Clinton River and its tributaries to maintain an acceptable level of water and environment quality for all types of water recreation use . PAINT CREEK TRAILWAY The city should continue to encourage the development of the Paint Creek Trailway. -7- �• COST OF OPERATING RECREATION FACILITIES • • • • • • • • • • • • • • The city should carefully consider the costs of maintenance and operation when planning proposed recreation facilities. Each proposed recreation facility should be carefully evaluated to determine its impact on the city budget, the tax burden it may create, and the overall comparison of costs to benefits to residents of the city . INTERGOVERNMENTAL TIES COOPERATION IN PLANNING RECREATION FACILI- Rochester Hills should cooperate and coordinate with other communities, Oakland County, the Region, and the State of Michigan in the planning and development of recreation sites, facilities, and programs. The city should define which recreation facilities it can best provide and maintain and should focus on these improvements. Some kinds of recreation facilities and services can be provided by other levels of government . COOPERATION WITH SCHOOL DISTRICTS The City of Rochester Hills should encourage cooperation with school districts in providing recreation facilities and programs. The Rochester Community Schools, Avondale School District, and private and parochial schools should be consulted on relevant recreation planning proposals . RECREATION COMMISSION The city should utilize the full resources of the Rochester-Avon Recreation Authority in planning and implementing adopted plans for recreation-oriented facilities . PUBLIC ACCESS The city should encourage access to rivers and streams . -8- and develop increased public �• • • • • • • • • • • • •I • NEW OPEN SPACE PRESERVATION APPROACHES The city should actively support new approaches to open space preservation being considered by the state legislature such as land banking and transfer of development rights . PURCHASE PROGRAM The city should continue to pursue an aggressive program of land acquisition for public passive and active recreation use within budgetary limitations . I -9- I I I �• •■ • • • •I •I •I I I I Transportation Policies Note: The city adopted a Comprehensive Transportation Plan in 1989. These transportation policies are in agreement with the recommendations of that plan . ROADWAY FUNCTIONAL CLASSIFICATIONS Thoroughfares in Rochester Hills according to the following system: . • . • . should be classified Principal Arterial Major Arterial Minor Arterial Collector Local Local streets should serve abut ting properties within a neighborhood. Collector streets should gather vehicle trips from local streets and feed them to arterial streets . Arterial streets should be of adequate capacity and design to serve both through traffic and internal traffic circulation needs in the city. Principal arterials should serve through traffic primarily and should be located and designed so they do not disrupt the quality or viability of residential, commercial, and industrial areas of the city . INTERCEPTION OF THROUGH-TRAFFIC A strategy to intercept through-traffic originating outside Rochester Hills and Rochester and divert it to selected identified routes should be developed. This diversion strategy in part includes and affects ro~dways and communities outside Rochester Hills/Rochester. This strategy should at least include: , 1. A north/south arterial generally located near the eastern city boundary to intercept traffic from the east and to provide a high quality connection to M-59. 2. The development of a north/south arterial between M-59 and Silver Bell Road to attract traffic originating in northern Rochester Hills and north of the city and -10- I �• • • • • • • • •I •I I •I destined to the Oakland Technology Park, destinations to the west . SIX LANE MAJOR ARTERIAL ROADWAYS Six-lane major arterial roadways should generally not be built because of sensitive land use and environmental adjacencies and the high capital cost of such improvements. The volume of traffic projected for many major mile roadways in the city for the Year 2005 is greater than twice the roadway's current capacity. This traffic volume could generally not be accommodated by roadways less than six paved lanes . However, because of the primarily residential land use and environmental characteristics along most roadways in the city, six lanes would be incompatible with adjacent land use and/ or the environment and should, therefore, not be bui 1 t. In addition, the capital cost to acquire the required right-of-way to construct the six-lane roadway greatly exceeds the funding capability. The only exception to this finding is Rochester Road south of Avon, if a boulevard cross-section is provided. The reason for this is the commercial nature of the road and forecasted volume of traffic . ACCEPTANCE OF LOWER LEVEL OF TRAFFIC SERVICE Major roadway widening and other planned transportation projects will not be able to accommodate the 2005 forecasted traffic at an acceptable level of service. Therefore, the level of service along selected arterial roadways will be below accepted standards. This is the result of the trade-off between growth in Rochester Hills and the surrounding communities, and the unacceptability of six-lane roadways and/or lack of funding. The acceptance of a lower level of traffic service is necessary in order to preserve essential features of environmental quality in the city. EXTRANEOUS TRAFFIC IN NEIGHBORHOODS Residential neighborhoods in Rochester Hills should be reasonably free of inter-sectional cut-through or extraneous traffic which disrupts their quietude and safety. As a city matures and traffic volumes and congestion increase on major arterial streets, there is a tendency for motorists to seek shortcuts through residential neighborhoods to save time and -11- I the Palace, and �• • • • •I •I •I •I • •I avoid congestion. Any modifications to the local street pattern or any major street closures should be done only after an overall comprehensive traffic analysis of a neighborhood and surrounding affected areas. Experience has shown that the unplanned random closing of streets usually only compounds traffic in adjacent areas . COLLECTOR STREETS Collector streets serve four purposes: ( 1) to collect vehicle trips from local streets and feed them to major thoroughfares; (2) to interconnect sections of a neighborhood; (3) to provide access to neighborhood facilities such as schools or parks; and ( 4) to provide means of ingress and egress to neighborhoods for emergency vehicles such as police cars, fire trucks, and ambulances. A system of collector streets to serve the above defined purposes should continue to be developed. This process should recognize the unique characteristics of each neighborhood, should be flexible, and should be based on a common set of criteria that relate to the purposes of collectors. PEDESTRIAN AND BICYCLE CIRCULATION Pedestrian and bicycle ways should be developed throughout the city in accordance with the Pedestrian Non-motorized Vehicular Pathway Plan. A pedestrian or bicycle way should be more than a simple paved sidewalk. It should include shade trees, benches for rest, drinking fountains, and works of art. Pedestrian and bicycle ways should be designed to connect residential neighborhoods with adjoining city parks, schools, neighborhood shopping areas, and other attractions. ALTERNATIVES TO SINGLE-OCCUPANT AUTO TRAVEL The provision and encouragement of other than singleoccupant auto travel offers potential to reduce congestion and should be considered and pursued where feasible. Alternatives include: Transit service . Car pools/van pools . Staggered work hours . Metering of freeways -12- I �Iii • • •II II II • • • • • • • • • • The City of Rochester Hills should work with state, regional, county, and other municipal authorities to reduce vehicular travel. The successful implementation of these travel demand management strategies has the potential to reduce peak hour travel by five to twenty percent . LAND USE/TRAFFIC DEMAND RELATIONSHIPS Rochester Hills should achieve a balanced relationship between its transportation and land use systems. There should be an adequate number of streets of appropriate carrying capacity to serve the city's land use pattern. Whenever new, more intensive land use developments are proposed, the city should analyze the traffic which will be generated and how the increased traffic will affect the thoroughfare system. The city should require developers of large projects or projects which have high traffic impacts to prepare a traffic impact analysis as part of the project approval process . LAND USE/TRANSPORTATION INTERFACE The interface between the transportation system and adjacent land uses should be complementary. All roadway upgrading should be completed in a manner which is sensitive to adjacent land uses and environmental characteristics . Intensive development areas should be served by special access roads or service drives rather than direct access to heavily-traveled arterial roadways. The number of driveways penetrating a major thoroughfare should be limited. Offstreet parking areas should be developed to minimize conflicts with through traffic . THOROUGHFARE AESTHETICS Thoroughfares in Rochester Hills should be visually pleasing to both the traveling motorist as well as to the pedestrian and to persons who view streets from adjoining land-use areas. Trees and other landscaping in and adjacent to the right-of-way and special design effects such as boulevards or parkways should be encouraged. Billboards and signage should be discouraged through effective zoning and sign regulations . -13- �• • • • • • I • AMENITIES FOR HIGH DENSITY HOUSING High- and medium-density housing should be located near amenities which will make such areas desirable and ensure their long-term viability. For example, apartments benefit from proximity to a natural or wooded area or a major city park. Apartment and townhouse developments are often more desirable when they are within walking distanc .e of shopping and entertainment districts • REDEVELOPMENT OF LAND FILL AREAS The area of Rochester Hills generally bounded by Avon, Dequindre, and School has historically been the location of several land fills and other refuse disposal operations. The city should actively promote the gradual redevelopment of this area for special recreational facilities, residential development, and light industry. Special recreational facilities could include the use of former land fill sites for a golf course, winter sports complex, botanical garden, arboretum, tennis/racquetball club, fitness center, and similar uses. Strategic infilling of new residential development on some parts of the area should be encouraged. Specialized eva I uat i on s for presence of t ox i c was t e ma t er i a l s w i l l need t o be completed before any for new land uses. former land fill areas can be recycled HOUSING FOR ELDERLY II Housing for the elderly should generally be located where supporting facilities such as health care, shopping, and recreation are readily accessible. I I I I -15- I �II Commercial Development Policies II II II II II II II -II II II II II II AMOUNT OF COMMERCIAL DEVELOPMENT A detailed Commercial Base Analysis was prepared for the new Master Plan. It sets forth a more refined evaluation of the effect of disposable income on the need for commercial development in the city than was contained in the 1986 Master Plan. Review of Options for Policy Development Rochester Hills is largely a residential community. Given the current number of households in the city, and considering those projected to be constructed over the next 10 to 20 years as the city approaches "build-out," there is clear need for commercial activity to support the needs of those households. Ideally, the city would like to achieve the ideal amount of commercial development -- not "too much" nor "too little" commercial development for the needs of the residents. The master plan provides the opportunity to determine the best estimate of the "just right" amount of commercial development for the city. A reasonable estimate of the appropriate amount of commercial development can be determined based on sound analysis of the present and projected future, and good judgement of how the projections should be applied to the city. In preparing the master plan, the Planning Commission has a responsibility to make the most reasonable and soundest estimate of the necessary and supportable amount of commercial development. Baseline for Projection of Future Commercial Land Use The Commercial Base Analysis has determined the level of commercial property development that is supportable by the residents of the city in absolute terms for the years 1990, 1995, 2000, 2010, and at "build out." The supportable commercial land for 1990 was estimated to be 371 acres. The analysis also includes an estimate of 504 acres as the actual amount of developed commercial land in 1990. The difference of approximately 133 acres between the 1990 "actual" and 1990 "supportable" is attributed to be largely the result of commercial activity from populations -16- �• •IJI II II II II • • • • • • outside the city. Because the ¥acancy rate in 1990 is about 5%, it should be treated as if it were occupied. Further, because there are no indications of permanent vacancy or abandonment, or of a widespread lack of customers, the 1990 actual development must be considered viable and realistic for projecting future commercial development . Policy Options for Future Commercial Development Having established the baseline for future projections of supportable commercial development as the actual 1990 level of 504 acres, the issue that must be resolved is: What should be the policy for future development? In other words: How do we handle the 133 acre difference between the current actual and supportable as we project into the future? Figure P-I shows in graphic form, the results of the Commercial Base Analysis, the actual 1990 baseline, and projections of four different scenarios related to the four policy options discussed below. While there may be more options that could be considered, those presented represent the basic options available. The policy options and scenarios are: 1) Support no commercial activity beyond that solely for the residents of Rochester Hills. This is represented by capping present development at 504 acres to correspond to the projected supportable acreage at build-out of 503 . Implementing such a policy would probably result in untenable levels of congestion in the existing business because there is no viable way to prevent outsiders from shopping in Rochester Hills. It probably is acknowledged that some amount of commercial property beyond that which is supportable by the residents is necessary and justifiable. This leads to the three additional policy options. 2) Reduce the amount of commercial activity from external populations by 50% at build-out. This policy prescribes that Rochester Hills would effectively transfer 1/2 of the support of outside communities that currently exists to those outside communities as well as the incremental development for those communities. This scenario would be reflected as a decrease of 11 acres every 5 years from the 133 acres differential. This would be an extremely aggressive growth management policy. -17- �-- ····••1••····· Figure P-1 Commercial Base Analysis Policy Options -- Future Commercial Development 800 1990 Zoned Commercial 700 Support External Growth Limit Growth for Extemal to Present Amount 1990 Actual 600 Reduce Commercial by 50% for External I I--' 500 o:> I No Commercial for External -Cap at Present Amount 133 Acres Diff. 36% ACRES 400 Projected Supportable 300 200 YEAR ACTUAL 1990 1995 504 2000 371 401 430 488 2010 2020 100 SUPPORTABLE 503 50% LESS MAINTAIN 133 MAINTAIN 36% 504 534 504 523 541 570 570 563 504 545 585 621 664 636 684 0 1990 1995 2000 2005 YEAR 2010 2015 2020 ■ �II II II II II II II II -II II II II II II 3) Limit commercial development to amount supportable at build-out plus specified increment. At build-out, the amount of commercial land use would be no greater than that supportable by the population at build-out, plus an increment which is equal to the current difference between that supportable by the current population and which is actually in place (1990). 4) Continue to support incremental growth in commercial activity resulting from growth in external populations. This policy assumes that overall patterns of development would not change from today and Rochester Hills would continue to support the additional development needed to support growth of outside communities. This would be reflected as a constant percentage of 36% greater than projected supportable. This policy would probably not be supported by a wide spectrum of residents. The Planning Commission recommends that policy option No. 3 be adopted in the master plan to guide future commercial development in the city. This policy option is illustrated graphically in Figure P-II. ROCHESTER ROAD COMMERCIAL DEVELOPMENT Commercial development on Rochester Road should continue to be 1 imi ted to the three established commercial nodes at Auburn, Hamlin, and Avon Roads. This policy will prevent linear commercial sprawl and protect the viability of existing commercial nodes and the quality of surrounding residential neighborhoods. ROCHESTER ROAD: A SPECIAL URBAN DESIGN DISTRICT The Rochester Road corridor should be designated as a Special Urban Design District with higher standards for sign control, facade design, landscaping, screening, and parking lot design. Although many of the developments are already completed, the creation of a special urban design district wil 1 affect the replacement and updating of faci 1 i ti es which will be an ongoing process in the area for many years. The master plan contains a section which sets forth special urban design concepts and standards for the Rochester Road business corridor. Many of the design ideas will require voluntary compliance or implementation on the part of business owners since they cannot be regulated by ordinance. -19- �--····~·-····· • Figure P-II Policy for Future Commercial Development Rochester Hills Master Land Use Plan 800 1990 Zoned Commercial 700 600 I "" Limit Grow1h tor External to Present Amount 1990 Actual IV 0 I Potential for Revised Zoning 500 133 Acfes Dilf. 36% ACRES 400 Projected Supportable 300 200 YEAR ACTUAL 1990 504 SUPPORTABLE 504 371 401 1995 534 563 430 488 2000 2010 2020 100 MAINTAIN 133 621 636 503 0 1990 1995 2000 2005 YEAR 2010 2015 2020 �BEAUTIFICATION OF M-59/ROCHESTER ROAD AREA II II II II II II II •II II • • • The intersection of M-59 and Rochester Road is a major visual entranceway to the city and its shopping areas. This area is presently barren and unattractive. The city should take the initiative to start a major landscaping program within and near the right-of-way of these two thoroughfares. Appropriate county and state agencies should participate. Flowering apple and pear trees, evergreens, and other plant materials should be planted to improve the visual quality of this area on a year-around basis. State funding is specifically earmarked for such a beautification effort. WALTON BOULEVARD COMMERCIAL DEVELOPMENT Commercial development on Wal ton Boulevard tinue to be limited to the existing development at the intersections with Adams and Livernois. will prevent commercial sprawl and protect the existing homes and the quality of surrounding neighborhoods. should conat the nodes This policy viability of residential REVITALIZATION OF AUBURN ROAD COMMERCIAL AREAS The city should help spark revitalization of deteriorated strip commercial frontage on Auburn Road through planning of strategic infrastructure improvements such as road paving, shared parking, landscaping, and other needed improvements. RESEARCH/OFFICE DEVELOPMENT Additional land areas should be planned for research/ office development within mixed-use business districts based on the strategic economic location of Rochester Hills in Oakland County in proximity to companies which require support services from firms typically located in research/office development areas. OFFICE DEVELOPMENT Office development should be encouraged at planned locations which are compatible with and complementary to residential development. Office land uses can be used as a transition between industrial or commercial areas and nearby residential neighborhoods. -21- �• • • • • • • • • • • • • • MIXED-USE DEVELOPMENT Non-residential mixed-use development areas should be Such areas will considered for strategic areas of the city. provide greater development flexibility and help strengthen the city's tax base . A non-residential mixed-use category will include the following uses: Office, research/office, light industrial, and hotel/motel. A non-residential mixed-use category would not include development of heavy industry, residential development, and commercial uses not related to the primary permitted uses. Performance standards for regulating specific developments will need to be developed as part of the revision of the city's zoning ordinance which will be carried out after adoption of the new master plan • OFF-STREET PARKING All commercial facilities in Rochester Hills should have adequate off-street parking. Parking facilities development programs should be designed to meet the needs of older, established commercial districts. Proposed new commercial developments should continue to be stringently reviewed to ensure that adequate off-street parking is provided. -22- �• • • • • • • • • • • • • • Community Facilities Policies LIBRARY FACILITIES The City of Rochester Hills has in place a library system which is responsive to the changing needs of its population. Library facilities are readily accessible and have been designed so that they provide an aesthetically pleasing and intellectually stimulating experience for the library patron. POLICE PROTECTION FACILITIES Police protection facilities should be adequate to maintain the security, safety, and wel 1-being of Rochester Hills residents. Police facilities should be located to allow deployment of adequate manpower within minimum response time to all parts of the city. The design and maintenance of police facilities should be maintained at all times at a level which allows the department to function at a high level of efficiency . FIRE PROTECTION FACILITIES Fire protection facilities should meet the standards for fire company distribution published by the American Insurance Association. Fire facilities should be reevaluated on a regular basis as new development occurs in Rochester Hills to determine if modifications or additions to facilities are needed to serve new development . MUNICIPAL OFFICE SPACE Modern, comfortable office space should be provided to house all departments of the municipal government. The location of Rochester Hills municipal offices should be convenient to the citizenry and all municipal office installations should be provided with an adequate amount of convenient off-street parking . -23- • �• • • • • • • • • • • • • • SOLID WASTE DISPOSAL In 1990, the city prepared a "Comprehensive Solid Waste Management Plan." The city should continue to actively participate in area-wide solid waste disposal planning. Recycling centers should be planned as an integral part of the city's land development pattern . ONGOING MONITORING, TIES REPAIR AND The city should continue its program of monitoring, repairing, and replacement of sewers, water mains, and roadways. The city's goal should be to detect problems with the utility systems and roads while they are still manageable and can be repaired at a reasonable cost . As deemed necessary, the city should study special problems and also plan for the long-range public utility needs of the city . DEVELOPMENT OF NEW PUBLIC UTILITIES New developments that generate a substantial increase in utility demand should be required to install or help pay for installation of the new utility services. The city and developers should cooperate on the design and construction of new sewers and water mains. Developers should be required to submit a traffic impact statement to determine the amount of additional traffic to be generated, the impact on traffic patterns, and the transportation improvements that will be needed . COORDINATION OF UTILITY IMPROVEMENTS The city should coordinate utility and street reconstruction or replacement projects to save costs and minimize inconvenience to residents. The city should maintain ongoing communication with all departments, agencies, and commissions, within and outside the city, that are concerned with utilities and roads in Rochester Hills . -24- • REPLACEMENT OF PUBLIC UTILI- �• • • • • • • • • • • • • •I Industrial Development Policies INDUSTRIAL LOCATION Industrial areas in Rochester Hills should maximize the use of available trunk transportation facilities ( rail and highway). These trunk facilities provide the most efficient and economic access for industrial facilities and siphon off industrial vehicle trips before they become disruptive to the residential environment . PLANNED INDUSTRIAL PARKS Industrial development should be encouraged in planned industrial parks wherever possible. In particular, the Leach Road area should be planned as an industrial park . -25- I �II • • • • • • •I -I Historic Preseroation Policies HISTORIC PRESERVATION The city should actively encourage the preservation of historic buildings and sites. An up-to-date survey of historic buildings and sites in Rochester Hills should be maintained. Particular emphasis should be placed on preservation of major historic buildings such as Meadowbrook Hall, the Sarah Van Hoosen Estate, the Avon Township Hall in Rochester, and the many historic residences throughout the city • I I -26- �• • • • • • • • • • • •I Planning Coordination Policies PLANNING COORDINATION The City of Rochester Hills should carefully monitor long-range master planning and land use and zoning changes in the surrounding communities of Rochester, Auburn Hills, Oakland Township, Shelby Township, and Troy. Open lines of communication should be maintained with both lay and professional planners representing these communities so that any potential land use or transportation conflicts can be addressed on a timely basis. Planning coordination should include the Rochester Community Schools, Avondale School District, and private and parochial schools. Local planning should be coordinated with the planning programs of Oakland County and the Southeast Michigan Council of Governments ( SEMCOG) • I I -27- I �Natural Features �• • • • • • • • • • • • • -I Natural Features This chapter of the master plan is designed: (1) to identify important natural features which should be taken into account when planning the overall future land use pattern of the city: ( 2) to provide the necessary planning rationale to support the city's adopted wetland and tree protection ordinances: and ( 3) to provide guidance to potential land developers on natural features which may affect the future use of their properties. A practical understanding of Rochester Hills' ecological make-up is necessary in order to develop and apply land use planning strategies in a comprehensive manner. Just as economic base data, population dynamics, transportation and other social and cultural information is evaluated, updated and synthesized into a framework for allocation of land use, environmental factors must also be studied. Vegetation cover inventories, wildlife habitats and ecological processes must be defined to reflect present conditions and to identify long-term impact issues. This understanding can then be included in the development of planning strategies for the future management of the full spectrum of the city's land resources. Such an ecological analysis is essential to the process of managing the city's growth . Previous Master Land Use Plans for Rochester Hills have included map exhibits and summaries of wetland and woodland cover. These documents showed in a broad and simplified format the land cover features that existed within the city years ago. Vegetation resources were mapped as simply "woodland" or "wetland." Actually, these broad categories have many subgroups that need to be identified in order to fully evaluate land use impacts. Each subgroup has its own distinct ecological processes and each contributes differently to the physical and biological character of the city . Since the production of the 1986 Master Land Use Plan, the city has implemented local wetland and tree protection ordinances. These measures have been established to regulate the loss or modification of certain remaining natural features in order to protect the "heal th, safety, and welfare of the public." The legal and planning foundation of such policy lies in the commitment to actively manage surface water quality, aesthetic values and ecological stability for the maintenance of "quality of life" within the community. Knowing that one's surroundings are healthy and ecologically active is important. This inventory and study of the city's vegetation features and habitat zones includes a more detailed assessment of cover type subgroups and provides a summary of general wildlife diversity factors which serves as -28- �• • • • • • • • • • •I • •I an indicator of the overall heal th of the community. This will assist in the evaluation of development impacts to site specific as well as city-wide ecosystems and guide the implementation 0£ land use planning in an environmentally sensitive manner . HISTORICAL PERSPECTIVE Rochester Hills is located in the eastern portion of Oakland County and is geographically described as lying within the Central Clinton River Watershed. This is the midpoint of convergence of the Cl in ton River's primary northern tributaries. The basic land form classification of the city's surface features includes recessional and ground moraines left behind from the retreat of the last glacial period (Wisconsin Stage of the Pleistocene). Outwash and fluvial terrain formed the confines of the major stream courses that resulted in the development of the river valleys and floodplains that make up the city's present landscape. Rochester Hills lacks many of the glacial kettle and manmade lakes found in other areas of northern Oakland County . Instead, it possesses a wide range of riverine (river) aquatic ecosystems associated with its many creeks and streams. Only a few palustrine associated aquatic resources exist which are found in isolated areas. The landforms and primary ecological processes found in the city today are largely due to the river's dynamic hydrologic influences. As a first order regional watercourse, the Clinton River serves as a collection system for surface runoff and contributing flows from feeder tributaries such as the Paint, Stoney, Galloway and Sargent's creeks. Flooding, collection of sediment and contaminants, ponding and erosional processes all influence vegetation and biological processes within the region. With its richly wooded and steeply defined valley walls, it serves as a broad "niche" linking many secondary natural areas and habitats . Woodland and other upland resources within the city are historically characterized as Central Hardwood and Second Growth forest associations with a variety of successional prairie areas left over from the post European settlement agricultural period. Many of these successional prairie areas were once mature hardwood tracts that were cleared for crop production because of their relatively flat characteristics and soil suitability. The conversion of these mature upland forest areas to agricultural land uses caused a migration of terrestrial species to steeper wooded areas and wet-forest zones which are -29- �• • • • • •I • • • • • • •I associated with creek floodplains. These areas were of little use to farmers. The decline of farming in the area resulted in the transformation of many lands once used for cropland to series of grairie ecosystems and successional forest edges. This probably facilitated a brief increase in the amount of acreage within historical Avon Township that was actively used by wildlife. As suburban residential development accelerated in the late 1960's, these prairie and new growth forests were consumed for the same reasons as agriculture-gentle slopes and good soil. The loss of habitat of this type caused a second phase of migration by terrestrial and aviary wildlife to the remaining woodlots, river valley corridors and pocket marshes. These remaining undisturbed areas became the only source of nesting and feeding cover for most species of wildlife. Concentration of the food chain within small isolated cover zones combined with the degradation of surface water quality reduced the overall habitat value within these areas to a level that could only support a limited number of "tolerant species." Since the late 1970's, escalation in the demand for the city's remaining "natural areas" and its proximity to the expanding economic base in north-central Oakland County has brought increased development pressure to Rochester Hills. Residential and corporate construction and infrastructure improvements, such as utilities and roads, threaten to consume much of the city I s remaining "remnant ecosystems." As the steep, richly wooded sites and those near small water bodies and marshes are increasingly preferred by buyers, efforts to develop these areas wi 11 increase. This may result in a dramatic reduction in the remaining species diversity and overall ecological heal th of the area. This study should assist Rochester Hills in protecting its natural resources by serving as a tool for implementing sound land use strategy and assist the city in coordinating environmental protection efforts with its neighboring communities . METHODOLOGY The maps contained in this section of the Master Land Use Plan were developed by synthesizing three different types of information . Existing base data, aerial photographic records and field investigations were compiled and compared to arrive at an up-to-date summary of current vegetation and habitat zone features within Rochester Hills. This summary was then digitally recorded within electronic files for production of a series of exhibit maps to be included in this section of the Master Plan. -30- �• • • • •II • • • • • • • • The process began with the need for a suitable base map This of the major road and water features within the city. base needed to include features identified on the United States Geolpgical Survey Maps for the area including residential streets and local drainage courses so that they could serve as a reference for the mapping of small vegetation features. To satisfy this requirement, the Michigan Department of Natural Resources computer file system was used. This base data system is called the Michigan Resource Information System or MIRIS. It contains all of the necessary information needed to record the schematic locations of various vegetation types. Additionally, this file system contains previous mapping of some of the woodland and wetland features of the area which could be revised and included in the final vegetation cover maps. The next step involved the examination of existing aerial survey information so that the general location of major woodland and wetland features could be identified. If suitable and accurate aerial records were available, they would provide a valuable source of information on cover features and allow for examination of the interrelationships of different types of vegetation and proposed land use. For this, color infrared aerial photographs of Rochester Hills, taken in 1978, were also obtained from the Michigan Department of Natural Resources. Al though more than ten years old, these photos record images using a process that shows, in a range of reds, purples, and whites, the long wave light spectrum that is emitted by the features of the Earth's surface. This type of photograph records different types of vegetation as different textures and shades of "red," which were then traced and electronically digitized to produce draft maps for use in field examination . To correct for changes in land use since 1978, Oakland County black and white aerial photos, taken in 1989, were compared against the color infrared records. This step provided for a more accurate mapping of remaining vegetation features and it incorporated the current development patterns of the city . Draft maps were then used in actual field examination to record small pockets of forested and emergent wetland that were too small to be distinguished from the aerial photographs. This step also involved revision of the preliminary information to reflect a more accurate picture of the city's land cover resources and their quality. -31- �• • • • • • • • • -• • • - The revised and updated information was then digitally recorded within the map file system to produce the final map products. These products include large size full color computer maps, report size color maps, report size black and white reproducible maps and large size reproducible mylar maps for the c i ty's general map file. Additionally, the final computer map files containing the vegetation and habitat information will be incorporated into the Engineering Department's computer file system for use in future development planning and analysis . WOODLAND COVER MAP (FIGURE W-I) Woodlands play an important role in the overall stability of the city. As a source of shelter, they provide nesting and breeding opportunities for birds and mammals and serve as corridors linking other types of habitat. The various sizes of trees, understory shrubs and ground cover that make up woodlands, stabilize slopes, decrease runoff by increasing infiltration, improve air quality and enrich the soil . Woodlands are constantly undergoing phases of regeneration and population by various plant types. As older trees die, saplings replace them rejuvenating the forest with new fruit and nut sources which attract wildlife. The greater the diversity of plant types within the woodland, the greater its value as upland habitat. The Woodland Cover Map identifies primary stands of mature upland trees that exist with sufficient numbers and densities to form stands or tracts. Small, isolated clusters of trees occurring in residential developments or road corridors lack the components to provide diverse habitat opportunities. As such, they are not represented within the map • LEGEND Upland Hardwoods This classification is largely comprised of plants of the oak-hickory association of the Central Hardwood Forest. Existing in these areas are white, red, bur and chinquapin oaks, shag bark hickory, butternut and black cherry . Included in some of the locations are fringe groupings of sugar maple, beech, ironwood, sassafras, aspen, and basswood (not part of the oak-hickory groups) which are found in areas with higher soil moisture. Upland Conifers Upland conifers are evergreen tree species that are found in stands or bands in upland environments. Species forming this group include white, red, scotch and austrian pine, northern white cedar, fir, and spruce. -32- �w --------······· • LEGEND t WOODLAND COVER UPLAND HARDWOODS - UPLAND CONIFER W/41//21 • 1000 OPEN WATER 2000 ~ .... Figure W-1 WOODLAND COVER MAP RESOURCE INVENTORY - 1991 ROCHESTER HILLS, MICHIGAN FOR ftLAflllC PURPOIES ONLY IOUIICI: I. IIDUt IJfllffflllDf" '7 MMN. ~ 1:ltUIO COU. lffWID J0W. P'ttOftlGINl!ff, ltJI '"'"' WO.-... IDMl:E INftltllWIJM STSl'OI 11017M DtMl'MMf t:I !MM. 101J1C1S. 1• l. 1100H w.n.M. fOlll.lltS ll'01Qlr'I. 1111 MAl , 1111 NHG1 @ COl'IIIIGIII M1. TODD IIOUOWAI _=,.~ OMIOHMOOAL --- PUHHll4C ......... ............. ._.. n5i_i ,.._ �• • • • •II ""- WETLAND COVER MAP (FIGURE W-II} Wetlands are perhaps the most important feature of Rochester H.i lls' land cover resources. Because they exist in locations where water or saturated soils transition to upland resources, they serve as the link between aquatic and terrestrial species. This link serves as a critical "ecotone" where the greatest degree of species interaction and energy flow occurs which is vital to the formation of a diverse ecosystem. Wetlands contain the broadest spectrum of plant species and types of any vegetation cover classification. They can be comprised of wetforests, wetmeadows , scrub and shrublands, emergent marsh and submersed aquatic plants. They are also the native habitat of more threatened and endangered species than any other group. Because of this inherent diversity and their position within the overall vegetation composition of the city, they serve as the most important breeding, nesting and feeding cover for the highest number of birds, mammals, insects and fish. The contribution and functional value of wetlands extends beyond their richness as wildlife habitat. The plant life of wetlands can improve water quality by absorbing nutrients and contaminants, reduce storm water velocities, store floodwaters and recharge ground water supplies. LEGEND Shrub, Emergent or Aquatic Bed, Wetmeadow This classification describes those wetland plant communities that are most eas·ily identified by the average person as a bog or marsh. The three subgroup names refer to three different types of wetland vegetation that typically exist in close proximity to water. Aquatic bed wetlands are made up of plants such as lily pads, pondweeds, and milfoil that grow in the shallow depths of permanent water bodies. Emergent vegetation is found in the shallowest locations and ranges into the transition of saturated soils that extends onto drier ground. This group includes cattails, rushes, goldenrod, aster, and sedges. Shrub wetlands are those areas dominated by brush and woody vegetation that includes witchhazel, scrub willow, alder, and red-osier dogwood. -34- �w , •••••• , ••••••• • LEGEND 1. WETLAND COVER LOWLAND HARDWOOD LOWLAND CONIFER SHRUB, EMERGENT OR AQUATIC BED, WETMEADOW OPEN WATER 1000 lOOO J :::s 1000 Figure W-II WETLAND COVER MAP RESOURCE INVENTORY - 1991 ROCHESTER HILLS, MICHIGAN FOA PlUNING PURPOaEI Oltl Y 80URC( ... I \ID$H llf'#f8l()« t, M'II.M. EWIX'S , U4000CCILIN'WUIIOIW.fflOl'OrolWffl.lt71 IIDCiM'JIOO.KIIRWiUD!Sl'Sl'Dt lillOCNII DEPlllnlrol)ff 'X" tW\M. !BlA:B,. ltlt l. lfQIDIH IMf\lML fOl&.IC INUMa'r. l"1 l&At, 1111 ..~ , © COPYAIOHT 111l TODO HOUOWAT ~:fow~ -[IN'IK>NMOOAL --- ... ·---Pl,i,NNIHC ,,.,,_ '"""""""',. ,_ ,... �• • • "II • --~ - Lowland Hardwood Lowland hardwoods are characterized by mature deciduous wetfo :t est tree species which occur in floodplains and seasonally saturated depressions. Members of this group include green ash, red and silver maple, cottonwood, basswood, black willow, swamp white oak, and hornbeam. Lowland Conifer Stands of wetforest evergreen trees species define this cover type. This group is mainly comprised of red cedar and tamarack. Open Water Open water includes surface water features such as ponds, lakes, rivers, creeks, and drains. HABITAT SENSITIVITY MAP (FIGURE W-III) The distribution of wildlife within Rochester Hills covers many parts of the city. Unfortunately, this distribution includes only a few sizeable habitat "niches" that provide a sheltered and diverse environment that can support a range of species interacting with one another on a number of levels. Due to the pattern of development and the loss of vast areas of vegetation resources, these niches occur where the remaining plant and animal communities have stabi 1 i zed within a ecological order driven by the three basic elements of access to food, water, and shelter. These areas are defined by the interrelationship between vegetation that provides food and shelter, and streams and ponds that provide water and food. In identifying habitat zones, an examination of wetland and woodland vegetation was conducted which compared these features to water bodies. Wildlife use of an area cannot be predicted without an understanding of this relationship. This habitat inventory does not attempt to map specific wildlife populations. Instead, it identifies suitable habitats within the city where the basic needs for food, water, and shelter are satisfied. The map reflects the quality of these zones based on their forming a "system" with the potential to support a variety of species and ecological processes. The limiting factor for these sys terns is the availability of open water. Initial identification of habitat zones focused on those areas where two or more vegetation resources, either woodland or wetland, interfaced directly with open water. These locations establish critical "ecotones" that create breeding, nesting -36- �,. ...... ,...,.11•• -· • LEGEND HABIT AT ZONES HIGHLY SENSITIVE HABITAT ZONE - - R - - IIODERA TEL Y SENSITIVE HABITAT ZONE I IIARGINALL y SENSITIVE HABITAT ZONE I W"~ • 1000 OPEN WATER .... ) .... Figure W-111 HABITAT SENSITIVITY MAP RESOURCE INVENTORY - 1991 ROCHESTER HILLS, MICHIGAN FOR ,uJOING PIIIPOOU OIU IOUIICE ~0-~ LI. ~LllFMI\IH' rT•UK.l!!Oll:ES 1:MO:ID0:UatfNP>iJOllrlPttOfOCM"M'l'. lti'I IC>«.w llf!DJIC[.,,,.,. smDI ll«)Of( OB'MIOf r, MU1M,_ ll;DR:t5.. ,. . l. 1CHD1H MlJ\1111,l IUA.aB NJDJ, ttU MAY, 1111 tt'l-001 (f) COl'Y- 1111. TOGO HOUOWAT -[MOHM(tflM. --- PUHNIHC .,.._ . . . . . . CDl"lla.11111: ·-...::;:: - �• -II •II II "-, , - and feeding opportunities for a aviary, and amphibious species. vast array of terrestrial, The minimum size for a zone varies based on the "richness" and complexity of this interface and on adjacent land use influences. In general, the minimum size criteria may be defined as an area that contains open water and a plant community of functional size with a shelter belt of either steep topography, mature for est or open land. The shelter belt is a physical trait that serves as a buffer from dominant human intervention and disturbance to the zone's inherent ecological relationships or ecology. A habitat zone may also be adjacent to another zone of a lesser or higher value. Other small isolated pockets of habitat certainly exist throughout Rochester Hills, but these locations lack the components and interrelationships necessary to facilitate a complex site ecology. These small locations do not appear on the Habitat Sensitivity Map for this reason. Three different ratings are assigned to the habitat zones which identify them as either "Highly Sensitive, Moderately Sensitive, or Marginally Sensitive." This system places a quality factor on each habitat zone which is a combination of the diversity of the habitat features within the zone and includes the zone's susceptibility to degradation as a result of development influences such as storm water contamination, clearing and foot traffic. Hence, the higher the value for a given zone, the greater its role in the overall ecological make-up of the city. Highly Sensitive Habitat Zone These areas contain the richest relationships of water and plant cover features and afford wildlife the greatest protection from disturbance. These areas provide the highest degree of habitat opportunity and serve as the foundation for species existence within their surrounding areas. Because of their richness and potential for utilization of the largest number of species, they are Highly Sensitive. Moderately Sensitive Habitat Zone These zones are characterized by a lesser degree of plant cover diversity or are served by water features that are smaller than the Highly Sensitive Zones. As a result, their potential to serve a diverse range of wildlife species is somewhat limited. They do provide certain special habitat functions such as serving as isolated niches for specific wildlife communities. -38- �II II • • " " Many of these areas abut one or more High Sensitive Zones. In doing so, they serve as secondary support habitats for many of the species which are found in areas which are more sensitive and more di verse. Because of their lesser role in the city's biological diversity and their reduced plan make up, they are Moderately Sensitive. Marginally Sensitive Habitat Zone Environments that contain features such as open-range land, golf course fairways, steep topography or plant community-to surface water relationships that lack diversity define these zones. In general, they serve as corridors that link higher value habitats and function as natural buffers that support Highly Sensitive and Moderately Sensitive Zones. PRIMARY HABITAT ZONES The following list contains a summary habitat features for each of the seventeen identified on the Habitat Sensitivity Map: of the habitat major zones Area l. Western Clinton River Valley: Largest and most diverse system, centered on major regional water course. Elements include river, marsh, standing water, lowland shrub and aquatic bed food and cover sources, upland and lowland hardwoods. This zone functions as a major corridor for wildlife. Area 2. Oakland Second Di verse aquatic Area 3. Central Paint Creek Watershed: Primary "cold water fishery" and upland corridor system of local impact. Third largest. Elements include stream aquatic bed, standing water, lowland conifer and shrub cover, meadow food sources, mature upland f crest. Water qua! i ty values good to the mouth of Sargents Creek. Area 4. Central Stoney Creek Valley/Winkler Pond: Fourth largest system, centered around Stoney Creek corridor. Elements include stream aquatic bed, marshland, upland and lowland conifer, and upland hardwoods. This zone has steeply defined valley walls and serves as a corridor between Winkler Pond and other habitats. University/Golf Course: largest system, centered on Galloway Creek. mix of lower order water bodies, shrub and bed food sources and upland hardwoods. -39- �• Area 5. •II Bloomer Park: Part of a major parkland resource. It includes prairies, shrublands, mature wooded valley slopes, and a perched pocket open water marsh ecosystem. This system serves important support resource values to the Clinton River corridor. Area 6. Ill East Clinton River Valley: A short segment within the City of Rochester that contains river aqua ti cs, permanent standing water, emergent marsh, lowland shrub edges, upland conifers and hardwoods, and lowland forest. Area 7. Pine Trace/Sprague Drain: Primarily a lowland forest environment. Elements include standing water, marsh and lowland harwoods. Area 8. Honeywell Ditch: Primarily a lowland forest environment. Elements include creek bed, lowland conifer, lowland hardwood and upland hardwood. Area 9. Rochester/Orion Road: A lowland hardwood and seasonally flooded swamp ecosystem containing pocket marshes and creek flow corridor functions. Area 10. Sheldon Road: Primarily a shrubland and wetmeadow corridor. Elements include lesser order creek aquatic, marsh, and lowland. Area 11. (unnamed) Narrow upland forest corridor contiguous to Paint Creek. Elements include upland hardwood, standing water, and lowland hardwood. Area 12. Sargent's Crossing: Lowland stream corridor associated with Sargent's Creek. Elements include creek bed aquatic, marsh, lowland shrub, and upland hardwood. Area 13. Dutton Ditch: Primarily a lowland forest corridor. Elements include lowland hardwood, creek bed aquatic, marsh, and standing water. Area 14. Upper Sargent's Creek: Primarily an upland forest with lesser order creek flow. Elements include mature upland hardwood and creek bed aquatics. II "-- -40- �• • • • •Ill "- Area 15. (unnamed) Isclated lowland shrub wetland and emergent marsh with mature fringe understory plants and seasonal standing water. Area 16. (unnamed) Isolated lowland forest, marsh and mature fringe understory with seasonal saturation and standing water . Area 17. (unnamed) Isolated lowland forest and emergent marsh. DEFINITIONS Diversity: Ecological diversity is simply described as the number of different species and interrelationships that exist within a given area. Ecosystem: A community of living things interacting and dependent on one another and with their physical environment. An ecosystem is any area with a boundary through which an input of energy and matter can be measured and related to one or more environmental factors. Ecotone: The interface between different ecosystems or the edge that is defined by rapid changes in species communities and associations. Floodplain: The area inundated by water flows within river basins that exceed normal bank elevations to an average high water level as a result of major rain events and cause a reformation of soil and vegetation conditions. Habitat: The place where an organism, plant, or animal normally lives and reproduces. Natural Community: A population of plants and animals living and interacting in a given locality. Wetland: Land characterized by the presence of water at a frequency and duration sufficient to support, and that under normal circumstances does support, wetland vegetation or aquatic life and is commonly referred to as a bog, swamp, or marsh. -41- �II II • - Wetland Vegetation: Plants that exhibit adaptations to allow, under normal conditions, germination and propagqtion and to allow growth with at least their root systems in water or saturated soil. Included in this definition are vegetation groupings of wetmeadows, wetforests, and wet-shrublands. Woodland: A cluster or grouping of mature or second growth tree species forming a woodlot, stand, or forest. The area must allow for the regeneration of normal succession of forest tree populations. -42- �Population arul Housing �I Population and Housing I I I I I I I ,, I I I The City of Rochester Hills has experienced a rapid increase in population and number of households during the 1980's. The 1990 U.S. Census enumerated 61,766 people in the City of Rochester Hills. This represents an increase of more than 51 percent from the 1980 population count of 40,779. The number of households increased by 62 percent, from 14,598 in 1980 to 22,353 in 1990. The majority of this growth occurred in the latter part of the decade, between 1986 and 1990. POPULATION TRENDS Looking back at historic trends, Rochester Hills ( previously Avon Township) has been growing rapidly since 1940, with at least a 50 percent increase in each ten year period. Oakland County experienced similar growth levels during the 1940 to 1960 period, but has leveled off and grew only 7 percent in the 1980 to 1990 decade. Table PH-1, Table PH-2, and Figure PH-I exhibit population trends in greater detail. Rochester Hills has also grown at a more rapid pace in recent years than any of its immediate neighbors. Troy, to the south, experienced very rapid growth up to 1980, as did Oakland Township to the north. Most of Troy is now developed, while land use policies are responsible for slowing the natural growth rate in Oakland Township. The City of Rochester is almost completely developed; its population remained almost constant over the past decade. Auburn Hills (to the west) and Shelby Township (to the east) experienced modest increases. The Southeast Michigan Council of Governments ( SEMCOG) has developed forecasts for the twenty year period to the year 2010 (See Table PH-3). TABLE PH-3 I POPULATION PROJECTIONS FOR THE CITY OF ROCHESTER HILLS I Year Projected Population I 1995 2000 2005 2010 64,581 67,355 70,128 72,902 Capacity -43- I 79,522 �.. .... - .. - - - • - - - - - - --~ , 1111 ~ TABLE PH-I POPULATION COUNTS 1940 1950 1960 1970 1980 1990 Michigan 5,256,106 5,371,766 7,823,194 8,881,826 9,258,344 9,295,297 Detroit 1,623,~52 1,849,568 1,670,144 1,514,063 1,203,339 1,027,984 Tri-County Area 2,377,329 3,016,197 3,762,360 4,204,443 4,043,633 3,912,679 254,068 396,001 690,259 907,871 1,011,793 J ,083,592 ROCHESTER HILLS 5,017 8,903 15,945 24,513 40,779 61,766 Rochester Auburn Hills Shelby Township Oakland Township Troy 3,759 3,465 2,946 966 6,248 4,279 6,210 5,930 1,343 10,087 5,431 8,959 17,114 2,469 19,402 7,054 12,646 29,467 4,793 39,419 7,203 15,388 38,939 7,628 67,102 7,130 17,076 48,655 8,227 72,884 1980-1990 SEMCOG Forecast 1990-2010 Oakland County I ~ ~ TABLE PH-2 PERCENTAGE OF GROWTH IN POPULATION I 1940-1950 1950-1960 Actual 1960-1970 - 1970-1980 Michigan 2.2 45.6 13.5 4.2 0.4 n.a. Detroit 13.9 -9.7 -9.3 -20.5 -14.6 -19 . 1 Tri-County Area 26.9 24.7 11.8 -3.8 -3.2 3.3 Oakland County 55.9 74.3 31.5 11.4 7.1 16.6 ROCHESTER HILLS 77. 5 79.1 53.7 66.4 51.5 18.0 Rochester Auburn Hills Shelby Township Oakland Township Troy 13.8 79.2 101.3 39.0 61.4 26.9 44.3 188.6 83.8 92 . 3 29.9 41.2 72.2 94.l 103.2 2.1 21.7 32.1 59.1 70.2 -1.0 11.0 25.0 7. 9 8.6 1.6 47.1 35.1 66 . 3 23 . 7 �I -sv- :.,, I .....&.. I §~ I'\.) C) ( C) C) I'\.) C) ~ C) O') (X) C) C) C) C) 'O 'O ~ ("') ~ ;:: ~ ;,. ROCHESTER. HILLS :::,.. ..._, Auburn Hills C;:, Towtship :::,. ;,. 5 ~- Michigan g ;,; ~ 0 -c = ~ -·= ~ 0 ~-::, Detroit L...-~ ROCHESTER. HILLS ~ Auburn Hi II s ~ , Oakland TO\l,TlShip I """" Detro i t ,_____ ROCHESTER HILLS ~ ., Auburn Hills ~ __...,. Oakland TO\\nShip ~ ~ = ~ ~ (JQ Detroit ROCHESTER HILLS Auburn Hills ~ Oakland Tomship Cl ., 0 ~ ~ . Detroit ....__ _ _-l ROCHESTER HILLS =- burn Hills land T0W1ship Detroit en tI'.1 ~~~ .n(i 'Tj \0 0 N~O o~ 0 ROCHESTER HILLS Auburn Hills Oakland Tomship C1 I �I I· I I I I I I -I I I - Rochester Hills' growth rate is expected to decline to a more modest 18 percent as the amount of land available for residential , development shrinks. Auburn Hills and Shelby Townships, with more available developable land, will grow at more rapid rates, while the City of Rochester will remain at its current population level. Oakland Township is forecast to grow by 66 percent, to about 15,000 population, over the next twenty years. AGE DISTRIBUTION Rochester Hills' population growth is concentrated among adults, rather than children. During the decade of the 1970's, population in the age groups under age 25 increased at only half the rate for the city as a whole, while explosive population growth was observed in the adult age groups, over age 25. Table PH-4 and Figure PH-II indicate age distribution trends in greater detail. TABLE PH-4 TRENDS IN AGE DISTRIBUTION Under 5 5-17 18-24 25-44 45-64 65+ 1970 1980 1990 2,011 7,790 3,372 6,016 4,291 1,033 2,720 9,719 4,527 12,893 8,347 2,573 4,447 11,863 5,122 22,459 12,528 5,347 35.3% 24.8% 34.3% 114.3% 94.5% 149.1% 63.5% 22.1% 13.1% 74.2% 50.1% 107.8% 24,513 40,779 61,766 66.4% 51.5% 1970-1980 1980-1990 The 1980's brought greater growth in the number of young families, while the baby "boomlet" produced a large increase in the number of children aged zero to four. The baby boomlet, as it is known, represents the phenomenon of children being born to the baby boomer generation. The baby boomers were born between 1946 and 1964; they were at the prime child-bearing ages (25 to 40) in the late 1980's. While these young people will, generally, have fewer children than their parents did, there are so many of them having one or two children that a "boomlet" results. These young parents, having the boomlet babies, are also at a prime age for buying homes. Thus, their age group ( 25 -46- �...... -...,,__, ................. .. .. .... Figure PH-II Trends in age Distribution 25000 65+ 20000 m=t?'~Wz'M 45-64 -25-44 15000 I ,t::> -..J I 10000 5000 ~ 18-24 - 5-17 <5 0 1970 Source: 1990 Census - APB Associates 1980 1990 �I I I I I I I I •I I I I I I to 44) increased by 74 percent in Rochester Hills, · ahead of the 51 percent increase for the city overall. On the other growth rates were lower for persons aged 5 to 24, a hand, which 'includes the baby "bust"--the low birth rate group years of the early 1970's. Overal 1, as of 1990, 26. 4 percent of Rochester Hills' population was children under 18 years of age. The figure for the state as a whole is comparable. However, only 8.7 percent of the city's population was 65 and older, considerably under the 11.9 percent for Michigan and 10.9 for Oakland County. Rochester Hills attracts households in the prime adult years (25 to 64), both with and without children. OTHER POPULATION CHARACTERISTICS Race and Hispanic Origin. Overall, 95 percent of Rochester Hills' 1990 population was white. Asian and Pacific Islanders represented 3.2 percent, followed by black (1.4%), American Indian (.2%), and other race (.3%). Hispanics, who may be of any race, constituted 1 .4% of the 1990 Rochester Hills population. Almost everyone in Rochester Group Q.uarters Population. Hills was living in a housing unit in 1990. Only 773 people (1.3%) were enumerated in group quarters such as nursing homes. Household Composition. Over two-thirds ( 67%) of Rochester Hills households were headed by married couples in 1990 (See Table PH-5). In contrast, the statewide figure is only 55%. Most of the remaining households had only one person living in them. Very few are headed by a single parent with children. TABLE PH-5 HOUSEHOLD COMPOSITION Household Type Number Married Couple 15,053 Other family (two or more people related to each other) 2,016 One person living alone 4,366 Other non-family group 918 Total 22,353 -48- Percent 67% 9% 20% 4% 100% �I I I I I I -I •I I I I -I Population Per Household. The average number of persons per households in 1990 was 2. 7 3. This represents a decline of 7 percent from the 1980 figure of 2. 94 persons per household. The decline was expected, in view of the increased number of households without children and the fact that completed fertility rates are much lower than in previous generations. Completed fertility is the number of children a woman has, or will have, in her lifetime. HOUSING CHARACTERISTICS Rochester Hills had 23,535 housing units at the time of the 1990 U.S. Census (See Table PH-6). Of these, 22,353 were occupied and 1,182 were vacant, for a vacancy rate of 5 percent. Many of the units recorded as vacant, however, were newly constructed and awaiting their first occupants. The total housing stock grew by 61 percent between 1980 and 1990; the number of occupied units, or households, grew by 62 percent. TABLE PH-6 HOUSING CHARACTERISTICS 1980 Number 1990 Percent 1980 1990 Percent Chan9e TOTAL HOUSING UNITS 14,598 23,535 100 100 54 OCCUPANCY STATUS Occupied Vacant 13,761 837 22,353 1,182 94 6 95 5 62 33 TENURE Owner-occupied Renter-occupied 10,970 2,791 17,363 4,990 80 20 78 22 58 79 9,653 1,158 638 1,511 698 940 14,813 2,360 560 2,201 2,117 1,484 66 8 4 11 5 6 63 10 3 9 9 6 53 104 -12 46 203 58 UNITS IN STRUCTURE Single-family Row house Two to four Five to nine Ten or more Mobile home MEDIAN HOUSING VALUE MEDIAN CONTRACT RENT $61,300 $137,900 $300 $566 -49- 125 88 �I I I I I I I I II I I I I I I I Like most Detroit area suburbs, Rochester Hills is a city of hom~owners: four out of five households own their living quarters. However, rental housing increased as a percentage of the total housing stock during the 1980's, and had a larger growth rate (79 percent as compared to 58 percent for owner-occupied units). Looking at the data for uni ts in structure clarifies this trend. Two categories of housing had very high growth rates during the decade: row houses ( one unit attached) doubled, and apartment uni ts in bui !dings with ten or more uni ts tripled ( See Table PH-6) . Single-family homes, while still comprising nearly two-thirds of Rochester Hills' housing stock, increased in number at a much slower rate. Housing values increased dramatically during the decade. The median value of single-family homes, as estimated by their occupants, increased by 125 percent, from $61,300 in 1980 to $137,900 in 1990. In comparison, the Michigan statewide median value is only $60,600; Oakland County's figure is $95,400. Rental levels also increased substantially, from a median of $300 in 1980 to $566 in 1990. However, only one renter in six paid more than $750 per month. The median rent figure for Oakland County is $495; for Michigan, only $343. SUMMARY Rochester Hills is an affluent community of homeowners. It has experienced high growth rates in recent years and very substantial increases in housing value. About average in the proportion of the population that is children, the community has a lower than average proportion of senior citizens. Most households are either headed by married couples or persons living alone. The single-family home but many apartment and row recent years. Housing value than the average for Oakland is the predominant housing type, house uni ts have been built in and rent are considerably higher County as a whole. -50- �I Econom.ic Ana{yses �I Economic Analyses I 'I I I I •I I I I I I PROJECTION OF FUTURE COMMERCIAL DEVELOPMENT NEEDS Rochester Hills does not exist as a separate urban center, but is actually part of a large concentration of suburban communities forming the Oakland County retail trade area. Some types of commercial development will draw customers just from Rochester Hills, while other shopping facilities will draw from all of Oakland County or even a large part of the entire Detroit Metropolitan Area. For example, a neighborhood convenience shopping center containing a supermarket will normally draw customers from a one to two mile trade area. A community shopping center will draw customers from a three to five mile distance. A major regional shopping mall can draw customers from eight or more miles away if there are good expressway connections. Development of major shopping facilities in neighboring communities could have an important impact on any projection of commercial space demand in Rochester Hills. For example, construction of a large, regional shopping mall in an adjoining suburb or intensification of retail facilities in Downtown Rochester could significantly reduce the demand for retail space within the City of Rochester Hills. The concept of projecting future commercial development needs based on a community's population characteristics when fully built up is well accepted in the literature of city planning. The analysis also provides interim commercial development land projections for the years 1995, 2000, 2010 as well as for maximum capacity at total community build out. Most communities in Oakland County pursue, permit, or reject commercial developments based on their own local preferences and advantages. It would be rare for one community to turn down a commercial development because it would negatively affect another shopping area in an adjoining city. Therefore, each city must very carefully assess its own commercial development potential within the broader trade area so that it does not end up with abandoned and boarded up shopping facilities due to overbuilding or stronger outside competition. The conclusion of this ana.lysis contains certain cautions on the amount of further commercial development which Rochester Hills can realistically expect to absorb and permanently support in a viable manner. -51- I �I MARKET ANALYSIS I I I I I I •I I I I I I The market analysis provides information on supportable commercial acreage for 1990, as well as projections for 1995, 2000, 2010, and full capacity build up. An important factor in a market analysis is the number of households. This figure is multiplied by an average household income figure to determine the spending potential for Rochester Hills. These calculations eventually determine the appropriate commercial needs of the city. The 1990 U.S. Census of Population indicates that the current number of households is 23,487. The number of households in Rochester Hills is expected to increase from 23,487 in 1990 to 30,900 in 2010. Based on previous planning studies done by the city, the number of households when the city is totally built-up will be approximately 31,809. The household size is predicted to decrease from 2.78 persons per household in 1990 to 2.5 persons per household in 2010. The forecast, at five year intervals, is shown in Table E-1. Another important factor of the market analysis is the level of household income. This figure is multiplied by the number of households and determines the buying power the total community wi 11 have for goods and services. The 1990 average household income is estimated to be $48,444. Disposable income can now be calculated from the total household income. The total income is distributed between taxes, housing costs, insurance, medical and other services, and tangible goods. Disposable income is the percentage of total income that is available for tangible goods such as food, clothes, automobile costs, and other real i terns. For Rochester Hills, the disposable income used for retail sales is estimated to be fifty-four percent ( 54%) of the total household income. The projected number of households and the disposable income per household are indicated in Table E-2. These two (2) figures are multiplied to attain the net disposable income for Rochester Hills until the year 2010. The disposable income per household is next distributed among consumer expenditure categories by percentages. These percentages portray how a Rochester Hills household will spend its income. A listing of the ten (10) consumer expenditure categories used and their accompanying explanation of uses are set forth below: l) GENERAL MERCHANDISE SALES includes the following estab1 ishments: department stores, variety stores, general merchandise stores, dry good stores, sewing and needlework stores. -52- I �I I TABLE E-1 POPULATION AND HOUSEHOLD PROJECTIONS I I I CITY OF ROCHESTER. HILLS r J I • I I I I t YEAR PERSONS PER HOUSEHOLDS (ADJUSTED) 61,807 2.78 23,487* 1995 64,581 2 . 70 25,342 2000 67,355 2.63 27,192 2005 70,128 2 . 56 29,041 2010 72,902 2.50 30,900 CAPACITY 79,522 2.50 31,809 *This table indicates the number of households in the city as 23,487; while the Population and Housing chapter of the master plan indicates the city has 23,535 households. This difference of 48 households is due to a minor increase in the household figure by the U.S. Census Bureau between the time the two chapters were prepared. 1990 U.S. Census of Population, 1990 SEMCOG Regional Development Forecast, Gerald Luedtke and Associates, Incorporated -53- I HOUSEHOLDS 1990 Sources: t POPULATION PROJECTIONS �TABLE E-2 NET DISPOSABLE INCOME CITY OF ROCHESTER. HILLS t • TOTAL INCOME PER HOUSEHOLD (In 1990 Dollars) (54% OF TOTAL INCOME) NET INCOME (In 1990 Dollars) YEAR HOUSEHOLDS 1990 23,487 $48,444 $26,160 1995 25,342 $48,444 $26,160 2000 27,192 $48,444 $26,160 2005 29,041 $48,444 $26,160 2010 30,900 $48,444 $26,160 Sources: 1990 U.S. Census of Population, SEMCOG 1990 Regional Development Forecast, Howard L. Green and Associates, Incorporated, Gerald Luedtke and Associates, Incorporated -54- �2) APPAREL AND ACCESSORY SALES includes establishments primarily selling clothing of all kinds and related articles fpr personal wear and adornment. 3) FURNITURE, FURNISHINGS, AND EQUIPMENT SALES are establishments primarily selling merchandise used for furnishing the home (furniture, floor coverings, draperies, glass and chinaware, refrigerators, household appliances, radio and television sets). 4) OTHER COMPARISON SALES include the multitude of retail establishments that are too small to categorize indi vidually. 5) FOOD STORES primarily sell food for home preparation and consumption. 6) DRUGS AND PROPRIETARY STORES fill and sell prescriptions, proprietary drugs, patent medicines, and other health and first-aid products. 7) EATING AND DRINKING PLACES principally sell prepared foods and drinks for consumption on or near the premises. 8) AUTOMOTIVE SALES include businesses selling new and used automobiles, new parts and accessories, motorcycles, mopeds, aircraft, boats, and recreation vehicles. 9) GASOLINE SERVICE STATIONS primarily retail gasoline and automotive lubricants. They may also sell batteries, accessories, and perform repairs. 10) HARDWARE, LUMBER, AND GARDEN SUPPLY establishments primarily sell lumber and other building materials, paint, glass and wallpaper, hardware, nursery stock, lawn and garden supplies, and mobile homes. The percent of total disposable income and the estimated retail sales per household for the current and projected years are indicated in Table E-3. A similar spending pattern throughout the projection period is assumed. To derive the supportable retail space for the appropriate year, the retail spending figures indicated in Table E-3 are multiplied by the expected number of households to determine the total retail sales for the city. Total retail sales is converted into supportable building square footage by dividing the dollar amount per square foot per category into the total sales figure. The Urban Land Institute has prepared a table of expected sales per square foot for various types of land use. Table E-4 indicates the sales per -55- �., W//1 • TABLE E-3 RETAIL SALES PER HOUSEHOLD CITY OF ROCHESTER. HILLS COMMERCIAL CATEGORY PERCENT OF TOTAL DISPOSABLE INCOME ESTIMATED RETAIL SALES PER HOUSEHOLD (In 1990 Dollars) COMPARISON: General Merchandise Apparel & Accessary Furniture, Furnishings, & Equipment Other Comparison TOTAL COMPARISON 13.3% 5.0% $ 3,479 1,308 5.7% 12.5% 1,491 3,270 36.5% $ 9,548 20.8% 3.1% 9.2% $ 5,441 33. 1% $ 8,659 17.1% 8.7% 4.6% $ 4,473 2,276 _l_,204 30.4% $ 7,953 100.0% $26,160 I Ln O'I I CONVENIENCE: Food Stores Drugs & Proprietary Eating & Drinking Places TOTAL CONVENIENCE 811 2,407 GENERAL COMMERCIAL: Automotive Gasoline Service Station Hardware, Lumber, & Garden TOTAL GENERAL TOTAL RETAIL SALES Sources: Howard L. Green and Associates, Incorporated, Gerald Luedtke and Associates, Incorporated �TABLE E-4 1990 ANTICIPATED AVERAGE SALES PER. SQUARE FOOT (Gross Leasable Area) CITY OF ROCHESTER. HILLS COMMERCIAL CATEGORY SALES PER SQUARE FOOT COMPARISON: General Merchandise Apparel & Accessary Furniture, Furnishings, & Equipment Other Comparison $117 202 184 154 CONVENIENCE: Food Drugs & Proprietary Eating and Drinking Places 288 172 131 GENERAL COMMERCIAL: Automotive Gas Service Station Hardware, Lumber, & Garden Sources: 128 121 111 URBAN LAND INSTITUTE, Dollar and Cents for Shopping Centers: 1990 Gerald Luedtke and Associates, Incorporated -57- �• • "I • • • -I I I 'I '- square foot figures used. Tables E-5, E-6, E-7, and E-8 show the expected supportable building area in square feet for the years 1990, 1995, 2000, and 2010 respectively . Supportable building area in square feet is now converted into land acreage needed for retail operations. Conversion of the supportable square footage into acres will facilitate an easier comparison to property sizes needed for commercial development. A generally-accepted standard indicates that for each square foot of building, three (3) additional square feet of parking, loading space, greenbelts, and setbacks will be required. This standard has been checked against the Rochester Hills zoning ordinance and landscape regulations and found to be accurate for use in the city. Thus, the acreage is calculated by multiplying supportable building area by four (4) and then dividing by 43,560 (the number of square feet in one acre). The results are indicated in Table E-9. The purpose of this market analysis is to determine the commercial requirements of the future population of Rochester Hills. As shown in Table E-9, the supportable commercial land area for 1990 is 371.2 acres. This acreage number represents the land that can be supported for commercial uses for Rochester Hills residents based upon their income and spending patterns. The short-range projection to 1995 portrays a need of 400. 5 acres for commercial development. A middle-range projection to the year 2000 indicates a commercial need of 429.8 acres. The long-range projection to 2010 shows a commercial demand of 488.4 acres. Figures for Rochester Hills at capacity development can be attained by utilizing this same market analysis process. The 1986 Master Plan reports the holding capacity of the city to be 32,501 households. We have adjusted this figure to 31,809 based on park land acquisition the city has carried out since the 1986 plan was completed . The supportable total commercial acreage can be determined by using the capacity household figure stated, and performing the many calculations involved. To preclude the duplication of the many tables previously listed, a summary table showing the number of supportable acres at total build-out is set forth in Table E-10. The purpose of the foregoing analysis was to determine the amount of commercial development space which Rochester Hills' own population could support. The analysis indicated that the City of Rochester Hills could support 371.2 acres of commercial space by the year 1990. However, the city currently has 504 acres of commercially developed land; therefore, the city now has 132. 8 acres of commercial land developed in excess of what its own population could support in the year 1990. This indicates that the city's commercial developments are serving a population beyond its own municipal boundaries. -58- �:a ;· w·•-,···· •:ca• • TABLE E-5 1990 EXPECTED SPEND!~ POTENTIAL AND SUPPORTALE BUILDING AR.EA (NUMBER OF HOUSEHOLDS - 23,487) COMMERCIAL CATEGORY SPENDING POTENTIAL (In 1990 Dollars) PER HOUSEHOLD TOTAL SALES COMPARISON: General Merchandise Apparel & Accessary Furniture, Furnishings & Equipment Other Comparison $ 3,479 SUPPORTABLE BUILDING AREA (S_QUARE FEET) . 1,308 81,711,273 30,720,996 698,387 152,084 1,491 3,270 35,019,117 76,802,490 190,321 498,717 $ 9,548 $224,253,876 1,539,509 $ 5,441 811 2,407 $127,792,767 19,047,957 56i~3L209 443,725 110,744 431,551 $ 8,659 $203,373,933 986,020 $ 4,473 2,276 1,204 $105,057,351 53,456,412 28,278,348 820,760 441,788 254,760 TOTAL GENERAL $ 7,953 $186,792,111 1,517,308 TOTAL RETAIL SALES $261160 $614,419!920 4,042,837 TOTAL COMPARISON $ I U1 ~ I CONVENIENCE: Food Stores Drugs & Proprietary Eating & Drinking Places TOTAL CONVENIENCE GENERAL COMMERCIAL: Automotive Gasoline Service Station Hardware, Lumber, and Garden Source: Gerald Luedtke and Associates, Incorporated �aw --{- •••••a• TABLE E-6 1995 EXPECTED SPENDING POTENTIAL AND SOPPORTALE BUILDING AR.EA (NUMBER OF HOUSEHOLDS - 25,342) SPENDING POTENTIAL (In 1990 Dollars) PER HOUSEHOLD TOTAL SALES COMMERCIAL CATEGORY SUPPORTABLE BUILDING AREA (SQUARE FEET) COMPARISON: General Merchandise Apparel & Accessary Furniture, Furnishings & Equipment Other Comparison $ 3,479 1,308 $ 88,164,818 33,147,336 75J, 545 164,096 1,491 3,270 37,784,922 82,868,340 205,353 538,106 $ 9,548 $241,965,416 1,661,100 $ 5,441 811 2,407 $137,885,822 20,552,362 60,9~8_!194 478,770 119,490 465,635 $ 8,659 $219,436,378 1,063,895 $ 4,473 2,276 ---..!..? 204 $113,354,766 57,678,392 30,51!1768 885,584 476,681 274,881 TOTAL GENERAL $ 7,953 $201,544,926 1,637,146 TOTAL RETAIL SALES $26,160 $662,946,720 4,362,141 TOTAL COMPARISON I 0) 0 CONVENIENCE: I Food Stores Drugs & Proprietary Eating & Drinking Places TOTAL CONVENIENCE GENERAL COMMERCIAL: Automotive Gasoline Service Station Hardware, Lumber, and Garden Source: ' Gerald Luedtke and Associates, Incorporated �....... •••••a TABLE E-7 2000 EXPECTED SPENDING POTENTIAL AND SUPPORTALE BUILDING AREA (NUMBER OF HOUSEHOLDS - 27,192) COMMERCIAL CATEGORY SPENDING POTENTIAL (In 1990 Dollars) PER HOUSEHOLD TOTAL SALES SUPPORTABLE BUILDING AREA (SQUARE FEET) COMPARISON: General Merchandise Apparel & Accessary Furniture, Furnishings & Equipment Other Comparison I $ 3,479 1,308 $ 94,600,968 35,567,136 808,555 176,075 1,491 3,270 40,543,272 88,917,840 220,344 577,389 $ 9,548 $259,629,216 1,782,363 $ 5,441 811 21_407 $147,951,672 22,052,712 65,4511_144 513,721 128,213 4991_627 $ 8,659 $235,455,528 1,141,561 $ 4,473 2,276 1,204 $121,629,816 61,888,992 32,739,168 950,233 511,479 294,947 TOTAL GENERAL $ 7,953 $216,257,976 1,756,659 TOTAL RETAIL SALES $26,160 $711 ,3421?20 4,_§80, 583 TOTAL COMPARISON 0) f-' I CONVENIENCE: Food Stores Drugs & Proprietary Eating & Drinking Places TOTAL CONVENIENCE GENERAL COMMERCIAL: Automotive Gasoline Service Station Hardware, Lumber, and Garden Source: Gerald Luedtke and Associates, Incorporated �c------ l· ··••a• • TABLE E-8 2010 EXPECTED SPENDING POTENTIAL AND SUPPORTALE BUILDING AREA (NUMBER OF HOUSEHOLDS - 30,900) COMMERCIAL CATEGORY SPENDING POTENTIAL (In 1990 Dollars) PER HOUSEHOLD TOTAL SALES SUPPORTABLE BUILDING AREA (SQUARE FEET) COMPARISON: $ 3,479 1,308 $107,501,100 40,417,200 918,813 200,085 1,491 3!270 46,071,900 101,043,000 250,391 6561123 $ 9,548 $295,033,200 2,025,412 $ 5,441 21407 $168,126,900 25,059,900 74,376,300 583,774 145,697 5671758 $ 8,659 $267,563,100 1,297,229 $ 4,473 2,276 1,204 $138,215,700 70,328,400 37,203,600 1,079,810 581,226 335,168 TOTAL GENERAL $ 7,953 $245,747,700 1,996,204 TOTAL RETAIL SALES $261160 $808,34~!009 _?_1318,845 General Merchandise Apparel & Accessary Furniture, Furnishings & Equipment Other Comparison I O', N I TOTAL COMPARISON CONVENIENCE: Food Stores Drugs & Proprietary Eating & Drinking Places TOTAL CONVENIENCE 8ll GENERAL COMMERCIAL: Automotive Gasoline Service Station Hardware, Lumber, and Garden Source: Gerald Luedtke and Associates, Incorporated �-·---- ···••11• • TABLE E-9 TOTAL SUPPORTABLE COMMERCIAL LAND IN ROCHESTER HILLS 1990-2010 1990 SQUARE FEET OF BUILDING I COMPARISON 1995 ACREAGE OF TOTAL DEVELOPMENT SQUARE FEET OF BUILDING 2000 ACREAGE OF TOTAL DEVELOPMENT SQUARE FEET OF BUILDING 2010 ACREAGE OF TOTAL DEVELOPMENT SQUARE FEET OF BUILDING ACREAGE OF TOTAL DEVELOPMENT 1,539,509 141.4 1,661,100 152.5 1,782,363 163.7 2,025,412 186.0 986,020 90.5 1,063,895 97.7 1,141,561 104.8 1,297,229 119.1 1,517,308 139.3 - 1,637,146 150.3 1,756,659 161. 3 1,996,204 183.3 O'\ w I CONVENIENCE GENERAL TOTAL Source: 371.2 Gerald Luedtke and Associates, Incorporated 400.5 429.8 488.4 �TABLE E-10 TOTAL SUPPORTABLE COMKER.CIAL LAND AT CAPACITY CITY OF R.OCHESTFR. HILLS COMPARISON 191.5 Acres CONVENIENCE 122.6 Acres GENERAL 188.7 Acres TOTAL 502.8 Acres -64- �FUTURE COMMERCIAL IMPACT OF CITY OF ROCHESTER In addition to the commercial acreage needs generated by the current •and projected population of Rochester Hills, the City of Rochester will add disposable income to the area. The 1990 SEMCOG Regional Development Forecast estimates that 3,468 households are located in the City of Rochester. The average household income is reported to be approximately $35,065. The disposable income per household is calculated to be $18,935. The City of Rochester can expect to generate a total disposable income of $65,666,580 in 1990. An estimated total of 175,000 square feet of retail space is located in the Rochester Central Business District. The total amount of commercial acreage in the City of Rochester has not been tabulated and is unavailable. Although there will be considerable interchange among City of Rochester Hills and City of Rochester shoppers, it would not be possible to accurately assess the impact on each city without a detailed shopper origin/destination study. FUTURE COMMERCIAL IMPACT OF SURROUNDING - COMMUNITIES The City of Rochester Hills is surrounded by Oakland Township, Orion Township, the City of Auburn Hills, Bloomfield Township, the City of Troy, and Shelby Township. In 1990, these six surrounding communities contained 78,658 households. It is retail trade generated by these surrounding communities which is supporting the amount of retail development in Rochester Hills which exceeds the needs of the city's own residents. During December of 1990, Gerald Luedtke and Associates, Incorporated conducted a vacancy survey of commercial space in the City of Rochester Hi 11 s. Our survey indicated that slightly less than 5% of commercial space in the city was unoccupied. This level of vacancy is very low; many viable shopping areas exhibit a 5 to 10 percent vacancy rate. This low vacancy rate indicates that the current amount of commercial development is apparently not pushing the market to its limits. It also indicates that the communities which surround Rochester Hills provide a substantial and healthy cushion to support the amount of retail space in the city which exceeds the needs of the city's own population. Let us consider the future impact of each of the six (6) surrounding communities: Oakland Township is a low-density, primarily residential community located north of the City of Rochester Hi 11 s. By design and intent, Oakland Township has very little retail development to serve its population. The community contained 2,864 households in 1990 and had a relatively high median -65- �• household income of $57,649. Access between Oakland Township and the shopping districts of Rochester Hills is very good by way of Adams Road, Orion Road, and Rochester Road. It is very 1 ikely ' that the City of Rochester Hills is ful f i 11 ing most of the retail shopping needs of Oakland Township residents in the discount and general merchandising categories. However, Oakland Township residents have a relatively high median household income ($57,649 in 1990) and many of the upscale retail purchases of residents of this community are probably made in Birmingham and Troy. Oakland Township has had a long-term policy of discouraging any significant commercial development within its boundaries, and although it will grow gradually, it does present a viable, permanent retail market for stores in Rochester Hills. Orion Township is located northwest of the City of Rochester Hills and is accessible by way of Orion Road or Silver Bell/Adams Roads. The Village of Lake Orion located within Orion Township does not effectively compete with the offerings of Rochester Hills. Many of the stores in the downtown shopping district of the Village of Lake Orion consist of specialty stores such as picture framing stores, hobby shops, and other unique offerings which have a more specialized clientele. There is one K-Mart Center located in Orion Township near the Village of Lake Orion. However, the City of Rochester Hills still represents a strong retail draw to residents of Orion Township. In 1990, Orion Township had 7,950 households and a median household income of $42,948. The master plan and zoning ordinance of Orion Township do not propose or encourage significant increases in retail development. The community wishes to maintain a semi-rural lowerdensity residential image. Therefore, Orion Township wi 11 also continue to be a potentially strong market for retail sales within the City of Rochester Hills. The City of Auburn Hills is located west of Rochester Hills and consists of the former Pontiac Township which remained after the City of Pontiac was incorporated many years ago. In 1990, Auburn Hills had 6,693 households and a comparatively lower median household income of $37,283. Auburn Hills is directly accessible to Rochester Hills by way of Walton Boulevard, Hamlin Road, Auburn Road, or M-59. Auburn Hills also is drawn to the City of Pontiac Central Business District which currently competes with Rochester Hills for purchases by Auburn Hills residents. The proposed 2,088,139 square foot shopping mall in Auburn Hills will, of course, directly compete with Rochester Hills for retail dollars originating in the Auburn Hills community. The proposed mega-mall will contain 30% clearance retail outlets, 30% traditional discount merchandisers, 30% manufacturers outlets, and 10% food and services establishments. Thus, it will be a strong competitive force which will siphon off -66- �• trade from Rochester Hills as well as from other surrounding communities. Bloomfield Township is located southwest of the City of Rochester Hills and does not represent a strong market component within the Rochester Hills trade area. In 1990, Bloomfield Township had 16,768 households and an extremely high median household income of $71,077. Bloomfield Township is accessible to retail areas in Rochester Hills by way of Adams Road or the I-75/M-59 connection. Because of the high income levels in this community, most shoppers will be drawn to Birmingham or to Troy rather than to Rochester Hills. Only those shopping dollars specifically aimed at discount type purchases would be attracted to Rochester Hills and probably will be siphoned off to Auburn Hills when the mega-mall is eventually constructed. The City of Troy is located directly south of the City of Rochester Hills. According to analyses conducted by the Oakland County Economic Development staff, that portion of Troy located north of 17 Mile Road is significantly oriented to the City of Rochester Hills trade area. Households located south of 17 Mile Road shop primarily in Troy, Birmingham, and other communities to the south. In 1990, Troy had a population of 26,749 households and a relatively high median household income of $49,187. Troy has numerous good and direct connections to shopping areas in Rochester Hills by way of Adams Road, Crooks Road, Livernois, Rochester Road, John R, and Dequindre. Shelby Township is located directly east of the City of Rochester Hills in Macomb County. In 1990, this rapidly growing township had 17,634 households and a median household income of $43,857. According to analyses completed by the Macomb County Economic Development staff, Shelby Township has a much stronger retail shopping orientation to stores located to the east in Sterling Heights than it does to stores located in .Rochester Hills. During recent years, there has been considerable development of discount type anchor stores such as Target or Mervyn's around the original Lakeside Regional Shopping Mall. The combination of a major regional shopping mall such as Lakeside which is augmented by a number of discount and other supporting stores creates an extremely strong draw. Furthermore, connect ions between Shelby Township and the City of Rochester Hills by way of 23 Mile Road or Avon Road are often congested and generally serve as a deterrent. Conversely, access to shopping areas in Sterling Heights on the east is excellent, primarily by way of the M-53 expressway. It would appear that Shelby Township will not be a strong supporting economic neighbor to future retail development in the City of Rochester Hills. -67- �This analysis has shown that the population of the City of Rochester Hills can support a total of 502 .8 acres of commercial development at that point when the community is totally built up. In other words when the maximum residential holding capacity has been reached, the residents within the community could support no more than this amount of retail space. However, as has previously been pointed out, the city could support additional retail space if it seeks to serve retail markets beyond its municipal boundaries. The city currently has 722.4 acres of land zoned for commercial development. If the city's own optimum population will support no more than 502.8 acres of retail development, Rochester Hills is therefore overzoned by 219.6 acres of commercial land to meet the future needs of its own population. As was previously pointed out, the city currently has 504 acres of existing commercial development. This indicates that the city has already reached or used up its total commercial development potential based on the optimum size of its own population when fully developed. A city has three basic options when planning the amount of future commercial development land for which it will zone: 1. The community can plan for the needs of its own population only. Under such an approach, Rochester Hills would have to now stop most future commercial development because this analysis has shown that it already has reached the maximum level which the city's optimum population will support. 2. A community can plan for less commercial development than its population will support. For example, Oakland Township has followed the basic planning premise that people should reside in Oakland Township, but do their shopping elsewhere. It does not wish to have any significant retail development. It is too late for Rochester Hills to consider this option, since it already has substantial retail development which will fully meet the needs of its future population growth. 3. A community can plan for more commercial development than its own population can internally support. A good example of this scenario is the large shopping district contained in downtown Birmingham. Under the third option, a city can specifically decide through appropriate planning policies that it desires to serve as a strong shopping magnet and will plan accordingly. Usually a community which follows this option sees the advantages of a strong tax base and the overall amenities which can be offered by viable shopping districts to a community. It should be pointed out that -68- �there are many levels at which this policy could be carried out. For example, Rochester Hills could become a secondary shopping magnet which serves more than its internal . population, but could still stop substantially short of becoming a major retail center such as downtown Birmingham, the Big Beaver Road complex in Troy, or the proposed mega-mall in Auburn Hills. OFFICE DEVELOPMENT Since 1980, office space in southeast Michigan has increased by more than 40 percent, growing from 80 million square feet to over 121 million square feet by the end of 1991. Demand for office space in the Detroit Metropolitan Area has been affected by downsizing of the "big three" automobile companies. As General Motors Corporation, Ford Motor Company, and Chrysler Corporation continue to strive for improved efficiency, many office workers are being laid off. Since 1986, over 9,000 jobs have been lost in the automobile industry in Oakland County. Table E-11 portrays employment forecasts for the City of Rochester Hills. While the city experienced a 178.1 percent increase in employment in the decade from 1980 to 1990, the projected increase for the period 1990 to 2010 will be approximately 74.5 percent according to SEMCOG forecasts. SEMCOG projects over 15,000 new jobs will be added in Rochester Hills in the period from 1990 to 2010. The City of Rochester Hills represents an important office market. The city currently has 783,216 square feet of office space. Future demand for office space in Oakland County will remain strong, but will be less than the peak office demand years reached in the mid 1980 's. Employment projections prepared by the Southeast Michigan Council of Governments indicate that employment within the finance, insurance, real estate, and service industries in Oakland County is expected to increase to 312,031 jobs by the year 2005. By applying an industry average of 196 square feet of off ice space per employee, the demand for office space in Oakland County should reach 18 million additional square feet by the year 2005 (See Table E-12). -69- �Ill TABLE E-11 II EMPLOYMENT FORECAST FOR ROCHESTF.R. HILLS 1111 Ill 1111 1111 Ill 1980 7,262 1985 8,978 1990 20,196 1995 23,959 2000 27,722 2005 31,484 2010 35,247 Change 1980 - 1990: 12,934 178.1% Change 1990 - 2010: 15,051 Source: 74.5% SEMCOG Regional Development Forecast, 1990 -70- �TABLE E-12 FUTURE OFFICE SPACE DEMAND IN OAKLAND COUNTY Year Employment growth from 1985 Square foot to emeloyment factor Total office demand (square feet) 1990 1995 2000 2005 25 , 858 42,887 73,728 92,911 196 196 196 196 5,068,168 8,405,852 14,450,688 18,210,556 Rochester Hills is strategically located near the Oakland Technology Park and has strong potential for future office development. The city is served by M-59 which connects to I-75. These transportation linkages create a viable office market development area. Projected road improvements will make Rochester Hills more attractive to future office development. From 1984 through 1988, there was an intensive period of office construction in Rochester Hills (See Table E-13). During 1987 and 1988, a total of 13 office building permits were pulled by developers each year. The dollar value of new office development in the city peaked in 1988 with $6,773,600 worth of office construction in one year. Since 1988, office development has dropped dramatically due to the economic recession. In 1990, only one office construction permit was pulled with a modest value of $22,000. Rochester Hills currently has 783,216 square feet of developed office space. Of this amount, 295,942 square feet are used for medical office purposes and 487,274 square feet are used for general office purposes. The city currently has a 22. 3 percent vacancy rate in medical office space and a 17.5 percent vacancy rate in general office space. INDUSTRIAL DEVELOPMENT There are currently over 12 million square feet of vacant industrial and high technology space available for lease in the Greater Detroit area. Oakland County has acout 6.8 million square feet or 55 percent of the total. There is a trend in the industrial market to construct speculative buildings that adapt to high-tech users. Oakland County has about 30 percent of the total industrial acreage zoned for industrial development in Southeast Michigan. The primary -71- �II TABLE E-13 ~ OFFICE DEVELOPMENT IN ROCHESTER. HILLS • • • - 1981 TO 1990 Dollar Value Number of Permits 1981 $ 100,000 2 1982 $ 520,000 1 1983 $ 486,500 3 1984 $1,415,000 4 1985 $4,922,000 8 1986 $5,500,000 5 1987 $5,370,200 13 1988 $6,773,600 13 1989 $3,195,500 4 1990 $ 1 Source: 22,000 Oakland County Department of Devel,opmen t -72- Community and Economic �• area of industrial · growth is expected to occur in Auburn Hills due to the 1,100 acre Oakland Technology Park and Chrysler's new Technology Center. Other areas of projected industrial growth within Oakland County are expected to occur in Novi and Wixom due to the availability of land and accessibility to the I-696 expressway. The master plan recommends that the city al locate l, 016 .1 acres for industrial development; 698 .1 of these acres are already developed. By contrast, Farmington Hills has 643 acres, Novi has 1,784 acres, and Wixom has 848 acres. It is expected that the typical industrial park of the future will be one of a business park rather than a manufacturing environment. As robotics and testing facilities expand and assembly functions decline, companies wi 11 want to locate closer to interstate highways and their major clients or customers. It is expected that the supply of available industrial acreage will continue to exceed the demand which will result in increased marketing efforts by industrial park developers to attract new businesses to the area. New industrial parks that are located near freeways and major suppliers will compete with older existing parks and secondary locations causing a movement from one industrial area to another within the Greater Detroit Metropolitan Area. Much of the job growth in Oakland County in recent years has been in service industries, especially in the higher paid service sectors of those industries. Although growth will be concentrated in non-manufacturing jobs, manufacturing jobs outside of the auto industry will also do well in Oakland County. Auto industry employment in Oakland County is expected to suffer a net loss of 1,000 jobs between 1989 and 1992 with sharp declines in the first two years followed by a significant rebound in 1992. This information is from an economic forcast performed by University of Michigan economists, George A. Fulton and Donald R. Grimes, for Oakland County's Economic Development Di vision. Much of the rebound in 1992 will be due to the planned completion of research centers operated by Chrysler, Nissan, and Volkswagen of America. According to the Fulton-Grimes study, manufacturing sectors that will continue to grow include scientific instruments, plastics, printing and publishing, and chemicals. Non manufacturing sectors that will continue to grow include wholesale trade, retail trade other than restaurants, finance, and services. Within the services industry, the business and professional category will add 15,000 jobs between 1989 and 1992. The health category will grow by 6,000 jobs and other services wi 11 add 7,000 jobs. The construction industry is expected to lose 1,000 in Oakland -73- �County over the 1989-1992 utilities will remain flat. period, and transportation and Table E~ l4 portrays industrial development in Rochester Hills between 1981 and 1990. Industrial development in the city began to accelerate in 1983 and peaked in 1986 when 42 industrial construction permits were pulled with a total dollar value of construction of $34,389,760 . Since 1986, annual increases in value of industrial construction in the city have decreased, but there is still substantial yearly industrial investment in Rochester Hills. Despite the current economic recession, 12 industrial building permits were pulled in 1990 for a total dollar value of $5,216,100. The following table shows existing industrial research parks located in the City of Rochester Hills. and TABLE E-15 EXISTING INDUSTRIAL/RESEARCH PARKS IN ROCHESTER HILLS Park Name Acreage Avon Industrial Park Avon Tech Park Garland Industrial Park Industro-Plex East Industro-Plex West Northfield Industrial Park Rochester Hills Corporate Rochester Hills Executive Park Rochester Industrial Park Royce Haley Industrial Park T.A.N. Industrial Park Commerce Park of Rochester Hills Total Acreage 33 50 34 40 20 60 63 86 35 10 20 25 476 The new future land use plan recommends a reduction in the amount of industrial development land in Rochester Hills. The 1986 plan indicated a total of 1,300. 7 acres of industrial land, while the new plan recommends a total of 1,016.1 acres. Large areas of former industrial land have been changed to mixed-use development or residential use because -74- �TABLE E-14 INDUSTRIAL DEVELOPMENT IN ROCBESTF.Jl HILLS 1981 TO 1990 Dollar Value Number of Permits 1981 $ 1,115,000 5 1982 $ 1,860,000 3 1983 $ 3,340,000 8 1984 $ 7,748,000 19 1985 $12,553,000 28 1986 $34,389,760 42 1987 $12,092,511 19 1988 $ 9,560,300 10 1989 $ 3,490,200 9 1990 $ 5,216,100 12 Source: Oakland County Department of Community and Economic Development -75- �TABLE E-16 ANNUAL SQUARE FOOTAGE OF INDUSTRIAL DEVELOPMENT 1960 - 1990 Year Sguare Footage 1960 1964 1965 1967 1968 2,112 76,296 69,080 61,237 7,740 1969 1970 1971 1972 1973 80,461 127,236 74,623 27,360 50,822 1974 1975 1976 1977 1978 20,948 99,339 57,657 91,210 100,485 1979 1980 1981 198.2 1983 152,314 79,064 97,388 61,480 55,088 1984 1985 1986 1987 621,174 699,963 563,001 1,091,187 1988 1989 1980 517,926 137,708 250,628 TOTAL 5,273,527 -76- �of problems of land use compatibility and because of the lack of a strong future market for industrial development in the city. As the residential neighborhoods of the city became more fully developed during the last ten years , it became apparent that some proposed industrial areas were incompatible with surrounding residential uses. The new "mixed-use" land use category would include development of several light industrial/research and development type uses. Currently, Oakland County contains more foreign companies than any other county in Southeastern Michigan. This trend is expected to continue based on the county's overall quality of life and variety of residential areas as access to the automotive market, access to the industrial market, and availability of executive and professional talent. Oakland County could be positively impacted by the new marketing approach which the counties of Oakland, Wayne, and Macomb have initiated. This marketing approach is known as "Greater Detroit - A World Technology Center." This new campaign was created to help portray the region as a major development and investment location for new technology. -77- �Urban Design �Urban Design This section of the master plan focuses on the visual appearance of •Rochester Hills. It contains the following sections: 1) A recommendation for an Interrelated Open Space System, 2) Land Use Transitions, 3) the Relation of Buildings to the Environment, 4) Entranceways, 5) Revitalization of the Olde Towne District, and 6) Detention and Retention Ponds. Rochester Hills is approximately three-quarters developed. As the city nears total build-out during the next ten to twenty years, there is still an opportunity for the city to achieve a higher quality of visual environment in both private and public developments. There is a need for the planning commission to aggressively implement new approaches to planning for the visual quality of the city. This section of the master plan sets forth specific recommendations and approaches to deal with aesthetic issues. INTERRELATED OPEN SPACE SYSTEM In a well-designed city, open space areas such as parks, boulevards, parkways, and bicycle pathways should flow between land use areas and serve as visual and functional linkages. Changes from one land use to another should not be visually abrupt as one moves from commercial to office to multiple-family to single-family land use areas. One way to provide a more visually pleasing land use pattern in the city would be to develop an interrelated open space linkages system. This concept is based on the idea that public parks and open space areas, large ins ti tuti.onal and private open spaces, public boulevards, special pathways and trails, and significant natural areas can be interlinked so they create a semi-continuous "greenbelt image" throughout the city. By relating or interconnecting these open space elements, a more pleasing visual image can be created throughout the city and the transition from one land use area to another will be softened and made more attractive. The linkage of open space areas in the city also has certain functional advantages. For example, pedestrian and bicycle pathways can be interconnected with parks and nature areas so that a person can enjoy a continuous ride or hike throughout many beautiful natural and man-made areas of the city. Institutional areas such as Oakland University or Michigan Christian College could be linked to various open space pathway systems which serve the broader city. -78- �The illustration following this page shows th~ integrated open space system recommended by the master plan. This map shows the public parks and open space areas, large institutional and private open spaces, school locations, boulevards, pathways and trails, natural areas, and other elements which will comprise the interrelated open space system in the city. Detailed pathway linkages to individual schools are not shown because they represent a level of detail beyond the scope of a master plan. The Rochester Hills transportation plan recommends development of seven boulevards in the city: Dequindre Boulevard, Rochester Boulevard, Livernois Boulevard, Crooks Boulevard, Hamlin Boulevard, Walton Boulevard, and Adams Boulevard. Boulevards create a park-like corridor in an urban setting. These future boulevards in Rochester Hills will also serve as the "main street" of many of the residential sub-communities within the city. Boulevards help give a human scale to the land use pattern. Boulevards can also be planned and designed so they accommodate the pedestrian, the bicyclist, and the automobile alike. A person who travels along a boulevard in Rochester Hills will have two kinds of visual experiences. The first kind of experience is that of the park-like setting created by the grass, trees, and pathways which exist along the boulevard. The second visual expression is formed by the surrounding community or development pattern adjacent to the boulevard. The design of adjoining buildings: their scale, landscaping, and setback from the boulevard, help to create the total visual expression as one travels along a boulevard in the city. New development along this city's boulevards should be designed to strengthen the visual character of each boulevard. Specific design characteristics which can greatly enhance or detract from the visual quality of boulevards in Rochester Hills include the following: building height, setbacks, building orientation, parking lots, curb cuts, and landscaping. Each of these factors must be carefully regulated and planned along the city's boulevards to preserve their visual attractiveness. The seven boulevards proposed for Rochester Hills will provide a sense of spaciousness and greenery that will add to the beauty of adjacent neighborhoods. Since boulevards act as a link between areas of recreational activity, they can be used for pleasure driving, as well as walking, bicycling, and horseback riding if adjacent trails are planned. 1 The City of Rochester Hills has adopted a separate Recreation Master Plan. This section is concerned with the urban design/aesthetic role open space can play in development of the city. It is not intended as a plan for recreation facilities. -79- �PUBLIC PARKS AND OPEN SPACE AREAS A. B. C. D. E. F. G. H. I. AVON NATURE CENTER AND CITY HALL BLOOMER PARK BORDEN PARK THELMA G. SPENCER PARK PINE TRACE GOLF CLUB/AVONDALE PARK RIVERBEND PARK CITY OF ROCHESTER MUNICIPAL PARK ADAMS ROAD PARK TIENKEN ROAD PARK ELEMENTARt SCHOOLS (PUBLIC) 0 0 0 0 0 0 0 0 0 4l!) LARGE INSTITUTIONAL AND PRIVATE OPEN SPACE J. K. L. M. N. GREAT OAKS COUNTRY CLUB MICHIGAN CHRISTIAN COLLEGE OAKLAND UNIVERSITY BROOKWOOD GOLF COURSE ROCHESTER HILLS GOLF AND COUNTRY CLUB DEERFIELD BREWSTER BROOKLANDS HAMLIN LONG MEADOW McGREGOR MEADOW BROOK NORTH HILL STILES UNIVERSITY HILLS MIDDLE SCHOOLS (PUBLIC) 41) AVONDALE HART REUTHER VAN HOOSEN WEST 0 0 0 G HIGH SCHOOLS (PUBLIC) G) ADAMS ROCHESTER 0 PRIVATE SCHOOLS €) HOLY FAMILY LUTHERAN HIGH NORTHWEST ROCHESTER HILLS BAPTIST ST. JOHN LUTHERAN 0 €) $ SPECIAL PATHWAYS AND TRAILS 0. P. Q. R. S. Zl. PAINT CREEK TRAILWAY JOHN R. PARKWAY TIENKEN PARKWAY SOUTH BOULEVARD PARKWAY AVON PARKWAY PARKWAY ON REALIGNED OF ADAMS ROAD PUBLIC BOULEVARDS T. u. v. \:Y. z. DEQUINDRE BOULEVARD ROCHESTER BOULEVARD LIVERNOIS BOULEVARD CROOKS BOULEVARD HAMLIN BOULEVARD WALTON BOULEVARD ADAMS BOULEVARD SIGNIFICANT NATURAL AREAS a. b. c. d. CLINTON RIVER LINEAR OPEN AREA WITH SIGNIFICANT WOODLANDS AND WETLANDS SARGENT CREEK STONY CREEK/WINKLER POND OTHER SENSITIVE HABITAT AREAS FigureD-1 INTERRELATED OPEN SPACE SYSTEM SPECIAL DISTRICTS e. f. g. STONEY CREEK HISTORIC DISTRICT WINKLER MILL POND HISTORIC DISTRICT ROCHESTER HILLS MUSEUM AT VAN HOOSEN FARM GERALD LL'EDTKE AND Asso~~TEs -- I ~ RP ~ E D �I I I II •II Development of an interconnected open space system in Rochester Hills will provide residents with a means to travel from one park or residential area to another and to engage in hiking, biking, and/or horseback riding while experiencing the city's nathral scenic amenities and open spaces. Residents of Rochester Hills can participate in alternative modes of transportation including automobile driving, bicycling, and walking. The bicycle is a slow moving vehicle in relation to the automobile, and the pedestrian is slow moving in relation to both the bicycle and the automobile. None of these three mix very well together. To compensate for this basic incompatibility, trail ways in the city should al ways be separate from the roadway itself. The map following this page shows the proposed bicycle pathway system in Rochester Hills as it relates to the integrated open space system. It should be pointed out that it is not always possible to link every open space area in the city due to various development constraints. Linkages have been planned wherever feasible within the overall development pattern of Rochester Hills. Safe walking school routes have been carefully considered in designing the interrelated open space system. Implementation of the interrelated open space system can be achieved through a "greenway planning approach." Greenway planning is a strategy which emphasizes the protection, preservation, and enhancement of natural, cultural, and recreation resources through a variety of conservation measures. These measures can include less-than-fee acquisition, land use controls, cooperative land owner agreements, and tax incentives. Greenway planning is a distinct departure from transitional open space conservation planning in which protection strategies usually involve public agency acquisition and management. The greenway planning approach assumes that a relatively small percentage of a landscape area will be in public ownership and that private land owners will play a major land stewardship role. This assumption makes sense because many significant landscapes in Rochester Hills are too large, too diverse, and too complex to be managed by the city alone. The specific elements system are as follows: of -81- the interrelated open space �• PUBLIC PARKS AND OPEN SPACE AREAS A. B. c. D. E. F. G. H. I. Avon Nature Center and City Hall Bloomer Unit No. 2 of the Rochester-Utica State Recreation Area Borden Park Thelma G. Spencer Park Pine Trace Golf Club/Avondale Park Riverbend Park City of Rochester Municipal Park Adams Road Park Tienken Road Park LARGE INSTITUTIONAL AND PRIVATE OPEN SPACE J. K. L. M. N. Great Oaks Country Club Michigan Christian College Oakland University Brookwood Golf Course Rochester Hills Golf and Country Club SPECIAL PARKWAYS AND TRAILS o. P. Q. R. S. T. Paint Creek Trailway John R. Parkway Tienken Parkway Parkway on Realigend Section of Adams Road South Boulevard Parkway Avon Parkway PUBLIC BOULEVARDS U. v. W. X. Y. Z. 1. Dequindre Boulevard Rochester Boulevard Livernois Boulevard Crooks Boulevard Hamlin Boulevard Walton Boulevard Adams Boulevard SIGNIFICANT NATURAL AREAS a. b. c. d. Clinton River Linear Open Area With Significant Woodlands and Welands Sargents Creek Stoney Creek/Winkler Pond Other Sensitive Habitat Areas SPECIAL DISTRICTS e. f. g. Stoney Creek Historic District Winkler Mill Pond Historic District Rochester Hills Museum at Van Hoosen Farm -82- �,. - 711!1 ~~~~~~~~ .,~. .,.,.,·' Pathways shown here are part of the Interrelated Open Space System. The map on the following page portrays all existing and planned pathways in the city. .,., ·" , ., ., .,· .,., ,~- ,,· "" I /Je~~ A --- ·111 ' ' / :R.._~ "'Ill ~ r -'.'!kf:J." ~-··- -~,.,,., ~ . !.? ~ - EXISTING PATHWAYS PLANNED PATHWA YS O,i<I'.: "1,vo lbi,,, a.'<' .,,\,,:;, V ,•. ~~ oit- . -· -· c..~,., ,., . .,_ <Ii~. ·~:, ' '.'-:., u ,,,:;: •✓. -,~ c~o,.. ·-'.'),. '~~·· .... ~ ·· ~ GrnALD LunTKE AND AssoCIATFs 11\CUHt'UHATED ~ " ~If-;: Figure D- 11 PLANNED PATHWAYS IN RELATION TO INTERRELATED OPEN SPACE SYSTEM �r Figure D-111 "f' r r CITY OF ROCHESTER HILLS MASTER PLAN: PATHWAYS i:.J 0: Cl z ,~ H :::> QI I i:.J ROCHESTER ---~"" ' r r r Cl l ' -' ((\_ l~ k_ •r a. ; H ::i:: Cl) z 3: 0 ---- EXISTING PATHWAYS ~ PLANNED PATHWAYS >< a:l i-l i:.J ::i:: Cl) r r llt \ . N I ltilCH • 1 100 FEET A �I I I I I I I • I Irt 1981, Avon Township voters approved a $2 million bond fund specifically for the installation of 8 foot wide pathways along every major road in the township, as per the adopted Master Pathway Plan. By establishing the Master Pathway Plan the township ( and now, the city) was able to require that developers of property which abutted a major road install the 8 foot wide pathway. Therefore, wherever possible, pathway installation has been accomplished by private development. The Pathway Bond Fund has been used to fill in gaps along major roads where development has already occurred, or where development is not expected to occur for several years. The original $2 million bond fund has been nearly depleted. To complete the installation of pathways as per the Master Pathway Plan, it is estimated that it will require an additional $3 million of public funds. The Advisory Bike Path Committee has no formal, stated criteria which are used to establish a priority list for projects. The committee has developed an informal, yet effective, method of developing its work plan for each year . . The committee's primary concern is to see that pathways are installed where they are needed most to improve pedestrian safety along walking routes to the schools. Second, pathways should be installed near other major pedestrian traffic generators, such as shopping centers and major residential areas. Finally, pathways should be installed along all other major roads, beginning with those with the heaviest traffic volumes. Each year, the Advisory Bike Path Committee prepares a priority list of pathway segments to serve as a workplan for the construction season. The workplan is forwarded t ·o the City Council as a recommendation to allow the City Council to formally adopt the workplan. In 1990, the city adopted a separate "Master Recreation Plan" which sets forth recreation facilities projects and improvements. This plan was adopted as an element of the Master Land Use Plan. The Master Recreation Plan recommends development of several key elements of the interrelated open space system including: Avon Nature Center and City Hall, the Van Hoosen Farm Complex, Borden Park, Thelma G. Spencer Park, Riverbend Park, Adams Road Park, and Tienken Road Park. The integrated open space system concept also includes seven boulevards: Dequindre Boulevard, Rochester Boulevard, Livernois Boulevard, Crooks Boulevard, Hamlin Boulevard, Wal ton Boulevard, and Adams Boulevard. The boulevard proposals were approved by the city as part of the -85- �I Comprehensive Transportation Plan prepared by BRW, Inc. or as a result of adoption of a special corridor study for the Adams Bouleva~d. The Comprehensive Transportation Plan was adopted by the Planning Commission in 1989 and the Adams Road Corridor Study was adopted in 1991. The preservation of scenic areas and sensitive habitats along the Clinton River will also be important to implementation of the integrated open space system. The Master Recreation Plan identifies the Clinton River as one of the city's most valuable natural features which contributes significantly to the overall character and image of the community. The city should strive to acquire any lands which become available along the river and protect and preserve the quality of related natural habitats. In the long-term, the river should become a greenway through the city, providing a link between parks and community facilities, including the proposed multi-purpose recreation center, City Hall, the Avon Nature Area , the Paint Creek Trail, and the Rochester Utica State Recreation Area. Other significant waterways which similarly should be preserved and protected include Stoney Creek and Paint Creek. A detailed discussion of the natural features of the Clinton River is contained in the section of the Master Plan entitled "Natural Features." The following section sets analysis of the costs of carrying space system through 1996 . Total the system have been indicated. the basis for the cost estimates. -86- forth a brief budgetary out the interrelated open costs for each element of Detailed footnotes explain �1IIIIIJ ~ INTERRELATED OPEN SPACE SYSTEM Capital Improvement Program TABLE D-1 Fund Road 1992 Hamlin . 1992 Hamlin J992 ' ~dams 1992 Adams . 1992 John R 1992 John R · .!II!! Res Blvd Prkway Prkway Prkway Prkway South Blvd Prkway • 1993 ., J.ivemojs . Res l3lvd 1993 John R Prkway 1993 \ John R Mway 1993 >\ -..J I 1994 Adams \ 1994 • ·•· Adams\ ·,•, i994 Adams 1994 ·• · Crook$ ❖ 1994 Crooks 1994 · ' Livernois . f 1994 Livernois 1994 . Livernois . ' 1995 1995 1995 1995 1995 1995 1995 1995 1995 1995 1995 1995 1996 1996 1996 1996 1996 1996 1996 1996 From To ·. Crooks '(•! Livernois Auburn Hamlin Auburn Hamlin MI Blvd )1993 , SouUi:BMl :: Prkwaf I Pathway Length (ft) Road Year 00 - - -- ----Crooks South Blvd Auburn •'•'· South Blvd Auburn · · Livernois Walton Avon ., t : Bloomer •::.,· Res Blvd Walton Res Blvd Hamlin : Res Blvd Avon · Res Blvd ; South Blvd Res Blvd Auburn Res Blvd '· South Blvd ,. Res Blvd Auburn · Res Blvd ·•' Hamlin Avon Prkway Avon · Prkway Avon Prkway Avon >· · Prkway Avon Prkway Tienken Prkway Tienken Prkway Tienken Prkway Tienken Prkway Tienken Pdcway Washington Prkway Livernois Prkway Cost ($) \,/ 10,560 · < 700,000 4,500 85,500 ?, •• 3,800 72,200 \ ' 15,200 288,800 5,080 , 96,520 3,200 60,800 :.Adams:\:'f /}( :,:Ctookll=}' ): , =\\ Crooks Avon Hamlin Avon · Adams Old Perch Livernois RochesteJ JohnR Adams ,::? Brewster . Livernois Rochester Sheldon Sheldon Walton Pathway >'9i680 .;;,,:; 0 ,,;:-3,200 5,280 j83.920:<:) 0 ' '60,8()0 / / ·· 100,000 .. ·6,20Q j : •: 117,800 ' Pathway < tt• • JAJI < N/A \ A,B A,B A,B Tienken 2,000 38,000 A,B 1,000 \)'" ' 19,000 A.B Old Perch · Livernois Rochester JohnR .,... Dequindre Brewster Livernois Rochester Sheldon Washingtorf Dequindre Tienken 3,800 72,200 .. \,. · •· O :. 0 A,B -/ N/A\i 4,900 93,100 A,B ( 5,280 ,·•· 100,000 \ A,B 108,300 A,B A,B . 5,700 . 1,000 3,900 2,400 2,400 t·••,:;:::;::::~.600'.: •·•:•·• 10,600 O· 2,800 4,600 5,300 6,400 . 8,900 5,280 19,000 · •·••·· · · · 74,100 45,600 45,600 87,400 201,400 0 53,200 87,400 100,700 121,600 . ,;::. 169,100 100,000 Landscaping ($) Fund Source A,B 140,500 j/ C,DAF A,B : : .: : :, , ,. ., ,.,. , ...,,.,,"':::, 121,500 C,D.E.F ·13,500 }C,D..B.F : A A,B 27,000 C,D.E.F t A,B \ 27,000 .·. C,D,E.F A,B 27,000 C,D.E.F Avon Walton .· Auburn / .. ', Hamlin Auburn Hamlin Avon Landscaping Fund Source A,B A,B A,B A,B A.B N/A A,B A,B A,B •A,B ••r·· A,B A,B \ 24,150 \• { \WC~l!.P {• 13,500 C.0.E.F .121;soo:;:: ,, c;t>.E.F J• 27,000 C,D.E.F 13,500 ; // C,D,E,P . . C,D.E.F <CCP.E.F 121,500 C,D.E.F 121,500 } (:. ~.O.E.F 121,500 C,D.E.F ,:,::121,SOO ,. /_ f C,D.E.F 121,500 C,D.E.F 121,500 · 121.SOO t · 121,500 . CJ)AP J C.O.E.F C,D,E;F 27,000 C,D.E.F 27,000 ) \ C.D,E.F 27,000 C,D.E.F 13,500 '· C,D.E,F 40,500 C,D.E.F 27,000 · ' · C~D.E.F . 13,500 C,D.E.F 13,500 , C.O.E.F > 27,000 C,D.E.F 27,000 C;D,E,F 27,000 27,000 · Walton MI Blvd W Cty Limits Adams N/A 40,500 0 0 kochestcr MI Blvd , 300 A,B :,:;,, ., . ·•\. M-59 Auburn::• 5,700 70,250 // Rochester MI Blvd Auburn Hamlin 11,400 A,B 600 140,500 Rochester MI Blvd Hamlin Avon 2,900 A,B 55,100 140,500 Dequindre Res Blvd M-59 Auburn 4,200 79,800 A,B 60,750 A,B , : . Dequindre Res Blvd Auburn Hamlin 5,000 95,000 60,750 Dequindre Res Blvd Hamlin Avon 7,280 138,320 A,B 60,750 Dequindre Res Blvd City Rochester Washington A,B •.·:• 1,500 28,500 30,375 Legend: Ml Blvd =Michigan Boulevard RB =Residential Boulevard PW = Parkway A =Pa1hway Fund B =Private Development C = Future Bond Fund D = State and Federal Grants E =Private Funds F =Other Sources Prepared by: Rochester Hills Planning Department C,D.E.F C,D.E,F C,D.E.F C,D,E,F C,D.E.F C,D.E,F C,D.E.F C,D,E,F �TABLE D-2 ....... --·· · , INTERRELATED OPEN SPACE SYSTEM Capital Improvement Program Summary Table Fund Year Pathway Length (fl) 1992 42,340 803,820 356,500 1993 24,360 462,520 200,250 1994 23,680 449,600 972,000 1995 57,180 1,086,100 297,000 1996 21,780 413,820 604,375 Total 169,340 ft $3,215,860 $2,430,125 Pathway Cost ($) I (X) (X) I Prepared by: Rochester Hills Planning Department Landscaping Cos& ($) �.. V - INTERRELATED OPEN SPACE SYSTEM Capital Improvement Program Park Improvements TABLE D-3 Fund Year I ---- Park Improvements Cost($) Funding Sources 1,500,000 C,D,E,F 1991 Borden Parle Complete Initial Construction 1991 Van Hoosen Fann Complex Renovations to Dairy Barn, Mille House, Calf Barn and Bull Barn 625,000 C,D,E,F 1991 Avondale Park Complete Initial Construction 413,000 C,D,E,F 1992 Borden Park Construct Indoor Turf Arena, Mutt-purpose Gym, and Municipal Pool 3,500,000 C,D,E, F 1992 Avon Nature Center Construct Canoe Launch and Gravel Parking Lot 20,000 C,D,E,F (X) I.O I Total $9,578,000 Legend: C =Future Bond Fund D =State and Federal Grants E = Pr;vate Funds Prepared by: Rochester Hills Plann;ng Department F = Other Sources �INTERRELATED OPEN SPACE SYSTEM CAPITAL IMPROVEMENT PROGRAM Footnotes I 1. "PATHWAY LENGTH" is the length, in feet, of new pathways needed to complete the pathway network along Parkways and Boulevards within the Interrelated Open Space System. 2. "PATHWAY cosr is an estimate of the cost, in dollars, to install the lineal feet of pathway listed in the previous column. Pathway installation is estimated at a cost of $100,000 per mile, which has been rounded to $19.00 per lineal foot. 3. 3 different types of roads within the Interrelated Open Space System have been identified: Parkways, Residential Boulevards, and Michigan Boulevards. The table abbreviates these road types as Prkway, Res Blvd, and Ml Blvd. A typical Parkway would be a 2 to 5 lane road, an 8 foot bike path, and landscaping between the road and the bike path. A Residential Boulevard consists of a 4 lane divided road, landscaped median, bike path, and landscaping between the path and the road. The boulevard is typically less than 30 feet wide. A Michigan Boulevard consists of 4 or more lanes with a landscaped median which is between 45 and 60 feet wide, a bike path on each side, and landscaping between the path and the road. For both boulevards, the landscaping strip between the path and the road is generally 10-15 feet wide. 4. "LANDSCAPING" contains estimates of cost to install landscaping along all Parkways and Boulevards within the Interrelated Open Space System. Cost estimates were developed for three types of road: Parkways, Residential Boulevards, and Michigan Boulevards. Parkways $27.000/mile Landscaping along Parkways includes planting 88 large shade trees per mile on each side of the road, which is enough trees to plant them, on average, every 60 feet. The estimate assumes an average price of $85.50/tree plus an installation factor of 1. 8 per tree. Residential Boulevards $121.500/mile Landscaping along Residential Boulevards, such as the proposed widening of Livernois, includes planting 132 small shade or ornamental trees in the boulevard median and planting 132 small shade or ornamental trees on each side of the road between the pathway and the road (396 trees total/mile). The estimate assumes -90- �a cost of $58.00/tree and an installation factor of 1.8/tree. Also included in the estimate is installing hydro-seed or sod in the median at an estimated cost of $80,000/mile. Installing grass in the median would likely be a part of any budget to widen a road to a boulevard and, therefore, would be automatically funded. The remaining landscaping improvements would require funding. $140,SOQ,lmile Michigan Boulevards Landscaping along Michigan Boulevards, such as Walton Boulevard, includes planting 88 large shade trees in the median and planting 88 large shade trees on each side of the road in an easement area outside of the pathway (264 trees total/mile). Again, large shade trees are estimated at a cost of $85.50/tree X 1.8 for installation. Because this median is wider, installing grass is estimated at $100,000/mile. As with a residential boulevard, installing grass in the median would likely be a part of the road widening project and would be covered in the widening projects's budget. The remaining landscaping improvements would require funding. 5. Letter abbreviations have been used to represent possible funding sources for new pathways and landscaping within the Interrelated Open Space System. Most of the pathways now in place along major roads in the city have been funded through the Pathway Fund. However, the current Pathway Fund has been depleted. Renewal of the Pathway Fund by city residents will be key step in implementing this plan. Some pathways have been installed by private development as the land adjacent to the city's major roads is developed. This method of funding has been aggressively pursued, were possible, and will continue to be the most desireable way to fund the pathways. 6. Funding the landscaping improvements described above could come from several sources. Small amounts of money may be available through State or Federal Grants and from private sources, such as donations. The most likely source of funding would be the establishment of a new bond fund especially for landscaping improvements along major roads. A new future "Landscape Bond Fund" would require the approval of the residents of the city. CllCE.5-SEX;I'ICNOF PARKW\Y/PAlHNAY SYSfEM FOR MIOIIGAN IDJLEVARilS r -91- �-- TRANSITIONS Ttansi tions between different land uses have a profound effect on the aesthetic image of a community. In a wel 1planned community, there are pleasing transitions between commercial and residential areas or between multiple-family and single-family areas or other land use changes. When transitions are abrupt, lacking, or poorly designed, there is a displeasing visual result. There are three primary ways in which the planning commission can achieve desirable transitions between different adjoining land use areas in Rochester Hills: 1) Through appropriate land use planning; 2) through effective use of landscaped green spaces or buffers; and 3) through carefully regulated site design. A compatible and complementary arrangement of land uses will create a visually pleasing impression. For example, the location of a residential development adjacent to a park or open space area is a visually pleasing relationship. The placement of a commercial development directly within the context of a single-family residential neighborhood would be an extremely displeasing land use relationship. The first line of attack in achieving effective land use transitions is through correct placement of land uses in the overall land use design of the city. Most land use planning is based on criteria of compatibility and disruptiveness. The designer of a land use pattern tries to achieve a balanced plan which arranges the desired land uses in the most compatible and least disruptive pattern. Issues such as economic development, aesthetic quality, recreation opportunities, quality of residential environment, or efficient traffic flow are usually interpreted within the overall framework of the two considerations of compatibility and disruptiveness. , Land uses which are compatible can simply co-exist comfortably near one another or they can reinforce one another in a positive way. An apartment complex and an office development may co-exist compatibly, but will not have any significant beneficial effect on one another. An open space area located adjacent to an apartment complex wi 11 have a definite positive beneficial effect because of the recreation opportunities and aesthetic enjoyment afforded to residents of the apartment complex. The beneficial relationship between adjoining land uses can be one sided or the land uses may have a reciprocally beneficial affect on each other. The Rochester Hills Future Land Use Plan is based on a hierarchy of land use compatibility relationships. At one end of the hierarchy are the most intensive or disruptive land uses and at the other end are the least intensive or least disruptive land uses. The hierarchy is as follows: -92- �I N M 0 R T E N E s I V E Heavy Industry Restricted Industry General Commercial Neighborhood Commercial Office Multiple-Family Residential Single-Family Residential Open Space I L E s s N T E N s I V E By arranging adjacent land uses based on the above hierarchy, effective transitions will usually occur as one travels from one land use area to another. A second way of achieving effective transitions between land use areas is the use of landscaped green spaces. The City of Rochester Hills has achieved some excellent results in this regard. There are many very fine examples in the city in which the planning commission has required well-landscaped green spaces between different land use areas. Some of these examples are illustrated in this section of the plan. The city's current landscape regulations are very stringent and have been carefully drafted to achieve the optimum level of green space transition effect between adjoining land uses. A third approach to establishing transitions between differing land use areas is through site design. The planning commission can review and regulate the layout of proposed developments to improve the quality of transition between land use areas. For example, the placement and design of parking areas has a great effect on the relationship between two adjoining land use areas. If a large parking lot for a shopping center is improperly located or designed, it can have a serious negative effect on an adjoining residential subdivision or multiple-family housing development. The setback of buildings from a major thoroughfare can affect the quality of transition between land use areas. Very often, a good effect can be achieved by a more generous setback with abundant landscaping along the required green way. It is recommended that the city consider amending its subdivision ordinance to increase the minimum greenbelt width along frontage abutting a major thoroughfare. Effective transition can also result from the placement of buildings on the site. For example, some apartment developments in Rochester Hills have all garages facing one side of a thoroughfare creating a negative visual image on the adjoining land use area. By varying the placement of garages and vehicular approachways throughout the site, a more compatible visual relationship is created with adjoining land use areas next to the apartment development. -93- �After the new master plan is adopted, it is recommended that the city reevaluate its site design, building placement , and setbacJc regulations in the zoning ordinance to determine if modifications can be made which will achieve improved visual transitions between land use areas. , , , , -94- �Examples of Transitions This example on Rochdale shows the successful transition from a multiple-family development into a single-family residential neighborhood. The residential units toward the front of the winding street are multiple-family units and the dwellings to the rear of the street are single-family homes. Because of the careful placement of the housing groupings on this curved road, there is a satisfactory visual transition between the multiple-family and single-family residential groupings. -95- �" The photographs on the following page show a welldesigned transition between a single-family residential neighborhood and an adjoining shopping center. The residences in the top photograph face on Primrose Street. The photo shows the east side of the Mei jers Thrifty Acres commercial property adjacent to the residential neighborhood. A very large 75 foot wide greenbelt has been provided between the residential neighborhood and this shopping center complex. The greenbelt has been bermed and planted generously with Austrian Pines and various species of deciduous trees. As the greenbelt trees mature, the screening effect between the two adjoining land uses should be very satisfactory. The aesthetic image would have been better without construction of the chain-link fence at the rear of the residential properties; however residents probably desire the privacy and protection to family and pets which the fencing provides. It probably would not be possible to provide such a generous buffering transition in all areas of the city in which residential and commercial developments are located next to one another. However, the basic concept of a bermed grassy greenbelt with evergreen shrubs is a desirable design feature which could be adapted to other areas of the city on a smaller scale if necessary. -96- �• II -97- �• This is an excellent example of a well-landscaped transition b~tween a single-family residential neighborhood and Tienken Road, which is a major thoroughfare. A 35 foot wide greenbelt has been provided between the residential lots and Tienken Road. The greenbelt is planted with a well-maintained lawn. Both deciduous trees and evergreen trees are liberally planted on the greenbelt to provide a visually soft image. A handsome white painted wood fence is erected at the rear of the residential properties where the greenbelt begins. -98- �• RELATION OF BUILDINGS TO THE ENVIRONMENT Proposed developments in Rochester Hills should be related harmoniously to the use, scale , and architecture of existing buildings in the vicinity that have a functional or visual relationship to the proposed buildings. Development in Rochester Hills should enhance the visual quality of the city and the quality of life for its residents. Visual quality is the result of the harmonious relationship among the various elements of the built environment and with the natural environment. In order to preserve and enhance these qua! i ti es, it is the intent of this section of the plan to identify the elements of design which affect the subjective relationship between the existing architectural fabric of the city and proposed new construction, and to provide guidelines for insuring that new construction will add to the visual quality of the city. The intent here is NOT to discourage new and innovative architectural forms, but instead to identify certain characteristics which contribute to the overall environmental harmony of the city. New architectural styles and building technologies can be appropriate for the city as long as they are not harshly discordant with the existing forms. ~ When preparing plans for design review, developers should be cognizant of the interrelationships among buildings in the area. Each building is more than a separate structure - it is part of the total built environment. A good design professional can fit a building into the existing environment, especially major construction projects and facade renovations involving a substantial change. Recommended Approach to Architectural Review Process It is recommended that developers submit building elevations of proposed structures to the planning commission for architectural review simultaneously with submission of site plans. The planning commission can review architectural design proposals based on the premise that proposed developments in Rochester Hills should acknowledge and respect surrounding existing architecture. Proposed buildings should be visually related to their surroundings with respect to: Scale Materials, texture, and color Rhythm of solids and voids Spacing of buildings or signs Open space and landscapes -99- �• Street facade Roof slopes Fenestration Intent The intent of the architectural review process will be to initiate a negotiation process with the applicant to obta i n any necessary revisions to the building design which will make it more compatible and harmonious with the surrounding architectural character of the community. The intent of the architectural review process will be achieved through negotiation, not through ordinance requirements or enforcement. The revision of architectural drawings will be sought on a voluntary basis as part of the total review and approval process. Procedure The applicant will be asked to submit building elevations for the front, side, and rear facades of each proposed structure. An architectural review will be prepared for the planning commission by either the planning department staff or by the city's planning consultant. This review document will assist the planning commission in identifying possible areas of architectural design change which would be desirable. Based upon the professional design review, the plan commission will determine its position in negotiating possible design changes in the building design. Several Michigan communities have carried ,o ut this voluntary architectural design review process for many years and the level of compliance has been very high in virtually every community despite the fact that the architectural review process is not actually based on an ordinance or enforcement procedure. As long as the review process is reasonable and the aesthetic results are positive, there is usually no opposition to such a review process. Architectural Review Guidelines The City of Rochester Hills zoning ordinance requires that building design elevations be submitted with a site plan approval application. The submission of building design elevations at the review stage provides an opportunity for the planning commission to carry out an architectural review process. Many communities in Michigan engage in the architectural review of such submissions. The professional planning staff and/or planning consultant can prepare a critical commentary of the architectural designs for consideration by the planning commission. Usually, the aesthetic eval ua ti on of the architectural design is used to make recommendations to the applicant for modifying or -100- �II improving the design of the proposed structure. Most planning commi&sions make such recommendations in an advisory capacity and they are usually not the basis for an actual denial of a site plan. In actual experience, most developers are willing to make some modifications to their architectural designs on a voluntary basis. The process of architectural review is usually carried out within this spirit. The design of proposed developments in Rochester Hills should acknowledge and respect the surrounding existing patterns of development, and should be such that those desirable existing patterns are complimented and strengthened. The following principles of architectural design are set forth for use by the planning commission to use in evaluating the aesthetic features of building design: a. , Scale A sense of scale directly relating to the surrounding neighborhood should be provided. The scale of a building depends on its overall size, the mass of it in relationship to the open space around it, and the sizes of its doors, windows, porches and balconies. The scale gives a building "presence"; that is, it makes it seem big or small, awkward or graceful, overpowering or unimportant. The scale of a building should be visually compatible with its site and with its neighborhood. b. Style Architectural styles should be compatible with the character of the area and/or existing structures. c. Signage Coordinated signage should be planned when to facades or new buildings are designed. d. alterations Rooflines Cluttering of rooflines as a result of too many different angles and roof pitches should be avoided. A roof can have a dramatic impact on the appearance of a building. The shape and proportion of the roof should be visually compatible with the architectural style of the building and with those of neighboring buildings. Commercial building facades should not exhibit roof elements which are visually out of proportion with the other building design elements. e. Mechanical Equipment Mechanical equipment, including metal chimneys, at grade, attached to, or on the roof of a building, should -101- �I be screened from view; or they should be integrated into tpe overall design of the building. f. II • Landscaping Landscaping should be used to enhance the design and to either strengthen or buffer the visual relationship with surrounding areas. g. Rhythm of Solids and Voids The rhythm of solids to voids in front facades should be well-designed. When you look at any facade of a building, you see openings such as doors or windows (voids) in the wall surface (solid). Usually the voids appear as dark areas, almost holes, in the solid and they are quite noticeable, setting up a pattern of rhythm. The pattern of solids and voids in the front facade of a new or altered building should be visually compatible with that of its neighbors. h. Proportions of Openings The proportions of openings within the building should be compatible with the overall design. Windows and doors come in a variety of shapes and sizes; even rectangular window and door openings can appear quite different depending on their dimensions. The relationship of the height of windows and doors to their width should be visually compatible with the architectural style of the building and with that of its neighbors. i. Facade Materials The relationship of facade materials is important to the design integrity of a building. The facades of a building are what give it character, and the character varies depending on the materials of which the facades are made and their texture. In Rochester Hills, many different materials are used on facades - depending on the architectural style of the building. The facades of a building, particularly the front facade, should be visually compatible with those of other buildings around it. Building materials should be chosen carefully, and it is generally more desirable to use as few differing materials as possible. j. Site Elements The size, placement, and materials of walls, fences, driveways, and parking areas may have a visual impact on a building. These features should be visually compatible with the building and neighboring buildings. • -102- �I • II ENTRANCEWAYS Entranceways to the City of Rochester Hills are a very important planning issue. There are approximately 27 thoroughfares which enter Rochester Hills from surrounding communities. About 18 of these thoroughfares are significant because they carry a moderate to extensive number of motorists in and out of the city each day. Entranceways are important because they create the first impression which a motorist has when entering the city. Efforts by the municipal government to improve and maintain the visual appearance of the city's entranceways are important for the following reasons: 1) An attractive entranceway contributes to enjoyment of residents of the community. the aesthetic 2) Entranceways give the community identity and distinguish it from surrounding communities. 3) Entranceways establish the character of Rochester as a quality residential area. 4) Attractive entranceways help to enhance and property values in the city's neighborhoods. Hills stabilize The city should prepare and implement an entranceway beautification program. Design plans should be prepared for beautifying and improving the appearance of each of the major entranceways to the city. Such a design plan would be detailed in nature and is beyond the scope of this master plan. The design plan should recognize both the public and private land ownership characteristics of each entranceway to the city. Entranceway beautification consists of more than simply placing a welcome sign or shrubs near the entrance to Rochester Hills. A comprehensive ent~anceway beautification program also addresses zoning and environmental controls on properties which surround the entranceway. There are three basic ways in which entranceway beautification can be planned and carried out: 1) Through a municipal landscaping and signage program; 2) through effective zoning and environmental controls with particular emphasis on adjacent woodlands and wetlands; and 3) through negotiation with property owners at the predevelopment or early site planning development stage when new developments are being proposed adjacent to a major entranceway to the city. It is often possible to negotiate greenbelts, setbacks, or other special landscape treatments which will make the entranceway more attractive and also will complement the adjoining private development. The design plan for entrance- -103- �way beautification should set forth a detailed design for each entranceway including signage and landscaping, zoning and environfuental controls, and other features which will affect the visual quality of the area. Priorities should be established among the various entranceways in this city and funding sources should be identified so that the entranceway beautification program can proceed on a systematic basis. Each year the city should try to beautify a certain number of entranceways . An important component of entranceway beautification is ongoing maintenance. After entranceways have been landscaped, they need to be carefully maintained in order to continue to look good. The entranceway beautification program should be carefully coordinated with the interrelated open space development concept which is also presented in this plan. Attractive entranceways to the city will make an initial "visual" statement which will then be picked up and continued by the interrelated open-space system consisting of parkways, boulevards, greenbelts, municipal parks, and other open-space features. ' -104- �,. , , Entranceway Examples This entranceway to the City of Rochester Hills looking east on Wal ton Boulevard as one leaves the City of Auburn Hills is very handsomely designed. The tasteful signage and the lush evergreen shrubbery planted both in front and behind the sign provide an aesthetically pleasing entranceway to the city. -105- �This entranceway to beautiful in its natural on Orion Road as one Rochester Hills. The magnificent mature trees to the city. the City of Rochester Hills is very state. This entrance to the city is leaves Oakland Township to enter curvature of the pavement and the provide a very beautiful introduction -106- �REVITALIZATION OF THE OLDE TOWNE DISTRICT , J J f In January of 1988, a revitalization plan was prepared for the Olde Towne area; however, this plan was never officially adopted or implemented . Since 1988, several local streets in the area have been paved and some of the commercial store fronts have undergone renovation, but the area still lacks an overall unified theme and has not come to grips with the problem of off-street parking facilities. Auburn Road, which serves the Olde Towne Shopping District, is a State of Michigan highway. The Michigan Department of Transportation has long-range plans to widen the existing two-lane pavement on Auburn Road. If the thoroughfare is widened, it would wipe out parking in front of the stores. Merchants in the area are concerned that the elimination of frontal parking could spell the economic doom of the area. If the section of Auburn Road serving Olde Towne were transferred to local municipal control, state highway regulations pertaining to removal of on-street parking would no longer apply. As part of preparation of the new master plan, a new detailed on-site evaluation of urban design and development issues in the Olde Towne area was completed. The results of this field evaluation are presented in Figures D-IV, D-V, and D-VI. Based upon reevaluation of the 1988 plan and the recent survey of the area, the following recommendations are made: 1) Consideration should be given to paving alleys behind the business strips; 2) consideration should be given to development of a combination of parking both in front and behind stores, as well as parking on some local streets which could be closed; 3) a safe pedestrian crossing and circulation system should be provided for school children and other pedestrians; 4) the revitalization strategy should include detailed urban design and landscaping approaches; 5) a building facade design theme should be defined based on a New England shopping village concept; 6) zoning and landscaped green areas should be used to demarcate the Olde Towne area and to prevent continuous strip development; 7) a uniform series of lettering styles for commercial signage should be adopted for the district; 8) merchants and surrounding residents should be carefully and systematically consulted when exploring the above recommendations. -107- �~ ... .. -~ w '--l___j____Y <..9 0 0::: a BOAT SALBS FULL SERVICE GAS STATION Autos and Trucks Stored Lot Without Screening Poor Landscaping _J Un i que Structure on Auburn Road (Variation of Ouonset Hut) Fair to Good Condition Lawn is Nice Gravel Parking i n Front Rear Building is a Ouonset Hut that i s Rusted and Unsightly (Blighting Influence) co ---cf -- £b O::: (..'.) J] □ RETAIL PIALL Recent Contruction Very Good Condition Vacant Supermarket Paved Parking Good Lawn With Landscaping 0 > <:{ LI L__J .._.I W 11 M VACATED BUILDING Structure in Very Poor Condition Weeds on Auburn Road are Very Tall tr AUBURN 4\[ el I .,.JlC . I RBSIDBNCB StructuC"e in Good Condition \ MATURE TREES LOCATtuON BOTH RESIDENTIAL SHOULD BB PRESERVED M - '\ uo , } - LARGE VACA~TL~~=~ Busin::.Jess Zoned B- on Both Auburn Frontage R Roads and John RESIDENTIAL STRUCTURE Stcucture 1n Poor Condition LAWN PRODUCTS COPIPANY Retail Use Yard Screened Metal Building in Pair Condition Very Good Landscaping Figure 0-IV VISUAL IMPRESSIONS \ \ • VACANT BUILDING \ \>-- - - - Structure 1n Poor Condition Blights Area No Public Sidevalk on ~ t - -- Auburn Road w 0 z w CD " PARTY STORR - NBWBR STRUCTURE Paved Parking Roadway Frontages are Landscaped Building in Very Good Condition I - r;i AUTOflOTJVB USB Truck/Trailer Rental Automobile Repair Cars and Rental Vehicles Stored in Front on the Corner No Screening o t YehicJes Building in Poor to Pair Condition z □ CD 0 0::: Ci]I tJIC 0::: z I 0 J 0 0 0 ~ ~ ,...□ N + �..,~ ~ ~ ~ ,.. _ _ _ _ _ _ _ _ _ _ _ _ _ ___,..llf"-~IIIIIIPARTY STORE New Facade Siding Condition of Original Structure Unknown Parking on Auburn and Longview Roads Parking Areas Surfaced With Gravel ANI"AL HOSPITAL ---. I I CARPET STORE Newer Building Gravel Parking in Front and on West Side Da I --. -=--- .__ AND COOLING BUSINESS/AUTO SERVICE FACILITY Renovated Facade on Heating and Cooling Business Paved Parking on Auburn Road RENOVATED BUILDING Lawn Maintenance Equipment New Facade on Parked Out Front Original Structure Original Structure is in Fair Condition Sides Need Painting LI I □- Invokes a •colonial• 0 Image by the Use of Windows With ears and l'luntins The Entrance Invokes I ROCHESTER HILLS PRECINCT IS Very Good Condition Paved Parking --,,-,--, D I RETAIL BUILDING a •colonial• Image □ J Never Structure ::J I Very Good Condition Paved Parking I . ARTS SCHOOL Poor to Faii: - Condition Siding on Harrison Packing on Auburn Road ._ I PARTS SALES in Good Condition Trailers on Along Auburn Road OLDE TOWNE CORNERS - - - - - - - . . . . S111all Strip Mall Retail and Office Uses Decorative Freestanding Laaps I f--' • Very Good Condition Facade/Roof Very Good Condition Sides Need Painting Gravel Parking in Front D .... ---, on Culbertson (Has an Olde Towne l ■age) Brick Facade Very Good Condition Paved Parking 0 In Poor Condition I.O I I RETAIL OPERATION Sales and Service Very Good Condition Good Landscaping on Longview Road Well Designed Paved Parking Area on Longview Road GAZEB0 - - - - - - - - - - - • 8 Good Condition No Walks Leading to It N + BARBER SHOP Building-in Poor Condition l ._ REUTHER MIDDLE SCHOOL Very Good Condition Large Lawn on Auburn Road Nev Facade Ea~sed Du ■ pster on Bast Side of Building ...., [1Cl z 0 $'. w (/) l- Figure D-V VISUAL IMPRESS IONS (/) o:: w m _J ::) u - - - - + - ---1 i11----11 w > z (9 Ig ,.... I Pre-Fabricated Office Building on Auburn Road (Very Good Condition) Tall Concrete Block Production Building in Rear Lawn Adjacent to Auburn Road Wood Furniture and Products are Displayed on the Lawn Adjacent to Auburn Road A Wood Stockage Fence Encloses the Storage Yard Fronting on Both Auburn and Longview Roads. The Fence is in Fair Condition. . �._ ......, ~ ·~ V .t'.W. ~ ~ ~ TWO AUTO RETA[L FAC[LITlES PROPANE GAS SUPPLY-----i■ Sales of Auto Parts Light Industrial Use Paved Packing on Side (Vacated Outdoor Storage of Street) and Pront Propane Tanks Ouapsters at Rear -----,-outdoor Storage Area is Need Screening {;:] Not Screened Pro ■ Structures Ap~ear in Auburn R?ad Good Cond 1t 1 on '"L I It-'-- - - - ;, Side Parking is provided by the RESIDENCE Vacated Eastern Avenue Non-Retail Use 11111,1, Non - Rctdil Use Commonly Located in RESTAURANT _ _ _ _ _ _ _ _ __ ' ' - - - ---. Parking at Reac Surfaced in Gravel Structure in Condition Shingles are Needed on Roof Fascia Packing Acea is Sucfaced ---·· .....---Gravel and Unscreened ,..,__ I the Pcont Lawn ' 1 II I I' I I I I ~ j Area I Convenience Sto~e Nice Lawn ~ 11 111 CHUiJ, I I-' I-' CHURCH COIIPLEX Includes School and Parking One-Story Brfck With D e r y Good Condition Wide lletal Fascia foe Non-Retail Use the Roof Line Packing in Pcont surfaced With Loose Gcavel of Moderate to Large Size Needs Landscaping NEW STRIP RETAIL USB Brick With Sloped Roof Vecy Good Landscaping and _j Parking Area Lawn Along Auburn Road (J) (J) OCJ 0 I I Vacant Acea Containing Mature Trees and a Moved Lavn z II RESIDENTIAL USE Non -Retail Use Newec Shingles and Siding z 0 (J) 0:: 0:: <t: I L--l 1 - -- D [] ---1 11 0 ...... w D z 0 z _j 0:: 0:: 1-- l'.) w (J) <t: w t--- - - - -~ <t: w :::j w w I t - -- - - - - 1 2 o--- - - - + - - PARTY STORE Older Building Siding llay Cover Structural Problems Encroaches into Auburn Road Right-Of-Way Exposed Du ■ pstec Along Auburn Road I Redesigned as a Self Service Gas Station With 1 SHOE REPAIR FACILITY Old, Concrete Bui1ing Very S ■all Il I I/ ~ I I t" I . . . . . . LARGE GARDEN ~ Non-Retail ~NCR ~~ In P o o r ~ STATION AND ONYENIENCE STOR Rear Screeening Poor_ Condition LIi . J t INSURANCE AGENCY Nev Roof and Siding Asphalt Horseshoe Dcive No Landscaping Located at an Entrance P(int Into the City Needs Have Overrun ~ - ""''"--~II CHURCH . Non -Reta1 l Use In Good Condition Pront Lawn Has Been Overrun by Weeds Parking in Reac -7 BARBER SHOP - -Newer Wood Siding Packing Area Sucfaced in Gravel r Commercial Districts In Poor Condition Paved Parking on Auburn Road TOOL CUTTER SERVICE Light Industrial Use Structure in Fair to Good Condition ---, --, Figure D-VI VISUAL IMPRESSIONS RESTAURANT Lawn and Lanscaping is Good Paved Parking Shaced Parking With Retail/Office Use to the West c:. w 0:: 0 z ::) 0 w 0 ONE-STORY RETAIL BUILDING OP RBCBNT CONSTRUCTION (OFFICE USES CURRENTLY INHABIT TOE SPACES} Lawn is Good T~ees are Lacking Paved Parking Shaced Packing With Restaurant on the Cocner of Auburn Road and Dequindce N + �Stylistic Compatibility I I 'J The two buildings illustrated in figure D-VII are in the Olde Towne Shoppinef District of Rochester Hills. The building on the right has been restored with a definite colonial architectural motif. It is quite nicely designed. The building on the left does not follow a colonial motif; but has a fake mansard-type roof which extends downward over the front half of the building. The fake mansard roof has large lettering identifying the "A & S Heating and Cooling" firm. Figure D-VIII below shows how the redesign of the heating and cooling store would make it compatible with the surrounding architecture. If the Olde Towne revitalization program is to be successful, it will be necessary that all renovation follow the basic architectural motif which has been established for the area. Figure D-VII Figure D-Vl I I -111- �-r - DETENTION AND RETENTION PONDS A detention p'ond holds storm water, but has a means of outflow so the water can be drained from the pond. A retention pond, by co~trast, has no outflow capability and the water remains in the pond. Most ponds in Rochester Hills are detention-type ponds. They have provision for outflow of water. Many of these ponds are visually unattractive. They often consist of a land depression surrounded by a rather stark looking chain-link fence. It is recommended that the city zoning ordinance be revised to specifically require the full landscaping and screening of such ponds. One issue with respect to landscaping of ponds is that of public safety. There is concern that children could climb over fencing and drown in the basins when they are at high water level. However, this issue can be addressed through carefully regulated slope and depth requirements in the zoning ordinance. By requiring gradual sloping of the sides of ponds and specifying a maximum depth, drowning accidents can be prevented. The example below shows an attractively landscaped detention pond in the city. -112- �Land Use �Land Use EXISTING LAND USE A detailed lot-by-lot existing land use survey was completed as part of the preparation of this plan. The following land-use system was used in the survey: 1. Single-Family Residential Single-family detached dwellings, including only the developed portions of large parcels (i.e., the approximate area devoted to buildings and lawn). In cases where more than one platted lot is under the same ownership, only those lots occupied by structures and lawn are included. 2. Two-Family Residential - Generally flats or duplexes. 3. Multiple-Family Residential three or more dwelling units. 4. Mobile Home Residential - Courts or parks where land has been platted or parcelled to allow temporary or permanent storage of mobile homes, or independent uni ts located beyond the limits of a mobile home park. 5. Convenience Commercial - Includes the land area occupied by retail and service facilities, and related off-street parking which accommodates day-to-day convenience shopping and service needs. Included in this category are food and drug stores, personal services such as barber shops, beauty shops, and local repair services such as shoe repair, tailors, dry cleaner and laundromats. 6. Comparison Commercial - Includes the land area occupied by retail uses, and related off-street parking, offering commodities which are normally purchased at infrequent intervals and for which the consumer may shop around. Individual uni ts included in this category are apparel stores, shoe stores, furniture and appliance stores, and department stores. r f r Structures II containing 11 7. Office Commercial - Includes the land area occupied by all types of individual office facilities and related off-street parking. Included in this group as offices are real estate, medical, clerical, etc. Office facilities which are ancillary to commercial or industrial uses are not included in this category. 8. Automotive Commercial - Includes the -:------...,..,----,,----by retail and service facilities oriented, i.e., gas service automotive accessories, etc. -113- land area occupied which are autostations, tire stores, This category does not �r include bump , and industrial. paint shops which are classified as 9. r r r r General Commercial - Includes the land area occupied by those types of retail and service facilities, and related off-street parking, which normally do not requiie a shopping center location, and do not primarily cater to the convenience needs of adjacent residential areas. Included in this category are such uses as commercial lodging, restaurants, bowling alleys, and drive-in theaters. 10. r Light Industrial - Includes the land area devoted to those types of industrial manufacturing and nonmanufacturing uses which were not felt to exert primary influence on adjacent areas or parcels from the standpoint of scale of operation, type of operation, commercial traffic, etc. Examples are warehousing, bump and paint shops, and technological industries (radio assembly) . 11. Heavy Industrial - Includes the land area devoted to those types of industrial manufacturing and nonmanufacturing uses which were considered to exert primary influence on adjacent areas or parcels due to the scale of operation, type of operation, commercial traffic, etc. Examples are plants which manufacture finished or semi-finished products from raw materials and gravel mining, gas processing, and junk yards. 12. Landfill and Mining Operations Landfills include sanitary landfill operations. Mining includes gravel or sand extraction operations. 13. Public Elementary School - Land developed or owned by the School District for elementary schools. Elementary schools are indicated with an E on the Existing Land Use Map for 1991. r. , , J , , II II 14. Public Junior High School - Land developed or owned by the School District for junior high schools. The Junior High Schools are indicated by a 11 J 11 on the Existing Land Use Map for 1991. 15. Public Senior High School - Land developed or owned by the School District for senior high schools. The Senior Highs are depicted with an 11 S 11 on the Map. 16. Other Public - Includes land owned by Federal, State, County, or City government. Examples are municipal offices, parks, and post office, etc. -114- �r 17. Quasi-Public Land developed for private utility purposes such as substations. parks 18. Churches and Institutional - Land developed gious purposes, parochial schools, etc. for 19. Streets and Alleys The full rights-of-way designated on the Existing Land Use Map for 1991. 20. Railroad Right-of-Way Western Railroad. 21. Special Purpose Uses - The land area devoted to Oakland University, golf courses, riding stables, hospitals, and similar uses. 22. Lakes and Ponds - Water areas such as Galloway Lake and the lake at Thelma Spencer Park. 23. Floodplain and Rivers - The floodplain as delineated by the Corps of Engineers reports on the Clinton River and Paint Creek. 24. Vacant - Platted and unplatted undeveloped land. [ r f f - An example and rel ias is the Grand Trunk The results of the existing land use survey are shown in Figure LU-I and Tables LU-1 , LU-2, and LU-3. The master plan adopted by the city in 1986 was not based on a current existing land use survey; that plan utilized a land use survey completed in 1980. Table LU-2 portrays changes in land use which have occurred between the 1980 survey and the 1991 survey. The category of land use which showed the largest acreage increase during the 11 year period between the two surveys was single-family residential. In 1980, the city had 4,953.6 acres of developed single-family residential land and by 1991, 1,955 additional acres had ·been added. This represents a 39.5 percent increase. Multiple-family residential development also showed a substantial increase during the 11 year period; in 1980 the city had 438. 5 acres of multiple-family development and by 1991 the city added 348.7 acres of multiple-family development, indicating a 79.5 percent increase. The city has two mobile home developments which evidenced a 21.1 percent increase in acreage due to build out during this period. All categories of commercial land use increased substantially in the period between 1980 and 1991. Comparison commercial facilities showed the largest increase with 123.7 percent, followed by convenience commercial with an increase -115- �r 0 0 0 E f SINGLE TWO , I OAKLAND UNIVERSITY ii~ ~1 ~-~ ~Ii:;,._~-::.' ~ RESIDENTIAL FAMILY MOBILE ~ ~ RESIDENTIAL FAMILY MULTIPLE e S T E R FAMILY RESIDENTIAL HOME RESIDENTIAL CONVENIENCE COMMERCIAL •• • • COMPARISON COMMERCIAL 9 PUBLIC ELEMENTARY ~ ~ ~ @ PUBLIC JUNIOR HIGH SCHOOL PUBLIC SENIOR HIGH SCHOOL ~ • COMMERCIAL OFFICE AUTOMOTIVE COMMERCIAL GENERAL COMMERCIAL INDUSTRIAL LIGHT INDUSTRIAL HEAVY OTHER PUBLIC QUASI PUBLIC SCHOOL ( CHURCHES , ETC . ) INSTITUTIONAL @ SPECIAL PURPOSE 0 VACANT OR AGRICULTURAL :-:-_:::, FLOODPLAIN ... _,_. i ;,,, • :·,; ; ~:i,. . "::J SUPPLEMENTARY SYMBOLS C CEMErERY W WELL SITE f FIRE STATION Figure LU-I \ EXISTING LAND USE City of QOCHESTER HILLS OAKLAND COUNTY • MICHIGAN ROCHESTER HILLS PLANNING COMMISSION A Grn-\1 nLl 11 >1n 1,nAw1<1~1E~ • ' J �' TABLE LU-I EXISTING LAND USE - 1991 ~ ._. LAND USE CATEGORY ACREAGE Single-Family Residential Two-Family Residential Multiple-Family Residential Mobile Home Residential 6,925.3 1.6 787.2 197.l 33.1% ACREAGE DEVELOPED AREA PERCENT OF TOTAL 43.6% 0.9 6,925.3 1.6 787.2 197.l . *·* 5 .o 1.2 *·* 3.8 Convenience Commercial Comparison Commercial Office Commercial Automotive Commercial General Commercial 90.3 210.7 70.l 75.7 173.8 0.4 1.0 0.3 0.4 0.8 90.3 210.7 70.l 75.7 173.8 0.6 1.3 0.4 0.5 1.1 Light Industrial Heavy Industrial Landfills and Mining Operations 620.2 80.9 214.2 3.0 0.4 1.0 620.2 80.9 214.2 3.9 0.5 1.3 Public Elementary Schools Public Junior High Schools Public Senior High Schools Other Public Uses 101.5 150.0 93.5 948.7 0.5 0.7 0.4 4.5 101.5 150.0 93.5 948.7 0.6 0.9 0.6 6.0 Quasi-Public Churches or Institutional Streets and Alleys Railroad Right-of-Way Special Purpose Uses 1,352.7 135.l 2,523.9 63.0 1,078.3 6.5 0.7 12.l 0.3 5.2 1,352.7 135.l 2,523.9 63.0 1,078.3 8.5 0.9 15.9 0.4 6.8 Lakes and Ponds Floodplain and Rivers Vacant 139.8 256.8 4,622.7 0.7 1.2 22.l 15,893.8 100.0% -...J I TOTAL CITY AREA PERCENT OF TOTAL TOTAL *·* ·LESS 20,913.1 THAN 0.1 PERCENT 100.0% Source: Gerald Luedtke and Associates, Incorporated �... 11111 TABLE LU-2 ACREAGE CHANGE COMPARISON 1980 SURVEY* 1991 SURVEY ACREAGE CHANGE PERCENT CHANGE 4,953.6 2.4 438.5 200.4 6,925.3 1.6 787.2 197.1 +1,971.7 -0.8 +348.7 -3.3 +39.8% -33.3 +79.5 .:.1.6 Convenience Commercial Comparison Commercial Office Commercial Automotive Commercial General Commercial 57.4 94.2 51.0 66.0 125.8 90.3 210.7 70.1 75.7 173.8 +32.9 +116.5 +19.1 +9.7 +48.0 +57.3 +123.7 +37.5 +14.7 +38.2 Light Industrial Heavy Industrial Landfills and Mining Operations 182.4 61.4 244.2 620.2 80.9 214.2 +437 .8 -30.0 +240.0 +31.8 -12.3 Public Elementary Schools Public Junior High Schools Public Senior High Schools Other Public Uses 97.5 162.1 48.1 402.5 101.5 150.0 93.5 948.7 +4.0 -12.1 +45.4 +546.2 +4.1 -7.5 +94.4 +135. 7 Quasi-Public Churches or Institutional Streets and Alleys Railroad Right-of-Way Special Purpose Uses 958.3 70.5 2,246.0 81.0 983.1 1,352.7 135.1 2,523.9 63.0 1,078.3 +394.4 +64.6 +277 .9 -18.0 +95.2 +41.2 +91.6 Lakes and Ponds Floodplain and Rivers Vacant 119.0 375.3 8,892.4 139.8 256.8 4,622.7 +20.8 -118 .5 -4,286.8 +17.5 -31.6 -48.2 20,913.1 20,913.1 LAND USE CATEGORY Single-Family Residential Two-Family Residential Multiple-Family Residential Mobile Home Residential I I-' I-' CD I TOTAL +19 .5 +12.4 -22.2 +9.7 *The 1980 acreage figures are exclusive of annexation. Source: Gerald Luedtke and Associates, Incorporated �__.. -- . TABLE LU-3 EXISTING LAND USE COMPARISON: 1973, 1980, AND 1991 PERCENT OF TOTAL AREA 1973 PERCENT OF TOTAL DEVELOPED AREA PERCENT OF TOTAL AREA 1980* PERCENT OF TOTAL DEVELOPED AREA Residential 18.8% 46.6% 26.8% Commercial 1.1 2.7 Industrial 0.9 Public or Quasi-Public PERCENT OF TOTAL AREA 1991 PERCENT OF TOTAL DEVELOPED AREA 48.6% 37.8% 49.7% 1.8 3.4 2.9 3.9 2.1 1.2 2.1 3.4 4.4 3.4 8 .1 8.3 15.l 13.3 17.6 Special Purpose Uses 5.5 13.7 4.7 8.5 5.2 6.8 Land Extraction or Fill 2.2 5.7 1.2 2.1 1.0 1.3 Rights-of-Way 8.5 21.1 11. l 20 . 2 12.4 16.3 LAND USE CATEGORY - - I I-' ~ I Vacant, Floodplain and Water 59.6 44.9 24.0 -TOTAL 100.0% 100.0% 100.0% 100.0% 100.0% *The 1980 figures indicate percentages of land area exclusive of annexation. Source: Gerald Luedtke and Associates, Incorporated 100.0% �f of 57.3 percent, general commercial with an increase of 38.2 percent, office commercial with an increase of 37.5 percent, and automotive commercial which increase of 14.7 percent. Light industrial land use is the land use category which showed the largest percentage increase in the 11 year period between the two surveys. In 1980, the city had 182 .4 acres of light industrial use and in 1990 it had 620.2 acres which represents a 240 percent increase. Heavy industrial land use increased during the same period by 31.8 percent. The area devoted to landfills and mining operations actually decreased by 12.3 percent based on the 1991 survey. This reduction was not due to the actual elimination of land fills, but due to an error contained in the 1980 land use survey which represented certain areas as land fill. This error has been corrected in the 1991 survey. During the past 11 years, the amount of land devoted to elementary, junior, and senior high schools showed modest increases. The amount of land in the city utilized for public parks showed a substantial increase during this same period. In 1980, public uses other than schools occupied 402. 5 acres, by 1991 these uses occupied 946. 3 acres indicating a 135.1 percent increase. Churches and institutional land uses increased by 91. 6 percent in the 11 year period. Both railroad rights-of-way and flood plain and river areas showed decreases between the two surveys. A portion of the former railroad right-of-way has been turned into a recreational pathway as part of the Paint Creek Trail. Areas which were formerly classified as flood plain and river have been included in various adjoining residential developments and have been reclassified resulting in a reduction of 31.6 percent in this category. Examination of Table LU-3 shows that Rochester Hills is predominately a residential community with 38. 0 percent of the city's total land area devoted to this use. The second largest land use are areas classified as vacant, flood plain, or water which represent 23.9 percent of the total land use area. The third largest land use category in the city is public or quasi-public with 13. 2 percent of the total area devoted to this use. Other land uses, although they may have substantial impact in terms of traffic and economic benefits, actually occupy a relatively small portion of the total land use area. Commercial land uses occupy only 2. 9 percent of the city's total land area, industrial land uses occupy 3. 4 percent, special purpose uses occupy 5.2 percent, and land extraction or fill operations occupy approximately l percent of the city's total land area. Rochester Hills is primarily a lower density residential community with viable commercial, indus- P. -120- �trial, and public land-use components. As the city nears build-out, it . should mature as a stable and very desirable residential community. It has been and wi 11 continue to be a desirable place in which to live. J J f r r -121- �FUTURE LAND USE PLAN The Future Land Use Plan is portrayed in Figure LU-II. Table LU-4 inqicates the quantities of each proposed land use within the total city. The Future Land Use Plan is the culmination of a planning process which was initiated by the Planning Commission over a year ago. The Planning Commission has consulted with numerous neighborhood organizations, city departments and commissions, and other community city groups in development of the adopted Future Land Use Plan. Land use planning is a process which determines the most desirable spacial relationships of future land uses through an assessment of past, present, and future determinants. It is also concerned with strategies for achieving such relationships. The future land use planning process is directed toward developing and maintaining a wholesome environment for the residents of Rochester Hills. Therefore, the people of the community their needs, wants, and interests -- are the prime concern of the future land use planning process. Each land use decision reflected in this plan was carefully analyzed by the planning consultant and planning staff and thoroughly studied and discussed by the Planning Commission at open public meetings. A public hearing on the master plan was held on March 17, 1992 and required public notices were published in the Rochester Clarion in accordance with the provisions of Public Act 285 of the Public Acts of 1931, the Municipal Planning Act. Having been duly adopted by the Planning Commission on March 31, 1992, an attested copy of the Master Land Use Plan has been forwarded to the Oakland County Planning Commission and certified to the city council and the Oakland County Register of Deeds. Subsequent to adoption of this master plan, the City of Rochester Hills Planning Commission will continue to keep the Land Use Plan and zoning regulations of the city updated. The zoning ordinance, subdivision regulations, land development ordinances, and applicable codes will implement the plan. The plan has been designed to be a reasonable and well thought-out guide for decision making on future land development. Residents of Rochester Hills and investors in the community can look to the plan as a document designed to protect the health, safety, and general welfare of the community. The plan should also provide stability in future planning and zoning decision making in the city. The Future Land Use Plan is based on the premise that Rochester Hills is primarily a single-family residential community. The residential neighborhoods are delineated, to a large degree, by the original major street network which was established when Rochester Hills was still Avon Township. -122y- �r ~ TABLE LU-4 FUTURE LAND USE ACREAGE LAND USE CATEGORY ACREAGE PERCENT OF TOTAL 10,278 . 3 224.7 821. 7 197.1 49 . 2% 1.1 3. 9 0.9 Residential Single-Family Cluster Housing Two-Family or Multiple-Family Mobile Home Commercial ~ Convenience or Comparison Automotive Service Oriented Office Research Office 538.9 84.0 148.8 37.7 2.6 0.4 0.7 0.2 229.5 1.1 971.5 44.6 4.6 0.2 102 . 4 83.3 150.0 93.5 1,375.7 15.3 710.1 1,082 . 1 194.0 7.4 6.8 274.3 139.8 3,038.6 63.0 0. 5 0.4 0.7 0.5 6.6 0.1 3.4 5.2 0. 9 Mixed-Use Non-Residential Mixed-Use Industrial Light Industrial Heavy Industrial Public and Quasi-Public Existing Elementary School School Property or Option Junior High School Senior High School Local Recreation Regional Recreation City-Wide Recreation Special Purpose Floodplain Civic Center Fire Station Cemetery Lakes and Ponds Streets and Alleys Railroad Right-of-Way TOTAL 20,913.1 *·* Less than 0.1 percent - l -124- *·* *·* 1.3 0.7 14.5 0.3 100. 0% �~, ~ ~ TABLE LU-5 FUTURE ACREAGE CHANGE COMPARISON BETWEEN THE 1986 AND 1992 MASTER PLANS 1992 ACREAGE ACREAGE CHANGE PERCENT CHANGE 11,861.7 119.3 823.1 205.2 10,278.3 224.7 821.7 197.1 -1,583.4 +105.4 -1.4 -8.1 -13.3% +88.3 -0.2 -3.9 13,009.3 11,521.8 -1,487.5 -11.4% 662.4 73.1 204.0 40.0 538.9 84.0 148.8 37.7 -123.5 +10.9 -55.2 -2.3 -18.6% +14.9 -27.1 -5.8 979.5 809.4 -170.1 -17.4% o.o 229.5 +229.5 Light Industrial Heavy Industrial 1,098.3 202.4 971.5 44.6 -126.8 -157.8 -11.5% -78.0 SUMMARY 1,300.7 1,016.1 -284.6 -21.9% LAND USE CATEGORY 1986 ACREAGE Residential Single-Family Cluster Housing Two-Family or Multiple-Family Mobile Home SUMMARY Commercial Convenience or Comparison Automotive Service Oriented Office Research Office I I-' IV SUMMARY u, I Mixed-Use Non-Residential Mixed-Use Industrial Note: Differences in future land use between the 1986 and 1992 master plans are due to: (1) actual increases or decreases in the amount of land uses planned; (2) the redesignation of certain land use areas to the right-of-way classification; (3) the introduction of new land use categories; (4) increases in the amount of land used for detention ponds and local recreation ; (5) increases in the amount of school property; and (6) transference of public property such as regional park land being acquired by the city. �-, ~ TABLE LU-5 CONTINUED FUTURE ACREAGE CHARGE COMPARISON BETWEEN TIIE 1986 ABO 1992 MASTF.Jl. PLANS LAND USE CATEGORY 1986 ACREAGE 1992 ACREAGE ACREAGE CHANGE PERCENT CHANGE Schools Existing Elementary School School Property or Option Junior High School Senior High School - 80.8 95.0 43.8 48.1 102.4 83.3 150.0 93.5 +21.6 -11.7 +106.2 +45.4 +26.7% -12.3 +242.5 +94.4 267.7 429.2 +161.5 +60.3% 520.0 191.5 289.8 1,375.7 15.3 710.l +855.7 -176.2 +420.3 +164.6% -92.0 +145.0 1,001.3 2,101.1 +l,099.8 +109.8% 2,496.5 81.0 3,038.6 63.0 +542.1 -18.0 +21.7% -22.2 2,577.5 3,101.6 +524.1 +20.3% Special Purpose Floodplain Civic Center Fire Station Cemetery Lakes and Ponds 1,072.5 375.3 98.0 2.5 109.8 119.0 1,082.1 194.0 7.4 6.8 274.3 139.8 +9.6 -181.3 -90.6 +4.3 +164.5 +20.8 +0.9% -48.3 -92.4 +172.0 +149.8 +17.5 SUMMARY 1,777.1 1,704.4 -72.7 -4.1% 20,913.1 20,913.1 SUMMARY Recreation Local Recreation Regional Recreation City-Wide Recreation SUMMARY I ...... N °'I Rights-of-Way Streets and Alleys Railroad Right-of-Way SUMMARY Other Public and Quasi-Public TOTAL Source: Gerald Luedtke and Associates, Incorporated �The 36 square mile township, which included the City of Rochester, was divided into residential development modules or neighborhoods by a street gridiron pattern based on the concept of major thoroughfares located approximately one mile apart. From east to west, there were six major thoroughfares: Adams, Crooks, Livernois, Rochester, John R, and Dequindre. From north to south, there were seven major thoroughfares which include: Dutton, Tienken, Walton, Avon, Hamlin, Auburn, and South Boulevard. These 13 basic streets formed the original gridiron pattern which, in turn, delineated the residential modules or neighborhoods which comprise the city's development pattern. The Future Land Use Plan has been designed to carefully protect the environmental quality of each of the city's residential neighborhoods. The major thoroughfare network which defines land use was established during the early days of Avon Township. r Single-family neighborhoods are defined by the major thoroughfare system based on a one-mile grid pattern. Non-residential uses are usually located on the periphery of the neighborhoods . r The city has exercised considerable care in its past planning and zoning to ensure that multiple-family, commercial, and other non-residential uses are limited to the periphery of major single-family areas, or are located at the intersection of major thoroughfares. Most of the sing lefamily residential neighborhoods consist of curvilinear -127- �street patterns which intersect with the main mile road gridiron • pattern of arterial streets . Multiple-family developments have been located on the edge of single-family neighborhoods or have been situated where they provide a transition between commercial or office uses and adjoining single-family residential areas. Many large single-family development areas in the city contain internal open space or recreation/park areas which have either been develop~d by the city or have been developed as a result of the residential subdividing process. r r r r r Most multiple-family residential developments in Rochester Hills are of large size ranging between 5 acres and 190 acres in size. The majority of multiple-family developments are located within a portion of the city located between Livernois on the west and John R on the east. Multiplefamily developments have been carefully planned so that they do not interfere with or create traffic intrusions into single-family residential neighborhoods. Several multiplefamily residential developments act as transitions between shopping centers and nearby single-family residential subdivisions. Areas planned for industrial development in Rochester Hills historically have been located along the Grand Trunk Railroad right-of-way, in proximity to M-59, and to a lesser degree, in the area near Hamlin and Dequindre. These industrial development areas originally needed access to rail service, but eventually the linkages to M-59 and the other major arteries of the city's transportation system became more important to their economic viability than did the railroad. The economic corridors containing industrial and commercial developments follow Rochester Road and the Grand Trunk Rai l road corridor . -128- �Major commercial development areas in Rochester Hills have beed carefully planned so that they are located at major intersections. The major commercial development concentrations in the city are located at Rochester and Auburn, Rochester and Hamlin, Rochester and Avon, Livernois and University, Walton and Adams, and Tienken and Rochester. Secondary commercial areas are located at M-59 and Dequindre, at Auburn and John R, at A~burn and Dequindre, and a ~ Crooks and Auburn. Many of the commercial areas contain transitional off ice development areas which provide a transition between the commercial area and adjoining multiple-family or single-family development areas. Although Rochester Hills has a substantial amount of planned shopping center development, the city has a relatively limited amount of strip commercial development. The city's past planning and zoning practices have carefully regulated strip commercial development and prevented a continuous pattern of strip development along most major arteries. The Future Land Use Plan recommends commercial development only at already established commercial development "nodes" or concentrations. No new major commercial areas are recommended. Commercial facilities are strategically located at major transportation intersections. The Future Land-Use Plan recommends that non-residential mixed-use development areas be planned in the southwest portion of the city between Adams and the Grand Trunk Railroad and in the northeast portion of the city east of the Rochester/Tienken intersection. The non-residential mixed-use category includes the following uses: office, research/ -129- �office, light-industrial, hotel/motel, and certain commercial uses whi•ch are functionally and physically related to the above uses such as restaurants and office supply stores. The non-residential mixed-use category does not include development of heavy industrial uses, residential development, and commercial uses which are not related to the primary permitted uses. Performance standards for regulating specific developments within the non-residential mixed-use category will be developed as part of the city's zoning or_dinance. The master plan sets forth the concept of mixed-use development, and subsequent zoning regulations will further detail the objectives of these land-use areas of the city. The area bounded by John R, Avon, Dequindre, and Hamlin has been utilized for many years for various land fill operations. Within this area were included: the s.o.c.R.R.A. Landfill; Six-Star Landfill: Kingston Landfill; Jones & Laughlin Landfill; Sand-fill, Incorporated Landfill, MAL Enterprises Landfill; and the City of Highland Park Woodfill site . . Within this area, it is impossible to precisely delineate areas which cannot be developed due to former landfill operations unless expensive, detailed engineering studies are performed for each site. Therefore, the master plan recommends that certain land areas be designated for single-family residential or light industrial development subject to completion of detailed engineering and environmental studies for each development proposal for the area. It is also recommended that certain private and public recreation uses be permitted in this area subject to special approval. Such recreation facilities could include golf courses, ski lodges, theme parks, nature study areas, arboretums, exercise clubs, tennis clubs, and lighted baseball complexes. The regulation of single-family residential and light industrial land uses will be accomplished primarily through revision of the city's zoning ordinance. The new zoning ordinance will need to set forth specific standards for engineering and environmental studies which will be required before any development proposal can be approved within this area of the city. The master plan recommends that the city pursue state and federal funding to initiate demonstration projects to reclaim and recycle former landfill sites in the city. The purpose of the demonstration projects will be to actually help remove pollutants from the soil as well as to serve as a laboratory for study by other communities in Michigan and nationally. The city should encourage formation of a regional initiatives consortium including local universities to implement this approach. -130- �The City of Rochester Hills adopted a ~aster Recreation Plan in March of 1990 which sets forth a long-range program for acqu~sition and development of park and recreation facilities in the city. This previously adopted plan has been carefully reviewed for compatibility with the new master plan and is considered to be an integral part of the master planning process of the city. Recreation facilities are well distributed throughout the city. The system of recreation facilities consists of facilities operated by both the city and the school systems. -131- �Utilities �Utilities The ultimate population or "build-out" capacity of a community is directly related to the availability of public utilities. Drainage throughout the city is handled with retention and detention on site, and major drains located within major thoroughfares. The City of Rochester f:J i l ls is currently involved in providing water and sewer service to its residents, businesses, and industries. Individual developments are required to retain or detain surface runoff on their own sites until the water can be discharged at the natural agricultural runoff rate. WATER DISTRIBUTION SYSTEM The map on the next page indicates that most of the City of Rochester Hills is served with a public water system. Rochester Hills is connected to the overall City of Detroit system and the only area that does not yet benefit from the system is the extreme northeast area of the city. Watermains range in size from six inches to thirty inches. Also depicted are valves and wells, hydrants, pressure reducing valves, and the pressure district limits. SANITARY DISTRIBUTION SYSTEM Similar to the water distribution system, only a few areas in the northeast and east portions of the city are not served by sanitary sewer facilities. The main facility that serves the city is the Clinton-Oakland Interceptor which parallels the Clinton River. Another interceptor, known as the MSVO Interceptor, also serves the city. The Sanitary Distribution System Map follows the Water Distribution Map. It indicates the services of sanitary mains traversing the city and ranging in size from eight inches to thirty-six inches. The Clinton-Oakland Interceptor ranges in size from forty-two to sixty inches in size. The Paint Creek Interceptor located to the north of the City of Rochester is fifty-four inches in size. -132- �WATER D ISTRIBUTION SYSTEM CITY OF ~ ROCHESTER HILLS OAKLAND COUNTY , MICHIGAN £n11lneer(A• ~pa.rtment .,,, ............ . IOCJanu,~...__, ............ .............,_, ....... OU, .... . . . . . -. ...-:-.., --· 17=-~.M. - COMC'Tl0N to cm" ---- !El LEGEND j / ----------· -------- 1• WATUI 1WN 1• WATDIIIUMII ll"•mt ..... ; \_,,~ •••fflMAIC 'lll•m"'"' 'l;('•T'PIWII »-•TIJIIMIM 'Ml.wa-... -ta - · - · ..,.ow_,_ - ...V', • . . . , . _ , _ ..•. ~ -Oft'IIIICTI.Jllm H'raUIIUC -11.&YfflON -lUW,TIC,, ITATIC Plll'STATION ~ . ,. - C'-1.~I i -A l. IC NICA'lt.S ~ T a..omt Figure U-I JOHNSON 6 Nl)EJt90N INC. _,,...__ °"'"""' CQllllU'N CWlllltilfff : UJ&. _ _ ,m QaDCIDff : dlL �SAl\llTARV CISTRIBUTION SYSTEM CITY OF ROCHESTER HILLS ENGINEERING DEPT. 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LIU U!U1U0:) p1no4s Sll!H .1a1sg4::,o~ JO Al!:) gq1, ❖ I .suo11:1af0Jd &u1sn~H pue uo11e1ndod .'· I - -•' 1 • ~ : ~ ; - , ~ ) • ~ : • . ",,it. II • • • •• , • --;, .~ 3SH ONVl ONV NOllVlHdOd r FUTURE LAND USE In order to understand the interrelationship between land use patterns and transportation and open space patterns, one must consider the original land use planning philosophy of the community. The 01iginal 36 square mile township which included the City of Rochester was laid out on a gridiron pattern; seven major east-west roads intersect six major north-south roads. The 13 basic streets delineate the residential modules or NEIGHBORHOODS which comprise the city's development pattern. Each neighborhood is further defined by unique environmental features which often form boundaries or edges similar to streets. Single-family subdivisions and acreage parcels are the predominant land use throughout these neighborhoods with multi-family, institutional, quasi-public, and public uses situated at the edges. The location of neighborhoods is shown in the graphic to the left. Industrial development historically was concentrated along the Grand Trunk railroad and in proximity to M-59. Over time, linkages to M-59 and major arteries of the city's transportation system have become more important to their economic viability than the rail system, especially as the industrial parks developed in the Hamlin, Crooks, and Livernois areas during the 1980s. Further expansion of M-59, new interchanges at Adams and Hamlin, and the proximity to the Oakland Technology Center, will spur future growth and development in these existing parks as well as the newly planned Mixed Use District. The city's primary economic corridors are shown to the right. Commercial development has been planned to be located at major intersections. The Future Land Use Plan recommend that commercial development be limited to already established commercial development "nodes." Acreage planned for "strip" commercial development has been reduced by about 80 acres. The Future Land Use Plan recommends a new land use category called non-residential Mixed-Use to be strategically located near the expanded M-59 in close proximity to existing industrial parks in Rochester Hills and the Oakland Technology Park in Auburn Hills. AHVWWHS S313110d Recreation: The Future Land Use Plan reflects the acquisition and development of parks and recreation facilities in the city. Recreational facilities are widely distributed throughout the city as shown in the graphic below. The adopted Master Plan for the city has been combined with the two other major planning documents (Master Recreation Plan and the Traffic Study & Comprehensive Transportation Plan) to guide land use decisions through 2010. It is important to note that land use patterns and planning for the ultimate composition and character of this community were established in the early days of A van Township. Fundamental decisions establishing the predominance of residential land use have dictated the infrastructure and public service demands of this community. The most recently adopted Master Plan refines that land use pattern, defines new redevelopment objectives, and anticipates the mobility and service needs of a builtout Rochester Hills in 2010. Conclusion: \ This community is not just made up of residents, but rather is a partnership between all property owners, all of whom hold special interest in their property. The measure of a true "community" is its Future Land Use at Build-out willingness to sacrifice City of Rochester Hills 1992 some of the interests of individual property 4% 1% owners for the good of all concerned: residents of all ages, business ■ Office , research , technology owners, institutions, 10% and public agencies. ■ Commericial ■ Recreation The goal of land use ■ Industrial ■ Streets/R.O.W. planning is to create a Residential ■ other balance between all interests, to preserve the natural environment, to enhance economic vitality, and to maintain order and a high quality of life for the whole community. City of Rochester Hills · -·M.-JiSJ:ER -l!LAJ~ Summary Brochure , Mayor PJannin&: Commission Billie M. lreland Eric Kaiser, Chairperson James Rosen , Vice Chairperson William Bos we II Gene Ferrera Jeffrey Hauswirth Eugene S. Nowicki Paul S. Funk George Sadowski Patricia Somerville City Council Scot Beaton, President Jon A. Buller Paul S. Funk Barnett Jones Gary Peters Patricia Roberts Lauren Shepherd . This is a summary brochure of the Master Plan document which was adopted by the City of Rochester Hills to guide land use development over the next two decades. The full text and report should be read or quoted for accuracy. INTRODUCTION On March 31 , 1992, the Rochester Hills Planning Commission adopted a new "Master Plan." A "Master Plan" is a policy tool which appointed and elected officials use as a guide for controlling the physical development of the community. The Rochester Hills Master Plan is a 132 page document containing maps, population and land use data, and an extensive list of policies. The plan culminates with the "Future Land Use Map" which depicts proposed future land uses for every piece of property in the city. The Master Plan is available for review at the Rochester Hills Public Library and in the Rochester Hills Planning Department. The Master Plan is also for sale in the Rochester Hills Clerk ' s Office for $25 .00. The community's first Master Plan was adopted by Avon Township in 1964, with subsequent updates and revisions occurring in 1974, 1977, 1979, 1986 and the latest revision this year. The adoption of the plan on March 31, 1992 came after 18 months of dedicated work by the Planning Commission, the Planning Depa,tment, and the city's Planning Con ultant. The plan incorporates the recommendations of the Citizens Advisory Growth Management Committee, input received during a community planning workshop held in April of 1991, and an extensive inventory of natural features. On the other side of this brochure is a color map of the Future Land Use Plan. Any questions should be directed to the Planning Department at 656-4660. �RESIDENTIAL ..,, c:) c:) c:) 1 RUNYON - - ------=-- -- - SINGLE-FAMILY CLUSTER HOUSING TWO-FAMILY or MULTIPLE-FAMILY MOBILE HOME COM M ERCIAL ~ CONVENIENCE or COMPARISON AUTOMOTIVE SERVICE ORIENTED ~ OFFICE ~ RESEARCH OFFICE C:) R O C H E S T E R \ l MIXED-USE ~ NON-RESIDENTIAL MIXED-USE INDUSTR IA L c:) LIGHT INDUSTRIAL ~ HEAVY INDUSTRIAL PUBLIC and QUASI PUBLIC Cl "' u " .>- GOLF COUR9E I l L,, i>(~ ~~ ~-: .. ► -' .,, I .. ·. \J \ ....;.. : .'-1 ..J . ~.........,_-... ■ ♦ .._ EXISTING ELEMENTARY SCHOOL SCHOOL PROPERTY or OPTION J ' I II ' HI H L SEI\J IOR HIGH SCHOOL LOCAL RECREATION REGIONAL RECREATION CITY-WIDE RECREATION SPECIAL PURPOSE FLOOD PLAIN (generalized) CIVIC CENTER FIRE STATION CEMETERY PROPOSED THOROUGHFARE ·- - . r.~ .~ r p FUTURE LAND USE ,, t COURSE (' i I ,, 1._ 1· QbCHESTEQ HILLS OAKLAND COUNTY. MICHIGAN ROCHESTER . f :f \ I, GOLF r. HILLS PLANNI NG COM MI SSION A ,l I f fl: Iu PUBLIC Ill ARING. AD0PT10.' l,t..rdl, 17 W'J:? fl. ·~ • t ' GERALD LUEDTKE ANDAsS()CIATES - - -- - - --- I N CO RP O RA TED n ~ . ) printe d on rec yc led paper � 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 Rochester-Hills_Master-Plan_1992 Creator An entity primarily responsible for making the resource City of Rochester Hills Planning Commission, City of Rochester Hills, Oakland County, Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1992-03-31 Title A name given to the resource Master Land Use Plan Description An account of the resource The Master Land Use Plan for the city of Rochester Hills was prepared by the City of Rochester Hills Planning Commission with the assistance of Gerald Luedtke and Associates, Incorporated and was adopted on March 31, 1992. Contributor An entity responsible for making contributions to the resource Gerald Luedtke and Associates (consultant) Subject The topic of the resource Land Use--planning Master plan reports Rochester Hills (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/14d05e069de126da788d41497b67bbda.pdf 48f0d0e08f72a664da6b1ce01b73cc09 PDF Text Text AMENDED MASTER PLAN TOWNSHIP OF RICHMOND Township of Richmond, Macomb County Michigan �AMENDED MASTER PLAN TOWNSHIP OF RICHMOND PREPARED FOR: Richmond Township Planning Commission 75701 Memphis Ridge Road Richmond, MI 48062 PREPARED BY: Vilican-Leman & Associates Inc. Community Planning Consultants, Landscape Architects 28316 Franklin Road Southfield, MI 48034 November 12, 1991 �TOWNSHIP BOARD Mr. James McKiernan, Supervisor Mr. Gordon Fuerstenau, Clerk Ms. Claudia O'Conner, Treasurer Ms. Grace Leach, Trustee Mr. Keith Rengert, Trustee TOWNSHIP PLANNING COMMISSION Ms. Nancy Kulman, Chair Mr. Thomas Montgomery Mr. Keith Rengert Ms. Alane Rowley Mr. Paul Stewart Mr. Leland Storey Mr. Russell Williams CONSULTANT Vilican Leman & Associates, Inc. �CONTENTS INTRODUCTION ................................................. 1 EXISTING LAND USE THE STUDY AREA ........................................... 2 EXISTING LAND USE ........................................ 2 THE PRESENT MASTER PLAN ...................................... 4 THE AMENDED MASTER PLAN ...................................... 6 PLAN IMPLEMENTATION ...... . ................ . ......... . .... . ... 9 TABLES TABLE 15 (Revised from 1978 Document) . . . . . . . . . . . . . . . . . . . . . . . . . . 8 GRAPHICS EXISTING LAND USE MAP (Study Area) . . . . EXISTING ZONING MAP (Study Area) . . . . . . 1978 MASTER PLAN MAP (Study Area) . . . . . AMENDED MASTER PLAN MAP (Study Area) AMENDED TOWNSHIP MASTER PLAN MAP . ........ ............. ..................... ............. ........ ..................... ............. ..... ... 2-A 3-A 5-A 7-A 7-B EXHIBITS f f f r r ~ MINUTES OF PUBLIC HEARING ............................... E-1 ADOPTING RESOLUTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . E-2 �INTRODUCTION In 1989 the Richmond Township Planning Commission received a request to rezone vacant land located near the northwest corner of Lowe Plank Road and Armada Ridge Road, from single family residential to multiple family residential. Ultimately, before the request could be formally heard before the planning commission at a public hearing, the applicant withdrew the request. The request was withdrawn because the applicant discovered that the soil content of much of the site would not support a septic system for a multiple family residential development. There are no public utilities serving this area and none are expected within the foreseeable future. The request did generate concern for the area around the intersection, in that the request was in contrast with the recommendations of the Township Master Plan, which proposes the land for single family residential use. Concern was also expressed that existing land use in the area and current zoning in the area is not in concert with the recommendations of the master plan and perhaps it was time to reevaluate this area relative to its future land use development potential. For these reasons as well as others which are noted in this document, it was decided that the area should be studied to see if there was justification to amend the Township's adopted Master Plan for the area. The findings of the study and the conclusions drawn by the Township Planning Commission after discussing various land use alternatives with the residents of the area, are revealed in this report and on the master plan maps contained herein. r r f r r ~ 1 �r ~ EXISTING LAND USE fi THE STUDY AREA ~ The area of Richmond Township involved in this study is the area around the intersection of Lowe Plank Road and Armada Ridge Road, extending east to the City of Richmond, south to 32 Mile Road, west 1/2 mile and north 3/4 mile from the intersection. ~ The Township's current master plan contains a section which maps and describes in general terms, land use in the Township as it existed in 1973. A comparison of the information contained in the 1973 map with the current land use information contained in the MAP of EXISTING LAND USE on an accompanying page, reveals the following information. ~ ~ 1. ~ ~ Land use within the study area has not changed that much between 1973 when the original land use map was prepared and 1990, when the map of current land use, contained in this report, was prepared. 2. The area now as then, contains what is probably the most diverse and intense land use development in Richmond Township. 3. It is a mix of residential and non-residential land use that unfortunately, does not enjoy the type of land use relationships that can permit such uses to exist next to one another without one potentially impacting the other. ~ ~ ri r r f f r r' r I The type of land use relationships desired between residential and non-residential land use are at best rear lot relationships, or at the least, side lot relationships. With respect to the latter relationship, a residential use which side lots a non-residential use should do so only along one lot line. the other side of the residential lot should be next to a residential use and the use fronting it across the street should also be a residential use. The uses extending down the street from the first residential use, adjacent to a nonresidential use, should also be residential. This is not necessarily the case in this particular area. Some residential uses are sandwiched between non-residential uses and in other instances, residential uses front into a non-residential use across a street. The MAP of EXISTING LAND USE on an accompanying page, indicates that most of the land within the immediate study area consists of single family detached homes on individual lots. This is particularly true of the area east of Lowe Plank Road, along both sides of Armada Ridge Road. From the intersection of these two roads, eastward to the City of Richmond's corporate limits, the frontage is exclusively single family. This particular frontage should remain unchanged in that it is nearly all developed and is zoned for single family use. 2 �r _J f ~ ·• ~ ~ • ~ I.! I I o ~ ~---,--..-----t r----------....a. a: II. 0 ~ >- 1(.) ~ ~ r r If f ~ r f r r r 32 MILE RD. I LENOX TOIWNSHIP ~~I VACANT AND Ir AGRICULTURAL '----'-----'I ,.______,I COMMERCIAL - QUASI-PUBLIC SINGLE I I FAMILY RESIDENTIAL .______,] INDUSTRIAL r f Existing Land Use LOWE PLANK/ ARMADA RIDGE AREA RIC HMOND TOW N S H I P, MICHIGAN �~ r ~ ~ ~ ~ ~ ~ ~ r r r r r f r r r r It is the area west of Lowe Plank Road along Armada Ridge Road and along 32 Mile Road, and to a lesser extent, along Lowe Plank Road near the rail corridor, that contains the greatest mix of land use. Of these areas, it is the frontage along Armada Ridge Road, and 32 Mile Road, west of Lowe Plank Road, that presents the greatest potential concern. Along Armada Ridge Road, commercial and industrial land use exists between single family uses and along 32 Mile Road, single family homes exist between industrial land use. These land use relationships could be further compromised by the fact that land at the southwest corner of Armada Ridge Road and Lowe Plank Road is vacant and is presently zoned for industrial use. The map of EXISTING ZONING and the EXISTING MASTER PLAN MAP, which follow the EXISTING LAND USE MAP, reveals one of the areas of greatest potential concern for this area of the township and one of the primary reasons that the mix of land use that exists in this area, has taken place. Existing zoning in the area is in contrast with the recommendations of the present master plan for the area. The Township Master Plan proposes land within the study area between the rail corridor and 32 Mile Road for single family residential use. However, within the confines of this area there presently exists three separate areas of non-residential zoning. These areas include; • The area lying south of the rail corridor, north of Armada Ridge Road and along both sides of Lowe Plank Road. This area is presently zoned for industrial use and is occupied by two industrial uses. • An area along the east side of Lowe Plank Road, between the rail corridor and Armada Ridge Road. this site is presently zoned for office use and is vacant land. • The area between Armada Ridge Road and 32 Mile Road, extending west from Lowe Plank Road. This area is presently zoned for industrial use and contains a mix of residential, commercial and industrial uses. It should be noted that the frontage along Lowe Plank Road north of the rail corridor presently consists of a mix of residential and non-residential land use as well. The principal difference here however, is that the physical relationship between the single nonresidential use, which is located on the west side of the Road near the rail corridor, and the developing single family homes to the north, is an acceptable relationship, at the present time. The potential concern with this particular area is that the Township Master Plan proposes the frontage along both sides of Lowe Plank Road, from the rail corridor north to 33 Mile Road, for industrial use. This includes the area that is currently developing with single family homes. Only the area containing the existing industrial use is presently zoned for industrial use. The balance of the land in this area that is presently master planned for industrial use, is zoned for agricultural use, a district which also permits non farm oriented single family residential homes. It was recognition of the development of single family housing within this area of the Township, proposed for industrial use, that also prompted the Planning Commission to undertake this study. 3 �A A • I I o I! I ~ ~ ~ - - . - -.... i-------.J-➔ ...~ 0 >- 10 r r r r r r A AGRICULTURAL R-1 S I NG LE FAM I LY 0-1 0 F F IC E P R O F E S S IO NA L M-1 LI G HT R ES I D ENT I AL I N DU ST R I AL a Existing Zoning Districts LOWE PLANK/ ARMADA RIDGE AREA RICHMOND TO W N S H I P, MICHIGAN �THE PRESENT MASTER PLAN On June 13, 1978, the Richmond Township Planning Commission formally adopted its current master plan. The plan is entitled the Master Plan for Richmond Township. The master plan document is composed of nine sections, or chapters. These chapters are listed as follows; Chapter 1 - Regional Setting Chapter 2 - Existing Land Use Chapter 3 - Natural Resources Chapter 4 - Population Chapter 5 - Economic Base Chapter 6 - Goals and Objectives Chapter 7 - Land Use Plan Chapter 8 - Thorofare Plan Chapter 9 - Community Facilities Plan In addition to the above chapters the master plan document contains an appendix, tables which portray statistical data pertinent to the community, the area around it, and maps. Among the various maps contained in the document is the Master Plan Map. This map portrays future land use patterns through out the township and is intended to serve as a guideline for the orderly and functional development and preservation of the Township's most critical asset, is rich farm lands. r Preparatory to developing the master plan map, the Township Planning Commission undertook a number of background studies. Each of the chapters above noted represents one of those studies. The intent of these studies was to familiarize the planning commission with land use as it existed in the community at the time, to what extent the township consisted of natural resources and areas of environmental significance, how many people lived in the township at the time and how many people could be expected to live in the township in the future, and what the future needs of the community likely would be. With this information in hand, the planning commission could develop a master plan for the Richmond Township of the future in which the effective management of growth and development would protect and preserve its single most important asset, its fertile farm lands. 4 �Among the most important elements of the master plan is that part which established goals and objectives. These elements are contained in Chapter 6, which commences on page 55 of the 1978 master plan report. Within this section of the master plan are set forth goals and objectives developed for the purpose of carrying out the recommendations of the master plan. There are three general goals (referred to in the master plan text as general character), for which a number of objectives were developed to achieve these goals. The three general goals of the master plan are noted below. 1. Place the general welfare -of the community ahead of the purely economic interest of development. 2. Encourage development that is attractive and aesthetically pleasing. 3. Preserve the historic and natural resource features of the Township. To achieve these goals within the guidelines of the master plan, objectives were developed under a series of headings, each of which was intended to help realize the above noted generals. The individual headings included, • Preserving the natural resources of the Township, including its agricultural heritage. • Preserving and protecting open space and recreation in the Township. • Encouraging qualitative residential and non-residential development. • Promoting development of an efficient and effective infrastructure in the community, including transportation systems, and public services. Throughout this section of the master plan the theme that ran universally through the various objectives was the desire to see quality in the community and to preserve the community's natural resources and its agricultural heritage. r f r It is the intent of the Township Planning Commission to maintain the goals and objectives of the 1978 master plan while developing the amended plan map. In fact, it was the desire of the planning commission to maintain the goals of its 1978 master plan through the implementation of its objectives, that led to their undertaking this study. 5 �32 MIL RD . I 11 LENOX TO,WNSHIP [ :.:.:.:.:.:.:.:.:.:.:] M E D I U M +• I I Ir 9 DENSITY RESIDENT IAL ELEMENTARY SCHOOL• PARK LIGHT INDUSTRIAL r r I r r Existing Master Plan • LOWE PLANK/ ARMADA RIDGE AREA RICHMOND T O W N S H I P, MICHIGAN �THE AMENDED MASTER PLAN Actually, the amended master plan deals more with changing the land use proposals of the master plan map then changing the text of the master plan document. Again, the area of concern to the planning commission and the area of the Township which received its concentration is the area extending out from the intersection of Armada Ridge Road with Lowe Plank Road, east to the City of Richmond, south to the south corporate limits of the Township ( 32 Mile Road ), west one half mile and north to a point one quarter mile south of 33 Mile Road. Once the Planning Commission had become more thoroughly familiar with the details of this area, through review of current land use and zoning within the study area, they were ready to consider new planning policy(s) for the area. Over a period of months, five separate but similar land use planning alternatives were developed and discussed. Commencing with Land Use Plan Alternative No.1, which emphasized preservation of the existing single family area by maximizing much of the rest of the land area for single family use and minimizing future non-residential use of the area, the Planning Commission developed four other land use plan alternatives, each with greater land area devoted to non-residential use and less to residential use. Upon completion of Land Use Plan Alternative No.5, which depicted nearly all the land area west of Lowe Plank Road, From north of the rail corridor to 32 Mile Road, for industrial use, the residents of the area were invited to attend a meeting to review and discuss the five plan map alternatives. The result of the meeting was a clear consensus from the residents and from the Planning Commission members, that; 1. The present master plan for the area should be revised and, 2. The amended master plan should show a strong emphasis towards preserving and enhancing the existing residential housing stock in the area by continuing to emphasize the area for new residential development as envisioned by the present master plan and, 3. Any further encroachment of non-residential development in the area, particularly industrial uses should be discouraged by removing some land areas now proposed for industrial use on the present master plan map and diminishing the area of other lands proposed for industrial use in the study area. 4. Certain non-residential land use in the area must be considered as land use "fixes" and though these uses should be minimized, they should be buffered to the extent possible, to protect them as well as the residential uses around them. 6 �With these planning policy statements in mind, the planning commission concentrated its further review of the area on the recommendations of Land Use Plan Alternative No.1. It is the land use proposals of that alternative which appear on the two master land use plans which accompany this section. The first master plan map is a larger scale map involving only the study area. The second map is the amended Township Master Plan Map. This second map is the original master plan map, adopted by the Township in June, 1978 and which has been revised to reflect only the changes illustrated on the plan map of the study area. The amended Master Plan Map has been changed to reflect the following land use planning policies. • The area from just north of the rail corridor to 33 Mile Road, from Lowe Plank Road to Welding Road, has been reoriented from industrial to agricultural and residential use. Approximately 266 acres of land is involved in this change. • The area from the rail corridor north to 33 Mile Road, between Lowe Plank Road and the City of Richmond, has been reoriented from industrial to agricultural and residential use. Approximately 105 acres of land is involved in this change. • Areas along the south side of the rail corridor on both sides of Lowe Plank Road, have been reoriented from residential to industrial use. Approximately 14 acres of land is involved in this change. • The area along the west side of Lowe Plank Road, between Armada Ridge Road and 32 Mile Road, has been reoriented from residential to restricted office non-residential use. Approximately 5 acres of land is involved in this change. • An area between Armada Ridge Road and 32 Mile Road, west of and adjacent to the restricted office area, has been reoriented from residential to industrial use. Approximately 6 acres of land is involved in this change. 7 �... 0 ► !:: u 32 II MILE RD. _ _ _ LIGHT INDUSTRIAL AGRICULTURE .___. . I. LOW DENSITY RES . - - - MAJOR THOROFARE !:::::::::::(:)::::{~ 1110111111 ..__ f MEDIUM DENSITY RES. SECONDARY THOROFARE _. OFFICE Amended Master Plan LOWE PLANK/ ARMADA RIDGE AREA RICHMOND TOWNSHIP, MICHIGAN �• • 36 __ ____ .,. _ _! a: w ...J ...J 31 32 ~ a: __,,.,._ BORO MA N § 3: .,'1 33 "',; w "' 36 I ' ALPINE (/) g; ...J ST. 0 r- - AGRICULTURE ~ NATURAL CARROLL WEB ER I C). LOW 0 0 MEDIUM IN 13 . OA'v TON ==~==tr¥:r¥~+:iF~~~~-~-;;;;;;;;;;;;;~---_jjL_ _.. _____~~~-T-~~-=== ~ ,,.,_,.'41;_;_.;;_;_;_;Ji"!'llll'•t::::"::':±--=i2~0_---+_-~l.--=------J, ---~ ; DENSITY DENSITY ~ LIGHT ~ HEAVY RESIDENTIAL RESIDENTIAL COMMERCIAL COMMERCIAL HIGHWAY INDUSTRY MANUFACTURING OFFICE SCHOOL - ELEMENTARY PARK CENTER - TOWNSHIP CIVIC PARK THOROFARE --■■ MAJOR ~ 1---+--'u o<-ll---.-J RESIDENTIAL CONVENIENCE • I DENSITY HIGH •• •+• 9 RESOURCE THOROFARE -••• SECONDARY 19 ---- COLLECTOR VJ VJ :::, a: UNDER ••• CORRIDOR STUDY 30 25 \ PLAN MASTER 36 31 RICHMOND MACOMB TOWNSHIP COUNTY , MICHIGAN RICHMOND TOWNSHIP PLANNING -,.,:;:. Adop ti on 6 Oa{• . NC)vatBER 12 1tl1 •• •• . In •:: VT an-Leman & Associates, c. ■: . . .. . .: ~"-'",oltlO(UIJULT.fJffl•~.-.aounctS .. . . . t4 t, "" . uo 111• (Ollfft'T .,. u 1111,11t COtltl tlllOII COMMISSION �In the Township's adopted Master Plan Document of 1978, on page 64 of that report, exists a table which provides a generalized breakdown of acreage allocations for the various land use categories illustrated on the 1978 Master Plan Map. That same table is reproduced below and updated to reflect acreage allocation by land use category for the amended Master Plan Map. TABLE 15 MASTER PLAN: ACREAGE ALLOCATIONS Richmond Township - 1991 LAND USE PERCENT ACRES Agriculture Natural Resources Residential Low Density Medium Density High Density Sub Total 4,605 383 225 Commercial Convenience Highway Sub Total 26 1 .1Q Industrial Light Industrial Heavy Industrial Sub Total 23 190 69.8 1,765 7.4 19.2 1.6 0.9 5,213 21.7 0.1 * 36 24,000 Less then 1/10 of one percent. 6.0 Acres of which are proposed for office use. 8 0.2 0.1 0.8 213 TOTAL * 16,773 0.9 100.0 �PLAN IMPLEMENTATION It is important to understand that the preceding changes to the amended master plan, if implemented in a prudent manner, will substantially reduce the inventory of industrial oriented land in the study area. One might not get that impression from reading the individual areas of change outlined in the preceding section. Three of the five areas of change noted in the preceding section, actually re,Jriented land previously planned for residential use on the 1978 Master Plan Map,to non-residential use. One must refer back to the existing land use section of this document and compare the land use proposals of the amended plan to the existing zoning map, to realize the substantial reduction in acres previously proposed and presently zoned for non-residential use, within the study area. From these comparisons it becomes obvious that the two principal objectives that must be reached if the Planning Commission is to realize the recommendations of the amended Master Plan Map, are; 1. To adopted the amended Master Plan Map as the Township's new Master Land Use Plan. 2. To thereafter reorient the present land use districts in the area to bring them into conformity with the proposals of the amended Master Plan Map. These objectives can be reached by the Planning Commission holding a public hearing in accordance with the guidelines setforth in the Township Planning Act-168 of 1960, as amended and thereafter initiating the rezoning of those lands that are contrary to the recommendations of the amended Master Plan, to zoning districts that are compatible with the plan. The one additional objective is to endeavor to implement the land use proposals of the amended Master Plan Map, by discouraging land use development any where in Richmond Township, that would be contrary to the intent and purpose of the Richmond Township Master Plan and the goals and objectives setforth therein. 9 �EXHIBITS �SUPERVISOR TRUSTEES JAMES McKIERNAN 31680 fuer11enau Riclvnond, Ml 48062 727-7282 GRACE LEACH 71~ Welding Rd. Richmond, Ml 48062 727 -7041 Richmond Township 75701 Memphis Ridge Richmond, Michigan 48062 727-7134 CLERK GORDON FUERSTENAU 73727 Lo- Plank Riclvnond, Ml 48062 727 -71 ◄ 5 KEITH RENGERT 34080 Annada Ridge Ri clvnond, Ml 48062 727-7682 CONSTABLE DEAN BRUYNEEL TREASURER 30640 School Section Richmond, Ml 48062 784-8278 CLAUDIA O'CONNER 2620 Prinz Road Armada, Ml "41005 784-93118 RICHMOND TOWNSHIP PLANNING COMMISSION Minutes of the Richmond Township Planning Commission Regular Meeting and Public Hearing November 12, 1991 at 7:00 pm Richmond Township Hall. Members Presenl: Nancy Kulman, Tom Monlgomery , Keith Rengert, Paul Slewart , Russ Williams, Peggy Spencer Members Absent: Leland Storey Others Present: Jim McKiernan, Gordon Fuerstenau, Charles Cairns, Grace Leach, Nelson Leach, Mr. Cherry New Planning Commission Member Peggy Spencer was sworn in as a newly appointed Planning Commission Member by Gordon Fuestenau, Township Clerk. Peggy Spencer will replace Alane Rowley's seat which she resigned from in November 1991. Nancy Kulman will fill in as Secretary for Alane Rowley until the end of her .I term as Secretary. Public Hearing of Proposed Amendment of Master Plan Gordon Fuerstenau noted that proper notice has been given for the Public Hearing. Charles Cairns, Township consultant, presented the proposed amendment to the Master Plan. The proposed changes would effect sections 34 and 35, more specifically; The area just north of the rail corridor lo 33 Mile Road, from Lowe Plank to Welding, has been reoriented from industrial to agricultural and residential use . Approximately 266 acres of land is involved in this change. The are from the rail corridor north to 33 Mile Road, between Lowe Plank and the City of Richmond, has been reoriented from industrial to agricultural and residential use . Approximately 105 acres of land is involved in this change. Areas along the south side of the rail corridor on both sides of Lowe Plank, have been reoriented from residential to industrial use. Approximately 14 acres of land is involved in this change. The area along the west side of Lowe Plank, between Armada Ridge Road and 32 Mile Road, has been reoriented f~om residential to rest~'cted office non-residential use. Approximately 5 acres of land are effected 10 the change. · An area between Armada Ridge Road ~d 32 Mile Road, west of and adjacent to the restricted office ares, has been reoriented from residential to industrial use. Approximately 6 acres of land is involved in this change. Public Hearing Open to Public E-1 �I I I Page 2 Gordon Fuerstenau suggested that the "landfill" site on Fuerstenau Road , of 80 acres be looked being changed to a Township Park on the Master Plan. It was noted that the current location of the Township park is not centrally located and there is lack of available land. The 80 acre "landfill"site is centrally located and is a fuU 80 acres with a wooded area and a wetland area. Mr. Cairns stated this was a possibility but would need to be justified by statistics etc. Mr. Cairns said he would check into and let us know how to investigate and proceed if we want. Keith Rengert /ad.)motion to adopt the proposed amendment to the Master Plan and send to the Township BoarMr final approval. Motion was seconded by Russ Williams. Roll call vote of member present was unanimous. A copy of the amendment will be sent to the Macomb County Planning Commission to accept, they have 45 days . Richmond Auto Salvage I ( A letter was sent by the Macomb County Road Commission to Richmond Salvage on September 30, 1991 in reference to the right-of-way having people dropping off salvage goods on the roadside in front of the Salvage yard. Since the letter there appears to be no improvements in the roadside litter. Keith Rengert noted there is still a pile of tires in the yard , fence and boundary lines have not been maintained and various types of litter on roadside. Mr. Cherry, owner of Richmond Salvage, responded that he does not want people to drop off these salvage items on the roadside but, he is not able to monitor the site day and night. Keith Rengert made a motion to request the Township Board to petition the County to post a sign for No littering, violators would be ticketed in front of Richmond Salvage. Motion was seconded by Russ Williams. I There being no othe'r business a motion was made by Nancy Kulman to adjourn, motion wa:\econded by Russ Williams. , I Respectfully submitted by, r r r r r r r ~~ Secretary E-la �- I ADOPTING RESOLUTION I At the conclusion of a public hearing at which a quorum of the Planning Commission of the Township of Richmond, Macomb County, Michigan was present, the following resolution was offered and adopted. Moved by member Keith Rengert Seconded by member Russell Williams THAT THE FOLLOWING RESOLUTION BE ADOPTED: - WHEREAS: The Richmond Township Planning Commission has diligently pursued the development of an amendment to its Master Plan Map for the Township of Richmond, and: - WHEREAS: Said Master Plan Map amendment has been reviewed in Planning Commission sessions with members of the Richmond Township Board of Trustees in attendance as well as the general public, and: - WHEREAS: On November 12, 1991 a public hearing duly advertised in accordance with the guidelines of the Michigan Township Rural Planning Act 168, as amended, was held, at which time a quorum of the Richmond Township Planning commission was present and at which hearing public comment pertaining to the proposed master plan map amendment was heard, now: 'I I - I I I I THEREFORE IT IS RESOLVED: That the contents of this document togather with all maps attached thereto and contained herein, are hereby adopted by the Richmond Township Planning Commission, superseding the former Master Plan Map of June 13, 1978, and that this plan document shall be called the AMENDED MASTER PLAN MAP, TOWNSHIP of RICHMOND. ROLL CALL: Yes 6 Absent l No 0 Abstain 0 RESOLUTION ADOPTED I, Nancy Kulman , Secretary of the Richmond Township Planning Commission, hereby certify that the foregoing resolution is a true and correct copy of a resolution adopted by the Richmond Township Planning Commission at a meeting held November 12, 1991. E-2 � Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Title A name given to the resource Wyckoff Planning and Zoning Collection Creator An entity primarily responsible for making the resource Planning & Zoning Center (Lansing, Mich.) (Organization) Wyckoff, Mark A. Description An account of the resource Municipal master plans and zoning ordinances from across the state of Michigan, spanning from the 1960s to the early 2020s. The bulk of the collection was compiled by urban planner Mark Wyckoff over the course of his career as the founder and principal planner of the Planning and Zoning Center in Lansing, Michigan. Some additions have been made to the collection by municipalities since it was transferred to Grand Valley State University. Coverage The spatial or temporal topic of the resource, the spatial applicability of the resource, or the jurisdiction under which the resource is relevant Michigan Date A point or period of time associated with an event in the lifecycle of the resource 1960/2023 Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Subject The topic of the resource Michigan Comprehensive plan publications Master plan reports Zoning--Michigan Zoning--Maps Maps Land use--planning Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Special Collections & University Archives Identifier An unambiguous reference to the resource within a given context RHC-240 Format The file format, physical medium, or dimensions of the resource application/pdf Type The nature or genre of the resource Text Language A language of the resource eng Text A resource consisting primarily of words for reading. Examples include books, letters, dissertations, poems, newspapers, articles, archives of mailing lists. Note that facsimiles or images of texts are still of the genre Text. Dublin Core The Dublin Core metadata element set is common to all Omeka records, including items, files, and collections. For more information see, http://dublincore.org/documents/dces/. Identifier An unambiguous reference to the resource within a given context Richmond-Twp_Amended-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 1991-11-12 Title A name given to the resource Amended Master Plan Description An account of the resource The Amended Master Plan for Richmond Township was prepared by Vilican-Leman & Associates, Inc. with assistance from the Richmond Township Planning Commission and was adopted on November 12, 1991. Contributor An entity responsible for making contributions to the resource Richmond Township Planning Commission, Richmond Township, Macomb County, Michigan (consultant) Subject The topic of the resource Master plan reports Richmond Township (Mich.) Macomb County (Mich.) Source A related resource from which the described resource is derived <a href="https://gvsu.lyrasistechnology.org/repositories/2/resources/870">Planning and Zoning Center Collection (RHC-240)</a> Rights Information about rights held in and over the resource <a href="http://rightsstatements.org/vocab/NoC-US/1.0/">No Copyright - United States</a> Type The nature or genre of the resource Text Format The file format, physical medium, or dimensions of the resource application/pdf Language A language of the resource eng Publisher An entity responsible for making the resource available Grand Valley State University. University Libraries. Lemmen Library and Archives